Document:

exv10w2

 

	 	 	 
	After recordation,

this instrument

should be returned to:	 	
Exhibit 10.2
	
	
	
	

	Mayer, Brown, Rowe & Maw

190 South LaSalle Street

Chicago, Illinois 60603

Attention: Rex Palmer	 	 

MASTER LEASE AGREEMENT

Dated as of July 12, 2002

between

ATLANTIC FINANCIAL GROUP, LTD., as Lessor,

and

CONCORD EFS, INC. AND CERTAIN SUBSIDIARIES

OF CONCORD EFS, INC., as Lessees

 

 

TABLE OF CONTENTS

(Lease Agreement)

	 	 	 	 	 	 	 	 	 
	 	 	 
	 	 	Page	 
	 
	ARTICLE I.	 	DEFINITIONS
	 	 	1	 
	
	
	
	

	ARTICLE II.	 	LEASE OF LEASED PROPERTY
	 	 	1	 
	
	
	
	

	 	2.1	 	 	Acceptance and Lease of Property
	 	 	1	 
	
	
	
	

	 	2.2	 	 	Acceptance Procedure
	 	 	2	 
	
	
	
	

	ARTICLE III.	 	RENT
	 	 	2	 
	
	
	
	

	 	3.1	 	 	Basic Rent
	 	 	2	 
	
	
	
	

	 	3.2	 	 	Supplemental Rent
	 	 	2	 
	
	
	
	

	 	3.3	 	 	Method of Payment
	 	 	3	 
	
	
	
	

	 	3.4	 	 	Late Payment
	 	 	3	 
	
	
	
	

	 	3.5	 	 	Net Lease; No Setoff, Etc
	 	 	3	 
	
	
	
	

	 	3.6	 	 	Certain Taxes
	 	 	4	 
	
	
	
	

	 	3.7	 	 	Utility Charges
	 	 	5	 
	
	
	
	

	ARTICLE IV.	 	WAIVERS
	 	 	5	 
	
	
	
	

	ARTICLE V.	 	LIENS; EASEMENTS; PARTIAL CONVEYANCES
	 	 	6	 
	
	
	
	

	ARTICLE VI.	 	MAINTENANCE AND REPAIR;
ALTERATIONS, MODIFICATIONS AND ADDITIONS
	 	 	7	 
	
	
	
	

	 	6.1	 	 	Maintenance and Repair; Compliance With Law
	 	 	7	 
	
	
	
	

	 	6.2	 	 	Alterations
	 	 	8	 
	
	
	
	

	 	6.3	 	 	Title to Alterations
	 	 	8	 
	
	
	
	

	ARTICLE VII.	 	USE
	 	 	8	 
	
	
	
	

	ARTICLE VIII.	 	INSURANCE
	 	 	9	 
	
	
	
	

	ARTICLE IX.	 	ASSIGNMENT AND SUBLEASING
	 	 	10	 
	
	
	
	

	ARTICLE X.	 	LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE
	 	 	11	 
	
	
	
	

	 	10.1	 	 	Event of Loss
	 	 	11	 
	
	
	
	

	 	10.2	 	 	Event of Taking
	 	 	12	 
	
	
	
	

	 	10.3	 	 	Casualty
	 	 	12	 
	
	
	
	

	 	10.4	 	 	Condemnation
	 	 	12	 
	
	
	
	

	 	10.5	 	 	Verification of Restoration and Rebuilding
	 	 	13	 

(i)

 

	 	 	 	 	 	 	 	 	 
	
	
	
	

	 	10.6	 	 	Application of Payments
	 	 	13	 
	
	
	
	

	 	10.7	 	 	Prosecution of Awards
	 	 	14	 
	
	
	
	

	 	10.8	 	 	Application of Certain Payments Not Relating to an Event of Taking
	 	 	15	 
	
	
	
	

	 	10.9	 	 	Other Dispositions
	 	 	15	 
	
	
	
	

	 	10.10	 	 	No Rent Abatement
	 	 	15	 
	
	
	
	

	 	10.11	 	 	Event During Construction Period
	 	 	15	 
	
	
	
	

	ARTICLE XI.	 	INTEREST CONVEYED TO LESSEES
	 	 	15	 
	
	
	
	

	ARTICLE XII.	 	EVENTS OF DEFAULT
	 	 	16	 
	
	
	
	

	ARTICLE XIII.	 	ENFORCEMENT
	 	 	18	 
	
	
	
	

	 	13.1	 	 	Remedies
	 	 	18	 
	
	
	
	

	 	13.2	 	 	Remedies Cumulative; No Waiver; Consents
	 	 	20	 
	
	
	
	

	 	13.3	 	 	Purchase Upon an Event of Default
	 	 	21	 
	
	
	
	

	 	13.4	 	 	Limitation on Liability
	 	 	21	 
	
	
	
	

	ARTICLE XIV.	 	SALE, RETURN OR PURCHASE OF LEASED PROPERTY; RENEWAL
	 	 	22	 
	
	
	
	

	 	14.1	 	 	Lessee’s Option to Purchase
	 	 	22	 
	
	
	
	

	 	14.2	 	 	Conveyance to Lessee
	 	 	22	 
	
	
	
	

	 	14.3	 	 	Acceleration of Purchase Obligation
	 	 	22	 
	
	
	
	

	 	14.4	 	 	Determination of Purchase Price
	 	 	23	 
	
	
	
	

	 	14.5	 	 	Purchase Procedure
	 	 	23	 
	
	
	
	

	 	14.6	 	 	Option to Remarket
	 	 	24	 
	
	
	
	

	 	14.7	 	 	Rejection of Sale
	 	 	26	 
	
	
	
	

	 	14.8	 	 	Return of Leased Property
	 	 	26	 
	
	
	
	

	 	14.9	 	 	Renewal
	 	 	27	 
	
	
	
	

	ARTICLE XV.	 	LESSEE’S EQUIPMENT
	 	 	27	 
	
	
	
	

	ARTICLE XVI.	 	RIGHT TO PERFORM FOR LESSEE
	 	 	28	 
	
	
	
	

	ARTICLE XVII.	 	MISCELLANEOUS
	 	 	28	 
	
	
	
	

	 	17.1	 	 	Reports
	 	 	28	 
	
	
	
	

	 	17.2	 	 	Binding Effect; Successors and Assigns; Survival
	 	 	28	 
	
	
	
	

	 	17.3	 	 	Quiet Enjoyment
	 	 	29	 
	
	
	
	

	 	17.4	 	 	Notices
	 	 	29	 
	
	
	
	

	 	17.5	 	 	Severability
	 	 	30	 
	
	
	
	

	 	17.6	 	 	Amendment; Complete Agreements
	 	 	30	 
	
	
	
	

	 	17.7	 	 	Construction
	 	 	30	 
	
	
	
	

	 	17.8	 	 	Headings
	 	 	30	 
	
	
	
	

	 	17.9	 	 	Counterparts
	 	 	31	 

(ii)

 

	 	 	 	 	 	 	 	 	 
	
	
	
	

	 	17.10	 	 	GOVERNING LAW
	 	 	31	 
	
	
	
	

	 	17.11	 	 	Discharge of Lessee’s Obligations by its Subsidiaries or Affiliates
	 	 	31	 
	
	
	
	

	 	17.12	 	 	Liability of Lessor Limited
	 	 	31	 
	
	
	
	

	 	17.13	 	 	Estoppel Certificates
	 	 	31	 
	
	
	
	

	 	17.14	 	 	No Joint Venture
	 	 	32	 
	
	
	
	

	 	17.15	 	 	No Accord and Satisfaction
	 	 	32	 
	
	
	
	

	 	17.16	 	 	No Merger
	 	 	32	 
	
	
	
	

	 	17.17	 	 	Survival
	 	 	32	 
	
	
	
	

	 	17.18	 	 	Chattel Paper
	 	 	32	 
	
	
	
	

	 	17.19	 	 	Time of Essence
	 	 	33	 
	
	
	
	

	 	17.20	 	 	Recordation of Lease
	 	 	33	 
	
	
	
	

	 	17.21	 	 	Investment of Security Funds
	 	 	33	 
	
	
	
	

	 	17.22	 	 	Ground Leases
	 	 	33	 
	
	
	
	

	 	17.23	 	 	Land and Building
	 	 	33	 
	
	
	
	

	 	17.24	 	 	Joint and Several
	 	 	34	 
	
	
	
	

	 	17.25	 	 	Construction Land Interests
	 	 	34	 
	
	
	
	

	 	17.26	 	 	IDB Documentation
	 	 	34	 

(iii)

 

APPENDICES AND EXHIBITS

	 	 	 
	APPENDIX A	 	
Defined Terms
	
	
	
	

	EXHIBIT A	 	
Lease Supplement

(iv)

 

         THIS MASTER LEASE AGREEMENT (as from time to time amended or supplemented,
this “Lease”), dated as of July 12, 2002, is among ATLANTIC FINANCIAL GROUP,
LTD., a Texas limited partnership (together with its successors and assigns
hereunder, the “Lessor”), as Lessor, and CONCORD EFS, INC., a Delaware
corporation (“Concord”), and certain Subsidiaries (as defined below) of Concord
hereafter parties hereto (each individually, with its successors and permitted
assigns hereunder, a “Lessee” and collectively, the “Lessees”), as Lessees.

PRELIMINARY STATEMENT

         A.     Lessor will purchase fee title to, or acquire a leasehold interest in,
from one or more third parties designated by the Construction Agent, on a
Closing Date, certain parcels of real property to be specified by the
Construction Agent, together with any improvements thereon.

         B.     Lessor desires to lease to each Lessee, and each Lessee desires to
lease from Lessor, certain of such properties as described on the Lease
Supplement(s) to which such Lessee is a party.

         C.     If applicable, the Construction Agent will construct, or cause to be
constructed, certain improvements on such parcels of real property which as
constructed will be the property of Lessor and will become part of such
property subject to the terms of this Lease.

         In consideration of the mutual agreements herein contained and other good
and valuable consideration, receipt of which is hereby acknowledged, Lessor and
Lessees hereby agree as follows:

ARTICLE I.

DEFINITIONS

         Terms used herein and not otherwise defined shall have the meanings
assigned thereto in Appendix A hereto for all purposes hereof.

ARTICLE II.

LEASE OF LEASED PROPERTY

         Section 2.1 Acceptance and Lease of Property. On each Closing Date for
Land, Lessor, subject to the satisfaction or waiver of the conditions set forth
in Section 3 of the Master Agreement, hereby agrees to accept delivery on
such Closing Date of such Land pursuant to the terms of the Master Agreement, together with any Building or other improvements thereon, and

1

 

simultaneously to lease to the related Lessee hereunder for the Lease Term,
Lessor’s interest in such Land and in such Building or other improvements,
together with any Building which thereafter may be constructed thereon pursuant
to the Construction Agency Agreement, and such related Lessee hereby agrees,
expressly for the direct benefit of Lessor, commencing on such Closing Date for
the Lease Term, to lease from Lessor Lessor’s interest in such Land to be
delivered on such Closing Date, together with, in the case of Land, Lessor’s
interest in any Building and other improvements thereon or which thereafter may
be constructed thereon pursuant to the Construction Agency Agreement.

         Section 2.2 Acceptance Procedure. Lessor hereby authorizes one or more
employees of the related Lessee, to be designated by such Lessee, as the
authorized representative or representatives of Lessor to accept delivery on
behalf of Lessor of that Leased Property identified on the applicable Funding
Request. Each Lessee hereby agrees that such acceptance of delivery by such
authorized representative or representatives and the execution and delivery by
such Lessee on each Closing Date for property to be leased hereunder of a Lease
Supplement in substantially the form of Exhibit A hereto (appropriately
completed) shall, without further act, constitute the irrevocable acceptance by
such Lessee of that Leased Property which is the subject thereof for all
purposes of this Lease and the other Operative Documents on the terms set forth
therein and herein, and that such Leased Property, together with, in the case
of Land, any Building or other improvements thereon or to be constructed
thereon pursuant to the Construction Agency Agreement, shall be deemed to be
included in the leasehold estate of this Lease and shall be subject to the
terms and conditions of this Lease as of such Closing Date. The demise and
lease of each Building pursuant to this Section 2.2 shall include any
additional right, title or interest in such Building which may at any time be
acquired by Lessor, the intent being that all right, title and interest of
Lessor in and to such Building shall at all times be demised and leased to the
related Lessee hereunder.

ARTICLE III.

RENT

         Section 3.1 Basic Rent. Beginning with and including the first Payment
Date occurring after the Initial Closing Date, each Lessee shall pay to Lessor
(and Lessor hereby irrevocably directs each Lessee to pay to the Agent, as
assignee of Lessor) the Basic Rent for the Leased Properties subject to a Lease
Supplement to which such Lessee is a party, in installments, payable in arrears
on each Payment Date during the Lease Term, except that during the Construction
Period for a Leased Property, no Basic Rent shall be payable by the related
Lessee to the extent the Funded Amounts are increased with respect to such
Leased Property under Section 2.3(c) of the Master Agreement.

         Section 3.2 Supplemental Rent. Each Lessee shall pay to the Agent, or to
whomever shall be entitled thereto as expressly provided herein or in any other
Operative Document, any

2

 

and all Supplemental Rent within five (5) Business Days
of the date the same shall become due and payable and in the event of any
failure on the part of such Lessee to pay any Supplemental Rent, the Agent (as
assignee of Lessor) shall have all rights, powers and remedies provided for
herein or by law or in equity or otherwise in the case of nonpayment of Basic
Rent. All Supplemental Rent to be paid pursuant to this Section 3.2 shall be
payable in the type of funds and in the manner set forth in Section 3.3.

         Section 3.3 Method of Payment. Basic Rent shall be paid to the Agent, and
Supplemental Rent (including amounts due under Article XIV hereof) shall be
paid to the Agent (or to such Person as may be entitled thereto) or, in each
case, to such Person as the Agent (or such other Person) shall specify in
writing to the related Lessee, and at such place as the Agent (or such other
Person) shall specify in writing to the related Lessee, which specifications by
the Agent shall be given by the Agent at least five (5) Business Days prior to
the due date therefor. Each payment of Rent (including payments under Article
XIV hereof) shall be made by the Lessees prior to 12:00 p.m. (noon) Atlanta,
Georgia time at the place of payment in funds consisting of lawful currency of
the United States of America which shall be immediately available on the
scheduled date when such payment shall be due, unless such scheduled date shall
not be a Business Day, in which case such payment shall be made on the next
succeeding Business Day. The Agent agrees, at a Lessee’s request, to arrange
for automated clearing house debits from such Lessee’s accounts for payments
due hereunder.

         Section 3.4 Late Payment. If any Basic Rent shall not be paid on the date
when due, the related Lessee shall pay to the Agent, as Supplemental Rent,
interest (to the maximum extent permitted by law) on such overdue amount from
and including the due date thereof to but excluding the Business Day of payment
thereof at the Overdue Rate.

         Section 3.5 Net Lease; No Setoff, Etc. This Lease is a net lease and
notwithstanding any other provision of this Lease, each Lessee shall pay all
Basic Rent and Supplemental Rent, and all costs, charges, assessments and other
expenses foreseen or unforeseen, for which such Lessee or any Indemnitee is or
shall become liable by reason of such Lessee’s or such Indemnitee’s estate,
right, title or interest in the Leased Properties, or that are connected with
or arise out of the acquisition (except the initial costs of purchase by Lessor
of its interest in any Leased Property, which costs, subject to the terms of
the Master Agreement, shall be funded by the Funding Parties pursuant to the
Master Agreement), construction (except Construction Costs, which costs,
subject to the terms of the Master Agreement, shall be funded by the Funding
Parties pursuant to the Master Agreement), installation, possession, use,
occupancy, maintenance, ownership, leasing, repairs and rebuilding of, or
addition to, the Leased Properties or any portion thereof, and any other
amounts payable hereunder and under the other Operative Documents without
counterclaim, setoff, deduction or
defense and without abatement, suspension, deferment, diminution or
reduction, and each Lessee’s obligation to pay all such amounts throughout the
Lease Term, including the Construction Term, is absolute and

3

 

unconditional.
The obligations and liabilities of each Lessee hereunder shall in no way be
released, discharged or otherwise affected for any reason, including without
limitation: (a) any defect in the condition, merchantability, design, quality
or fitness for use of any Leased Property or any part thereof, or the failure
of any Leased Property to comply with all Applicable Law, including any
inability to occupy or use any Leased Property by reason of such
non-compliance; (b) any damage to, removal, abandonment, salvage, loss,
contamination of or Release from, scrapping or destruction of or any
requisition or taking of any Leased Property or any part thereof; (c) any
restriction, prevention or curtailment of or interference with any use of any
Leased Property or any part thereof including eviction; (d) any defect in title
to or rights to any Leased Property or any Lien on such title or rights or on
any Leased Property; (e) any change, waiver, extension, indulgence or other
action or omission or breach in respect of any obligation or liability of or by
Lessor, the Agent or any Lender; (f) any bankruptcy, insolvency,
reorganization, composition, adjustment, dissolution, liquidation or other like
proceedings relating to any Lessee, Lessor, any Lender, the Agent or any other
Person, or any action taken with respect to this Lease by any trustee or
receiver of any Lessee, Lessor, any Lender, the Agent, any Ground Lessor or any
other Person, or by any court, in any such proceeding; (g) any claim that any
Lessee has or might have against any Person, including without limitation,
Lessor, any vendor, manufacturer, contractor of or for any Leased Property or
any part thereof, the Agent, any Ground Lessor, any Governmental Authority, or
any Lender; (h) any failure on the part of Lessor to perform or comply with any
of the terms of this Lease, any other Operative Document or of any other
agreement; (i) any invalidity or unenforceability or illegality or
disaffirmance of this Lease against or by any Lessee or any provision hereof or
any of the other Operative Documents or any provision of any thereof whether or
not related to the Transaction; (j) the impossibility or illegality of
performance by any Lessee, Lessor or both; (k) any action by any court,
administrative agency or other Governmental Authority; (l) any restriction,
prevention or curtailment of or interference with the Construction or any use
of any Leased Property or any part thereof; or (m) any other occurrence
whatsoever, whether similar or dissimilar to the foregoing, whether or not any
Lessee shall have notice or knowledge of any of the foregoing. Except as
specifically set forth in Article XIV or X of this Lease, this Lease shall be
noncancellable by each Lessee in any circumstance whatsoever and each Lessee,
to the extent permitted by Applicable Law, waives all rights now or hereafter
conferred by statute or otherwise to quit, terminate or surrender this Lease,
or to any diminution, abatement or reduction of Rent payable by such Lessee
hereunder. Each payment of Rent made by a Lessee hereunder shall be final and
such Lessee shall not seek or have any right to recover all or any part of such
payment from Lessor, the Agent, any Lender or any party to any agreements
related thereto for any reason whatsoever. Each Lessee assumes the sole
responsibility for the condition, use, operation, maintenance, and management
of the Leased Properties leased by it and Lessor shall have no responsibility
in respect thereof and shall have no liability for damage to the property of
either any Lessee or any subtenant of any Lessee on any account or for any
reason whatsoever, other than solely by reason
of Lessor’s or its agent’s (other than a Lessee or the Construction Agent)
or employee’s willful misconduct or gross negligence.

4

 

         Section 3.6 Certain Taxes. Without limiting the generality of Section
3.5, each Lessee agrees to pay when due all real estate taxes, personal
property taxes, gross sales taxes, including any sales or lease tax imposed
upon the rental payments hereunder or under a sublease, occupational license
taxes, water charges, sewer charges, assessments of any nature and all other
governmental impositions and charges of every kind and nature whatsoever (the
“tax(es)”), when the same shall be due and payable without penalty or interest;
provided, however, that this Section shall not apply to any of the taxes
covered by the exclusion described in Section 7.4(b) of the Master Agreement.
It is the intention of the parties hereto that, insofar as the same may
lawfully be done, Lessor shall be, except as specifically provided for herein,
free from all expenses in any way related to the Leased Properties and the use
and occupancy thereof. Any tax relating to a fiscal period of any taxing
authority falling partially within and partially outside the Lease Term, shall
be apportioned and adjusted between Lessor and the related Lessee. Each Lessee
covenants to furnish Lessor and the Agent, upon the Agent’s written request,
within forty-five (45) days after the last date when any tax must be paid by
such Lessee as provided in this Section 3.6, official receipts, to the extent
available, of the appropriate taxing, authority or other proof satisfactory to
Lessor, evidencing the payment thereof.

         So long as no Event of Default has occurred and is continuing, the related
Lessee may defer payment of a tax so long as the validity or the amount thereof
is contested by such Lessee with diligence and in good faith; provided,
however, that such Lessee shall pay the tax in sufficient time to prevent
delivery of a tax deed. Such contest shall be at the related Lessee’s sole
cost and expense. Each Lessee covenants to indemnify and save harmless Lessor,
which indemnification shall survive the termination of this Lease, the Agent
and each Lender from any actual and reasonable costs or expenses incurred by
Lessor, the Agent or any Lender as a result of such contest; provided that
neither the Agent nor any Lender shall be entitled to claim any indemnity
against any Lessee pursuant to this sentence with respect to any Construction
Land Interest during the Construction Term therefor.

         Section 3.7 Utility Charges. Each Lessee agrees to pay or cause to be
paid as and when the same are due and payable all charges for gas, water,
sewer, electricity, lights, heat, power, telephone or other communication
service and all other utility services used, rendered or supplied to, upon or
in connection with the Leased Properties leased by it.

ARTICLE IV.

WAIVERS

5

 

         During the Lease Term, Lessor’s interest in the Leased Properties,
including the Funded Equipment, the Building(s) (whether or not completed) and
the Land, is demised and let by Lessor “AS IS” subject to (a) the rights of any
parties in possession thereof, (b) the state of the title thereto existing at
the time Lessor acquired its interest in the Leased Properties, (c) any state
of facts which an accurate survey or physical inspection might show (including
the survey delivered on the related Closing Date), (d) all Applicable Law, and
(e) any violations of Applicable Law which may exist upon or subsequent to the
commencement of the Lease Term. EACH LESSEE ACKNOWLEDGES THAT, ALTHOUGH LESSOR
WILL OWN AND HOLD TITLE TO THE LEASED PROPERTIES, LESSOR IS NOT A MANUFACTURER
OF, OR DEALER IN ANY LEASED PROPERTY, AND IS NOT RESPONSIBLE FOR THE DESIGN,
DEVELOPMENT, BUDGETING AND CONSTRUCTION OF THE BUILDING(S) OR ANY ALTERATIONS.
NEITHER LESSOR, THE AGENT NOR ANY LENDER HAS MADE OR SHALL BE DEEMED TO HAVE
MADE ANY REPRESENTATION OR WARRANTY, EXPRESS OR IMPLIED, OR SHALL BE DEEMED TO
HAVE ANY LIABILITY WHATSOEVER AS TO THE VALUE, MERCHANTABILITY, TITLE,
HABITABILITY, CONDITION, DESIGN, OPERATION, OR FITNESS FOR USE OF THE LEASED
PROPERTIES (OR ANY PART THEREOF), OR ANY OTHER REPRESENTATION OR WARRANTY
WHATSOEVER, EXPRESS OR IMPLIED, WITH RESPECT TO THE LEASED PROPERTIES (OR ANY
PART THEREOF), ALL SUCH WARRANTIES BEING HEREBY DISCLAIMED, AND NEITHER LESSOR,
THE AGENT NOR ANY LENDER SHALL BE LIABLE FOR ANY LATENT, HIDDEN, OR PATENT
DEFECT THEREIN OR THE FAILURE OF ANY LEASED PROPERTY, OR ANY PART THEREOF, TO
COMPLY WITH ANY APPLICABLE LAW, except that Lessor hereby represents and
warrants that each Leased Property is and shall be free of Lessor Liens. As
between Lessor and the Lessees, each related Lessee has been afforded full
opportunity to inspect each Leased Property, is satisfied with the results of
its inspections of such Leased Property and is entering into this Lease solely
on the basis of the results of its own inspections and all risks incident to
the matters discussed in the two preceding sentences, as between Lessor, the
Agent or the Lenders on the one hand, and the Lessees, on the other, are to be
borne by the Lessees. The provisions of this Article IV have been negotiated,
and, except to the extent otherwise expressly stated, the foregoing provisions
are intended to be a complete exclusion and negation of any representations or
warranties by Lessor, the Agent or the Lenders, express or implied, with
respect to the Leased Properties, that may arise pursuant to any law now or
hereafter in effect, or otherwise.

6

 

ARTICLE V.

LIENS; EASEMENTS; PARTIAL CONVEYANCES

         No Lessee shall directly or indirectly create, incur, suffer to exist or
assume, and shall promptly discharge, any Lien on or with respect to any Leased
Property, the title thereto, or any interest therein, including any Liens which
arise out of the possession, use, occupancy, construction, repair or rebuilding
of any Leased Property or by reason of labor or materials furnished or claimed
to have been furnished to a Lessee, or any of its contractors or agents or
Alterations constructed by a Lessee, except, in all cases, Permitted Liens.

         Notwithstanding the foregoing paragraph, at the request of a Lessee,
Lessor shall, from time to time during the Lease Term and upon reasonable
advance written notice from such Lessee, and receipt of the materials specified
in the next succeeding sentence, consent to and join in any (i) grant of
easements, licenses, rights of way and other rights in the nature of easements,
including, without limitation, utility easements to facilitate Lessees’ use,
development and construction of the Leased Properties, (ii) release or
termination of easements, licenses, rights of way or other rights in the nature
of easements which are for the benefit of the Land or the Building(s) or any
portion thereof, (iii) dedication or transfer of portions of the Land, not
improved with a Building, for road, highway or other public purposes, (iv)
execution of agreements for ingress and egress and amendments to any covenants
and restrictions affecting the Land or the Building(s) or any portion thereof
and (v) request to any Governmental Authority for platting or subdivision or
replatting or resubdivision approval with respect to the Land or any portion
thereof or any parcel of land of which the Land or any portion thereof forms a
part or a request for rezoning or any variance from zoning or other
governmental requirements. Lessor’s obligations pursuant to the preceding
sentence shall be subject to the requirements that:

                  (a) any such action shall be at the sole cost and expense of the
requesting Lessee and such Lessee shall pay all actual and reasonable
out-of-pocket costs of Lessor, the Agent and any Lender in connection therewith
(including, without limitation, the reasonable fees of attorneys, architects,
engineers, planners, appraisers and other professionals reasonably retained by
Lessor, the Agent or any Lender in connection with any such action),

                  (b) the requesting Lessee shall have delivered to Lessor and Agent a
certificate of an Executive Officer of such Lessee stating that

		
	 	         (i) such action will not cause any Leased Property, the Land or any
Building or any portion thereof to fail to comply in any material respect
with the provisions of this Lease or any other Operative Documents, or in
any material respect with Applicable Law; and

7

 

		
	 	         (ii) such action will not materially reduce the Fair Market Sales
Value, utility or useful life of any Leased Property, the Land or any
Building nor Lessor’s interest therein; and

                  (c) in the case of any release or conveyance, if Lessor, the Agent or any
Lender so reasonably requests, the requesting Lessee will cause to be issued
and delivered to Lessor and the Agent by the Title Insurance Company an
endorsement to the Title Policy pursuant to which the Title Insurance Company
agrees that its liability for the payment of any loss or damage under the terms
and provisions of the Title Policy will not be affected by reason of the fact
that a portion of the real property referred to in Schedule A of the Title
Policy has been released or conveyed by Lessor. Lessor shall provide written
acknowledgments or lien subordination and waiver agreements from time to time,
at a Lessee’s reasonable request and expense, to other financiers of such
Lessee with respect to Lessee Equipment, confirming that this Lease does not
cover such Lessee Equipment.

ARTICLE VI.

MAINTENANCE AND REPAIR;

ALTERATIONS, MODIFICATIONS AND ADDITIONS

8

 

         Section 6.1 Maintenance and Repair; Compliance With Law. Each Lessee, at
its own expense, shall at all times (a) maintain each Leased Property leased by
it in good repair and condition (subject to ordinary wear and tear), in
accordance with prudent industry standards for similar types of property
located in the geographical area where such Leased Property is located and, in
any event, in no less a manner as other similar property owned or leased by
such Lessee or its Affiliates, (b) make all Alterations in accordance with, and
maintain (whether or not such maintenance requires structural modifications or
Alterations) and operate and otherwise keep each Leased Property in compliance
in all material respects with, all Applicable Laws and insurance requirements,
and (c) make all material repairs, replacements and renewals of each Leased
Property or any part thereof which may be required to keep such Leased Property
in the condition required by the preceding clauses (a) and (b). Each Lessee
shall perform the foregoing maintenance obligations regardless of whether any
Leased Property is occupied or unoccupied. Each Lessee waives any right that
it may now have or hereafter acquire to (i) require Lessor, the Agent or any
Lender to maintain, repair, replace, alter, remove or rebuild all or any part
of any Leased Property or (ii) make repairs at the expense of Lessor, the Agent
or any Lender pursuant to any Applicable Law or other agreements or otherwise.
NEITHER LESSOR, THE AGENT NOR ANY LENDER SHALL BE PERSONALLY LIABLE TO ANY
LESSEE OR TO ANY CONTRACTORS, SUBCONTRACTORS, LABORERS, MATERIALMEN, SUPPLIERS
OR VENDORS FOR SERVICES PERFORMED OR MATERIAL PROVIDED ON OR IN CONNECTION WITH
ANY LEASED PROPERTY OR ANY PART THEREOF. Neither Lessor, the Agent nor any
Lender shall be required to maintain, alter, repair, rebuild or replace any
Leased Property in any way.

         Section 6.2 Alterations. Each Lessee may, at such Lessee’s own cost and
expense, make Alterations which do not materially diminish the Fair Market
Value of any Leased Property, provided that, if the Alterations are reasonably
expected to cost in excess of $2,000,000, the Lessor shall have consented to
such Alterations, which consent shall not be unreasonably withheld, conditioned
or delayed.

         Section 6.3 Title to Alterations. Title to all non-severable Alterations
shall without further act vest in Lessor (subject to each Lessee’s right to
remove severable trade fixtures and Lessee Equipment) and shall be deemed to
constitute a part of the Leased Properties and be subject to this Lease.

ARTICLE VII.

USE

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         Each Lessee may use each Leased Property leased by it or any part thereof
for any lawful purpose, provided that such use does not materially adversely
affect the Fair Market Sales Value, utility, remaining useful life or residual
value of such Leased Property, and does not materially violate or conflict
with, or constitute or result in a material default under, any Applicable Law
or any insurance policy required hereunder. In the event that any use of any
of the Leased Property substantially changes the character or original intended
use of such Leased Property and the Lessees do not purchase the Leased
Properties at the end of the Lease Term, the related Lessee, upon request of
Lessor, shall restore such Leased Property to its general character and
intended use on the Closing Date or Completion Date therefor, ordinary wear and
tear excepted. No Lessee shall commit or permit any waste of any Leased
Property or any material part thereof.

ARTICLE VIII.

INSURANCE

         The provisions of this Article VIII shall apply to Leased Properties that
are not then subject to the Construction Agency Agreement. For any Leased
Property subject to the Construction Agency Agreement, the related Lessee shall
maintain insurance in accordance with Section 2.9 of the Construction Agency
Agreement.

                  (a) At any time during which any part of any Building or any Alteration is
under construction and as to any part of any Building or any Alteration under
construction, the related Lessee shall maintain, or cause to be maintained, at
its sole cost and expense, as a part of its blanket policies or otherwise, “all
risks” non-reporting completed value form of builder’s risk insurance.

                  (b) During the Lease Term, each Lessee shall maintain, at its sole cost
and expense, as a part of its blanket policies or otherwise, insurance against
loss or damage to any Building or any item of Equipment by fire and other
risks, including comprehensive boiler and machinery coverage, on terms and in
amounts no less favorable than insurance covering other similar properties or
equipment owned or leased by a Lessee, but in no event less than the
replacement cost of such Building or item of Equipment, as the case may be,
from time to time, with commercially reasonable deductibles (but in no event
with greater deductibles than any Lessee has with respect to similar property
or equipment that it owns or leases).

                  (c) During the Lease Term, each Lessee shall maintain, at its sole cost
and expense, commercial general liability insurance with respect to such
Lessee’s use, operation and occupancy of the Leased Properties. Such insurance
shall be on terms and in amounts that are no less favorable than insurance
maintained by a Lessee or its Affiliates with respect to similar properties or
equipment that it owns or leases, but in no event less than $2,000,000 general
liability coverage, per occurrence. Such insurance policies shall also provide
that each Lessee’s

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insurance shall be considered primary insurance. Nothing in this Article
VIII shall prohibit Lessor, the Agent or any Lender from carrying at its own
expense other insurance on or with respect to the Leased Properties, provided
that any insurance carried by Lessor, the Agent or any Lender shall not prevent
any Lessee from carrying the insurance required hereby.

                  (d) Each policy of insurance maintained by a Lessee pursuant to clauses
(a) and (b) of this Article VIII shall provide that all insurance proceeds in
respect of any loss or occurrence shall be adjusted by such Lessee, except (a)
that with respect to any loss, the estimated cost of restoration of which is in
excess of $10,000,000, the adjustment thereof shall be subject to the prior
written approval of the Agent (which shall not be unreasonably withheld,
conditioned or delayed) and the insurance proceeds therefor shall be paid to
the Agent for application in accordance with this Lease, and (b) if, and for so
long as an Event of Default exists, all losses shall be adjusted solely by, and
all insurance proceeds shall be paid solely to, the Agent for application
pursuant to this Lease.

                  (e) On the Closing Date for each parcel of Land and on, or within thirty
(30) days prior to, each anniversary of the Initial Closing Date, each Lessee
shall furnish Lessor with certificates showing the insurance required under
this Article VIII to be in effect and, in the case of the liability policies,
naming Lessor, the Agent and the Lenders as additional insureds and, in the
case of property insurance, naming the Agent as loss payee to the extent
required under this Lease. Such certificates shall include a provision for
thirty (30) days’ advance written notice by the insurer to Lessor and the Agent
in the event of cancellation or expiration or nonpayment of premium with
respect to such insurance, and shall include a customary breach of warranty
clause. Each Lessee shall provide evidence to Lessor and the Agent that each
insurance policy required by this Article VIII has been renewed or replaced
prior to the scheduled expiration date therefor.

                  (f) Each policy of insurance maintained by a Lessee pursuant to this
Article VIII shall provide that in respect of the interests of Lessor, the
Agent and the Lenders, such policies shall not be invalidated by any fraud,
action, inaction or misrepresentation of any Lessee or any other Person acting
on behalf of any Lessee. Each of each Lessee, Lessor, the Agent and the
Lenders agree to waive their rights of subrogation against the others to the
extent permitted by Applicable Law and to the extent of the losses paid under
insurance policies.

                  (g) All insurance policies carried in accordance with this Article VIII
shall be maintained with insurers rated at least A by A.M. Best & Company, and
in all cases the insurer shall be qualified to insure risks in the State where
each Leased Property is located.

ARTICLE IX.

ASSIGNMENT AND SUBLEASING

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         Except as set forth in the next two sentences, no Lessee may assign its
rights and obligations under this Lease or sublease any Leased Property to any
Person, without the consent of the Funding Parties. Concord may assign its
rights and obligations under this Lease to a Significant Subsidiary, provided
that Concord reaffirms its obligations under the Guaranty Agreement (in which
case Concord shall be released from liability as a Lessee (but not as an
Obligor) under this Lease and the other Operative Documents). Each Lessee may
sublease all or any portion of any Leased Property to any Subsidiary of Concord
and may sublease up to 50% of the floor space of any Leased Property to any
Person without the consent of the Funding Parties, provided that (a) all
obligations of such Lessee shall continue in full force and effect as
obligations of a principal and not of a guarantor or surety, as though no
sublease had been made, and all obligations of Guarantor and the Subsidiary
Guarantors under the Guaranty Agreement and the Subsidiary Guaranty,
respectively, shall continue in full force and effect; (b) such sublease shall
be expressly subject and subordinate to this Lease, the Loan Agreement and the
other Operative Documents; and (c) each such sublease shall terminate at least
one day before the Lease Termination Date. Each Lessee shall give the Agent
and Lessor prompt written notice of any such sublease.

         Except pursuant to an Operative Document or the IDB Documentation, this
Lease shall not be mortgaged or pledged by any Lessee, nor shall any Lessee
mortgage or pledge any interest in any Leased Property or any portion thereof.
Any such mortgage or pledge shall be void.

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ARTICLE X.

LOSS, DESTRUCTION, CONDEMNATION OR DAMAGE

         Section 10.1 Event of Loss. Any event (i) which would otherwise
constitute a Casualty during the Base Term, and (ii) which, in the good-faith
judgment of the related Lessee, renders repair and restoration of a Leased
Property impossible or impractical, or requires repairs to a Leased Property
that would cost in excess of 50% of the original cost of such Leased Property
or that cannot be completed by the Lease Termination Date, and (iii) as to
which such Lessee, within sixty (60) days after the occurrence of such event,
delivers to Lessor an Officer’s Certificate notifying Lessor of such event and
of such judgment, shall constitute an “Event of Loss”. In the case of any
other event which constitutes a Casualty, the related Lessee shall restore such
Leased Property pursuant to Section 10.3. If an Event of Loss shall occur, the
related Lessee shall pay to Lessor on the later of (i) the 90th day and (ii)
the next Payment Date, in either case following delivery of the Officer’s
Certificate pursuant to clause (iii) above an amount equal to the related
Leased Property Balance. Upon Lessor’s receipt of such Leased Property Balance
on such date, Lessor shall cause Lessor’s interest in such Leased Property to
be conveyed to the related Lessee in accordance with and subject to the
provisions of Section 14.5 hereof; upon completion of such purchase, but not
prior thereto, this Lease with respect to such Leased Property and all
obligations hereunder with respect to such Leased Property shall terminate,
except with respect to obligations and liabilities hereunder, actual or
contingent, that have arisen or relate to events occurring on or prior to such
date of purchase, or which are expressly stated herein to survive termination
of this Lease.

         Upon the consummation of the purchase of any Leased Property pursuant to
this Section 10.1, any proceeds derived from insurance required to be
maintained by the related Lessee pursuant to this Lease for any Leased Property
remaining after payment of such purchase price shall be paid over to, or
retained by, such Lessee or as it may direct, and Lessor shall assign to such
Lessee, without warranty (other than as to the absence of Lessor Liens), all of
Lessor’s rights to and interest in such insurance required to be maintained by
such Lessee pursuant to this Lease.

         Section 10.2 Event of Taking. Any event (i) which constitutes a
Condemnation of all of, or substantially all of, a Leased Property, or (ii) (A)
which would otherwise constitute a Condemnation, (B) which, in the good-faith
judgment of the related Lessee, renders restoration and rebuilding of a Leased
Property impossible or impractical, or requires repairs to a Leased Property
that would cost in excess of 50% of the original cost of such Leased Property,
or that cannot be restored by the Lease Termination Date, and (C) as to which
such Lessee, within sixty (60) days after the occurrence of such event,
delivers to Lessor an Officer’s Certificate notifying Lessor of such event and
of such judgment, shall constitute an “Event of Taking”. In the case of any
other event which constitutes a Condemnation, the related Lessee shall restore and rebuild such Leased Property pursuant to Section
10.4. If an Event of Taking shall occur, the related

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 Lessee shall pay to
Lessor (1) on the later of (A) the thirtieth day and (B) the next Payment Date
following the occurrence of such Event of Taking, in the case of an Event of
Taking described in clause (i) above, or (2) on the later of (A) the 90th day
and (B) the next Payment Date, in either case following delivery of the
Officer’s Certificate pursuant to clause (ii) above, in the case of an Event of
Taking described in clause (ii) above, an amount equal to the related Leased
Property Balance. Upon Lessor’s receipt of such Leased Property Balance on
such date, Lessor shall cause Lessor’s interest in such Leased Property to be
conveyed to the related Lessee in accordance with and subject to the provisions
of Section 14.5 hereof (provided that such conveyance shall be subject to all
rights of the condemning authority); upon completion of such purchase, but not
prior thereto, this Lease with respect to such Leased Property and all
obligations hereunder with respect to such Leased Property shall terminate,
except with respect to obligations and liabilities hereunder, actual or
contingent, that have arisen or relate to events occurring on or prior to such
date of purchase, or which are expressly stated herein to survive termination
of this Lease.

         Upon the consummation of the purchase of such Leased Property pursuant to
this Section 10.2, all Awards received by Lessor, after deducting any
reasonable out-of-pocket costs incurred by Lessor in collecting such Awards,
received or payable on account of an Event of Taking with respect to such
Leased Property during the related Lease Term shall be promptly paid to the
related Lessee, and all rights of Lessor in Awards not then received shall be
assigned to Lessee by Lessor.

         Section 10.3 Casualty. If a Casualty shall occur which is not an Event of
Loss, the related Lessee shall rebuild and restore the affected Leased
Property, will complete the same prior to the Lease Termination Date, and will
cause the condition set forth in Section 3.5 (c) of the Master Agreement to be
fulfilled with respect to such restoration and rebuilding prior to the Lease
Termination Date, regardless of whether insurance proceeds received as a result
of such Casualty are sufficient for such purpose.

         Section 10.4 Condemnation. If a Condemnation shall occur which is not an
Event of Taking, the related Lessee shall rebuild and restore the affected
Leased Property, will complete the same prior to the Lease Termination Date,
and will cause the condition set forth in Section 3.5 (c) of the Master
Agreement to be fulfilled with respect to such restoration and rebuilding prior
to the Lease Termination Date, regardless of whether the Awards received as a
result of such Condemnation are sufficient for such purpose.

         Section 10.5 Verification of Restoration and Rebuilding. In the event of
Casualty or Condemnation that involves, or is reasonably expected to involve,
repair or rebuilding costs in excess of $10,000,000, to verify the related
Lessee’s compliance with the foregoing Section 10.3 or 10.4, as appropriate,
Lessor, the
Agent, the Lenders and their respective authorized representatives may,
upon five (5) Business Days’ notice to such Lessee, make a reasonable

14

 

number of
inspections of the affected Leased Property with respect to (i) the extent of
the Casualty or Condemnation and (ii) the restoration and rebuilding of the
related Building and the Land. All actual and reasonable out-of-pocket costs
of such inspections incurred by Lessor, the Agent or any Lender will be paid by
the related Lessee promptly after written request. No such inspection shall
unreasonably interfere with the related Lessee’s operations or the operations
of any other occupant of such Leased Property. None of the inspecting parties
shall have any duty to make any such inspection or inquiry and none of the
inspecting parties shall incur any liability or obligation by reason of making
or not making any such inspection or inquiry, other than for such inspecting
party’s gross negligence or willful misconduct.

         Section 10.6 Application of Payments. All proceeds (except for payments
under insurance policies maintained other than pursuant to Article VIII of this
Lease) received at any time by Lessor, any Lessee or the Agent from any
Governmental Authority or other Person with respect to any Condemnation or
Casualty to any Leased Property or any part thereof or with respect to an Event
of Loss or an Event of Taking, plus the amount of any payment that would have
been due from an insurer but for a Lessee’s self-insurance or deductibles
(“Loss Proceeds”), shall (except to the extent Section 10.9 applies) be applied
as follows:

		
	 	         (a) In the event the related Lessee purchases such Leased Property
pursuant to Section 10.1 or Section 10.2, such Loss Proceeds shall be
applied as set forth in Section 10.1 or Section 10.2, as the case may be;
	 
	 	         (b) In the event of a Casualty at such time when no Event of Default
has occurred and is continuing and the related Lessee is obligated to
repair and rebuild such Leased Property pursuant to Section 10.3, such
Lessee may, in good faith and subsequent to the date of such Casualty,
certify to Lessor and to the applicable insurer that no Event of Default
has occurred and is continuing, in which event the applicable insurer
shall pay the Loss Proceeds to such Lessee;
	 
	 	         (c) In the event of a Condemnation at such time when no Event of
Default has occurred and is continuing and the related Lessee is
obligated to repair and rebuild such Leased Property pursuant to Section
10.4, such Lessee may, in good faith and subsequent to the date of such
Condemnation, certify to Lessor and the Agent that no Event of Default
has occurred and is continuing, in which event the applicable Award shall
be paid over to such Lessee;
	 
	 	         (d) As provided in Section 10.8, if such section is applicable; and
	 
	 	         (e) In the event of a Casualty or Condemnation at a time when an
Event of Default has occurred and is continuing, the Loss Proceeds or
Award shall be paid to the Agent and shall be (A) applied to the Lease
Balance if the Agent is exercising remedies pursuant to Section 13.1 or
(B) released to the related Lessee upon certification by such 

15

 

		
	 	Lessee to
Lessor and the Agent that such Lessee has incurred costs in the amount
requested to be released for the repair or rebuilding of the related
Leased Property.

         During any period of repair or rebuilding pursuant to this Article X, this
Lease will remain in full force and effect and Basic Rent shall continue to
accrue and be payable without abatement or reduction. Each Lessee shall
maintain records setting forth information relating to the receipt and
application of payments in accordance with this Section 10.6. Such records
shall be kept on file by each Lessee at its offices and shall be made available
to Lessor, the Lenders and the Agent upon request.

         Section 10.7 Prosecution of Awards. (a) If any Condemnation shall occur,
the party receiving the notice of such Condemnation shall give to the other
party and the Agent promptly, but in any event within thirty (30) days after
the occurrence thereof, written notice of such occurrence and the date thereof,
generally describing the nature and extent of such Condemnation. With respect
to any Event of Taking or any Condemnation, the related Lessee shall control
the negotiations with the relevant Governmental Authority as to any proceeding
in respect of which Awards are required, under Section 10.6, to be assigned or
released to such Lessee, unless an Event of Default shall have occurred and be
continuing, in which case (i) the Agent (or Lessor if the Loans have been fully
paid) shall control such negotiations; and (ii) such Lessee hereby irrevocably
assigns, transfers and sets over to Lessor all rights of such Lessee to any
Award on account of any Event of Taking or any Condemnation and, if there will
not be separate Awards to Lessor and such Lessee on account of such Event of
Taking or Condemnation, irrevocably authorizes and empowers the Agent (or
Lessor if the Loans have been fully paid) during the continuance of an Event of
Default, with full power of substitution, in the name of such Lessee or
otherwise (but without limiting the obligations of such Lessee under this
Article X), to file and prosecute what would otherwise be such Lessee’s claim
for any such Award and to collect, receipt for and retain the same. The agency
and power of the Agent (or of the Lessor if the Loans have been fully paid) as
attorney-in-fact hereunder are coupled with an interest, and cannot be revoked
by bankruptcy, insolvency, incompetency, death, dissolution or otherwise. In
any event Lessor and the Agent may participate in such negotiations, and no
settlement will be made without the prior consent of the Agent (or Lessor if
the Loans have been fully paid), not to be unreasonably withheld.

         (b)  Notwithstanding the foregoing, each Lessee may prosecute, and Lessor
shall have no interest in, any claim with respect to such Lessee’s personal
property and Lessee Equipment , business interruption or similar award and such
Lessee’s relocation expenses.

         Section 10.8 Application of Certain Payments Not Relating to an Event of
Taking. In case of a requisition for temporary use of all or a portion of any
Leased Property which is not an Event of Taking, this Lease shall remain in
full force and effect with respect to such Leased Property, without any
abatement or reduction of Basic Rent, and the Awards for such Leased

16

 

Property
shall, unless an Event of Default has occurred and is continuing, be paid to
the related Lessee.

         Section 10.9 Other Dispositions. Notwithstanding the foregoing provisions
of this Article X, so long as an Event of Default shall have occurred and be
continuing, any amount that would otherwise be payable to or for the account
of, or that would otherwise be retained by, Lessee pursuant to this Article X
shall be paid to the Agent (or Lessor if the Loans have been fully paid) as
security for the obligations of the Lessees under this Lease and, at such time
thereafter as no Event of Default shall be continuing, such amount shall be
paid promptly to the related Lessee to the extent not previously applied by
Lessor or the Agent in accordance with the terms of this Lease or the other
Operative Documents.

         Section 10.10 No Rent Abatement. Rent shall not abate hereunder by reason
of any Casualty, any Event of Loss, any Event of Taking or any Condemnation of
any Leased Property, and each Lessee shall continue to perform and fulfill all
of such Lessee’s obligations, covenants and agreements hereunder
notwithstanding such Casualty, Event of Loss, Event of Taking or Condemnation
until the Lease Termination Date, except to the extent that the affected Leased
Property is purchased by the related Lessee.

         Section 10.11 Event During Construction Period. Notwithstanding anything
to the contrary set forth herein, if a Casualty, Condemnation, Event of Loss or
Event of Taking occurs during the Construction Term with respect to a Leased
Property, the Construction Agency Agreement shall govern the related Lessee’s
obligations with respect thereto.

ARTICLE XI.

INTEREST CONVEYED TO LESSEES

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         Each Lessee and Lessor intend that this Lease be treated, for accounting
purposes, as an operating lease. For purposes of federal and state taxes, and
bankruptcy law, each Lessee and Lessor intend that the transaction represented
by this Lease be treated as a financing transaction; for such purposes, it is
the intention of the parties hereto (i) that this Lease be treated as a
mortgage, deed of trust or deed to secure debt (whichever is applicable in the
jurisdictions in which the Leased Properties are located) and security
agreement, encumbering the Leased Properties, and that each Lessee, as grantor,
hereby grants to Lessor, as mortgagee or beneficiary and secured party, or any
successor thereto, a first and paramount Lien on each Leased Property in which
such Lessee has an interest, (ii) that Lessor shall have, as a result of such
determination, all of the rights, powers and remedies of a mortgagee, deed of
trust beneficiary, grantee under a deed to secure debt or secured party
available under Applicable Law to take possession of and sell (whether by
foreclosure or otherwise) any Leased Property after the occurrence of an Event
of Default, (iii) that the effective date of such mortgage, security deed or
deed of trust shall be the effective date of this Lease, or the related Lease
Supplement, if later, (iv) that the recording of this Lease or a Lease
Supplement shall be deemed to be the recording of such mortgage, security deed
or deed of trust, (v) that the obligations secured by such mortgage, security
deed or deed of trust shall include the Funded Amounts and all Basic Rent and
Supplemental Rent hereunder and all other obligations of and amounts due from
each Lessee hereunder and under the Operative Documents and (vi) that the
related Lessee will be treated as the owner of the Leased Properties leased by
such Lessee for tax purposes.

ARTICLE XII.

EVENTS OF DEFAULT

         The following events shall constitute Events of Default (whether any such
event shall be voluntary or involuntary or come about or be effected by
operation of law or pursuant to or in compliance with any judgment, decree or
order of any court or any order, rule or regulation of any administrative or
governmental body):

         (a)  any Lessee shall fail to make any payment of Basic Rent and such
failure shall continue for five (5) or more Business Days;

         (b)  any Lessee shall fail to make any payment of Rent (other than Basic
Rent and other than as set forth in clause (c)) or any other amount payable
hereunder or under any of the other Operative Documents (other than Basic Rent
and other than as set forth in clause (c)), and such failure shall continue for
a period of ten (10) days;

         (c)  any Lessee shall fail to pay the Funded Amount or Lease Balance when
due pursuant to Section 10.1, 10.2, 14.1 or 14.2, or any Lessee shall fail to
pay the Recourse Deficiency Amount when required pursuant to Article XIV or a
Construction Agency Event of

18

 

 Default has occurred and is continuing, or Concord fails to deposit cash
collateral as and when required pursuant to Section 2.6 of the Master
Agreement;

         (d)  any Lessee shall fail to maintain insurance as required by Article
VIII hereof, and such failure shall continue until the earlier of (i) thirty
(30) days after written notice thereof from Lessor and (ii) the day immediately
preceding the date on which any applicable insurance coverage would otherwise
lapse or terminate;

         (e)  any Obligor shall fail to pay at maturity, or within any applicable
period of grace, any Indebtedness in excess of $25,000,000 in the aggregate, in
the case of Concord, or $10,000,000 in the aggregate, in the case of any other
Obligor, or fail to observe or perform any term, covenant or agreement
contained in any agreement by which it is bound, evidencing or securing
Indebtedness in excess of $25,000,000 in the aggregate, in the case of Concord,
or $10,000,000 in the aggregate, in the case of any other Obligor for such
period of time as would permit (assuming the giving of appropriate notice if
required) the holder or holders thereof or of any obligations issued thereunder
to accelerate the maturity thereof;

         (f)  any Obligor shall cease to be Solvent, or shall make an assignment
for the benefit of creditors, or admit in writing its inability to pay or
generally fail to pay its debts as they mature or become due, or shall petition
or apply for the appointment of a trustee or other custodian, liquidator or
receiver of any Obligor or of any substantial part of the assets of any Obligor
or shall commence any case or other proceeding relating to any Obligor under
any bankruptcy, reorganization, arrangement, insolvency, readjustment of debt,
dissolution or liquidation or similar law of any jurisdiction, now or
hereafter in effect, or shall take any action to authorize or in furtherance of
any of the fore going, or if any such petition or application shall be filed or
any such case or other proceeding shall be commenced against any Obligor and
such Obligor shall indicate its approval thereof, consent thereto or
acquiescence therein; or the filing of any case or other proceeding against
any obligor under any bankruptcy, reorganization, arrangement, insolvency,
readjustment of debt, dissolution or liquidation or similar law of any
jurisdiction, now or hereafter in effect and such case or proceeding is not
discharged or dismissed within sixty (60) days of its commencement; a decree or
order is entered appointing any such trustee, custodian, liquidator or
receiver or adjudicating any Obligor bankrupt or insolvent, or approving a
petition in any such case or other proceeding, or a decree or order for relief
is entered in respect of any Obligor, in an involuntary case under federal
bankruptcy laws as now or hereafter constituted;

         (g)  there shall remain in force, undischarged, unsatisfied and unstayed,
for more than thirty (30) days, whether or not consecutive, any uninsured
final unappealable judgment against any Obligor that, with other outstanding
uninsured final unappealable judgments, undischarged, against the Obligors
exceeds $25,000,000 in the aggregate;

19

 

         (h)  if any of the Operative Documents shall be cancelled, terminated,
revoked or rescinded or any action at law, suit or in equity or other legal
proceeding to cancel, revoke or rescind any of the Operative Documents shall be
commenced by or on behalf of any Obligor, or any court or any other
governmental or regulatory authority or agency of competent jurisdiction shall
make a determination that, or issue a judgment, order, decree or ruling to the
effect that, any one or more of the Operative Documents is illegal, invalid or
unenforceable in accordance with the terms thereof;

         (i)  The occurrence of any of the following events: (i) any member of the
ERISA Group fails to make full payment when due of all amounts which, under the
provisions of any Plan or Section 412 of the Code, any member of the ERISA
Group is required to pay as contributions thereto, except in cases in which a
failure to make such payment is not reasonably likely to result, in any given
instance or in the aggregate, in liability of any member of the ERISA Group in
excess of $25,000,000, (ii) an accumulated funding deficiency in excess of
$25,000,000 occurs or exists, whether or not waived, with respect to any Plan,
(iii) a Termination Event or (iv) any member of the ERISA Group as employers
under one or more Multiemployer Plan makes a complete or partial withdrawal
from any such Multiemployer Plan and the plan sponsor of such Multiemployer
Plans notifies such withdrawing employer that such employer has incurred a
withdrawal liability requiring payments in an amount exceeding $25,000,000;

         (j)  any representation or warranty by Concord or any other Obligor in any
Operative Document or in any certificate or document delivered to Lessor, the
Agent or any Lender pursuant to any Operative Document shall have been
incorrect in any material respect when made;

         (k)  any Obligor shall fail in any material respect to timely perform or
observe any covenant or material agreement (not included in clause (a) through
(j) of this Article XII) to be performed or observed by it hereunder or under
any other Operative Document and such failure shall continue for a period of
thirty (30) days (or 10 Business Days in the case of financial covenants) after
such Obligor’s or Concord’s receipt of written notice thereof from Lessor, the
Agent or any Lender or such Obligor or Concord shall have knowledge of such
failure;

         (l)  Any person or group of persons (within the meaning of Section 13(d) of
the Securities Exchange Act of 1934, as amended) shall obtain ownership or
control in one or more series of transactions of thirty percent (30%) or more
of the common stock or thirty percent (30%) or more of the voting power of
Concord entitled to vote in the election of members of the board of directors
of Concord or there shall have occurred under any indenture or other instrument
evidencing any Indebtedness in excess of $50,000,000 any “change in control”
(as defined in such indenture or other evidence of Indebtedness) obligating
Concord to repurchase, redeem or repay all or any part of the Indebtedness
provided for therein (any such event, a

20

 

 “Change in Control”), or any Obligor (other than Concord) ceases for any
reason to be a wholly-owned Subsidiary of Concord; or

         (m)  an “Event of Default” occurs under the 1998 Lease or the 2000 Lease.

ARTICLE XIII.

ENFORCEMENT

         Section 13.1 Remedies. Upon the occurrence and during the continuance of
any Event of Default, Lessor may do one or more of the following as Lessor in
its sole discretion shall determine, without limiting any other right or remedy
Lessor may have on account of such Event of Default (including, without
limitation, the obligation of the Lessees to purchase the Leased Properties as
set forth in Section 14.3):

         (a)  Lessor may, by notice to Concord, rescind or terminate this Lease as
of the date specified in such notice; however, (A) no reletting, reentry or
taking of possession of any Leased Property by Lessor will be construed as an
election on Lessor’s part to terminate this Lease unless a written notice of
such intention is given to Concord, (B) notwithstanding any reletting, reentry
or taking of possession, Lessor may at any time thereafter elect to terminate
this Lease for a continuing Event of Default, and (C) no act or thing done by
Lessor or any of its agents, representatives or employees and no agreement
accepting a surrender of any Leased Property shall be valid unless the same be
made in writing and executed by Lessor;

         (b)  Lessor may (i) demand that the Lessees, and the Lessees shall upon the
written demand of Lessor, return the Leased Properties promptly to Lessor in
the manner and condition required by, and otherwise in accordance with all of
the provisions of, Articles VI and XIV hereof as if the Leased Properties were
being returned at the end of the Lease Term, and Lessor shall not be liable for
the reimbursement of any Lessee for any costs and expenses incurred by such
Lessee in connection therewith and (ii) without prejudice to any other remedy
which Lessor may have for possession of the Leased Properties, and to the
extent and in the manner permitted by Applicable Law, enter upon any Leased
Property and take immediate possession of (to the exclusion of the related
Lessee) any Leased Property or any part thereof and expel or remove the related
Lessee and any other person who may be occupying such Leased Property, by
summary proceedings or otherwise, all without liability to any Lessee for or by
reason of such entry or taking of possession, whether for the restoration of
damage to property caused by such taking or otherwise and, in addition to
Lessor’s other damages, the Lessees shall be responsible for the actual and
reasonable costs and expenses of reletting, including brokers’ fees and the
reasonable out-of-pocket costs of any alterations or repairs made by Lessor;

21

 

         (c)  Lessor may (i) sell all or any part of any Leased Property at public
or private sale, as Lessor may determine, free and clear of any rights of any
Lessee and without any duty to account to any Lessee with respect to such
action or inaction or any proceeds with respect thereto (except to the extent
required by Applicable Law or clause (ii) below if Lessor shall elect to
exercise its rights thereunder) in which event the related Lessee’s obligation
to pay Basic Rent for such Leased Property hereunder for periods commencing
after the date of such sale shall be terminated or proportionately reduced, as
the case may be; and (ii) if Lessor shall so elect, demand that the related
Lessee pay to Lessor, and the related Lessee shall pay to Lessor, on the date
of such sale, as liquidated damages for loss of a bargain and not as a penalty
(the parties agreeing that Lessor’s actual damages would be difficult to
predict, but the aforementioned liquidated damages represent a reasonable
approximation of such amount) (in lieu of Basic Rent due for periods commencing
on or after the Payment Date coinciding with such date of sale (or, if the sale
date is not a Payment Date, the Payment Date next preceding the date of such
sale)), an amount equal to (a) the excess, if any, of (1) the sum of (A) all
Rent due and unpaid to and including such Payment Date and (B) the Lease
Balance, computed as of such date, over (2) the net proceeds of such sale (that
is, after deducting all out-of-pocket costs and expenses incurred by Lessor,
the Agent or any Lender incident to such conveyance (including, without
limitation, all costs, expenses, fees, premiums and taxes described in Section
14.5(b)); plus (b) interest at the Overdue Rate on the foregoing amount from
such Payment Date until the date of payment;

         (d)  Lessor may, at its option, not terminate this Lease, and continue to
collect all Basic Rent, Supplemental Rent, and all other amounts (including,
without limitation, the Funded Amount) due Lessor (together with all costs of
collection) and enforce the Lessees’ obligations under this Lease as and when
the same become due, or are to be performed, and at the option of Lessor, upon
any abandonment of any Leased Property by Lessee or re-entry of same by Lessor,
Lessor may, in its sole and absolute discretion, elect not to terminate this
Lease with respect thereto and may make such reasonable alterations and
necessary repairs in order to relet such Leased Property, and relet such Leased
Property or any part thereof for such term or terms (which may be for a term
extending beyond the term of this Lease) and at such rental or rentals and upon
such other terms and conditions as Lessor in its reasonable discretion may deem
advisable; and upon each such reletting all rentals actually received by Lessor
from such reletting shall be applied to the Lessees’ obligations hereunder in
such order, proportion and priority as Lessor may elect in Lessor’s sole and
absolute discretion. If such rentals received from such reletting during any
Rent Period are less than the Rent to be paid during that Rent Period by the
Lessees hereunder, the Lessees shall pay any deficiency, as calculated by
Lessor, to Lessor on the Payment Date for such Rent Period;

         (e)  Lessor may, whether or not Lessor shall have exercised or shall
thereafter at any time exercise any of its rights under paragraph (b), (c) or
(d) of this Article XIII, demand, by written notice to Concord specifying a
date (the “Final Rent Payment Date”) not earlier than 30 days after the date of
such notice, that Lessees purchase, on the Final Rent Payment Date, all of

22

 

 the remaining Leased Properties in accordance with the provisions of
Sections 14.2, 14.4 and 14.5; provided, however, that (1) such purchase shall
occur on the date set forth in such notice, notwithstanding the provision in
Section 14.2 calling for such purchase to occur on the Lease Termination Date;
and (2) Lessor’s obligations under Section 14.5(a) shall be limited to delivery
of a special (or limited) warranty deed and quit claim bill of sale of such
Leased Properties, without recourse or warranty, but free and clear of Lessor
Liens;

         (f)  Lessor may exercise any other right or remedy that may be available to
it under Applicable Law, or proceed by appropriate court action (legal or
equitable) to enforce the terms hereof or to recover damages for the breach
hereof. Separate suits may be brought to collect any such damages for any Rent
Period(s), and such suits shall not in any manner prejudice Lessor’s right to
collect any such damages for any subsequent Rent Period(s), or Lessor may defer
any such suit until after the expiration of the Lease Term, in which event such
suit shall be deemed not to have accrued until the expiration of the Lease
Term; or

         (g)  Lessor may retain and apply against Lessor’s damages all sums which
Lessor would, absent such Event of Default, be required to pay to, or turn over
to, a Lessee pursuant to the terms of this Lease.

         Section 13.2 Remedies Cumulative; No Waiver; Consents. To the extent
permitted by, and subject to the mandatory requirements of, Applicable Law,
each and every right, power and remedy herein specifically given to Lessor or
otherwise in this Lease shall be cumulative and shall be in addition to every
other right, power and remedy herein specifically given or now or hereafter
existing at law, in equity or by statute, and each and every right, power and
remedy whether specifically herein given or otherwise existing may be exercised
from time to time and as often and in such order as may be deemed expedient by
Lessor, and the exercise or the beginning of the exercise of any power or
remedy shall not be construed to be a waiver of the right to exercise at the
same time or thereafter any right, power or remedy. No delay or omission by
Lessor in the exercise of any right, power or remedy or in the pursuit of any
remedy shall impair any such right, power or remedy or be construed to be a
waiver of any default on the part of any Lessee or to be an acquiescence
therein. Lessor’s consent to any request made by any Lessee shall not be
deemed to constitute or preclude the necessity for obtaining Lessor’s consent,
in the future, to all similar requests. No express or implied waiver by Lessor
of any Event of Default shall in any way be, or be construed to be, a waiver of
any future or subsequent Potential Event of Default or Event of Default. To
the extent permitted by Applicable Law, each Lessee hereby waives any rights
now or hereafter conferred by statute or otherwise that may require Lessor to
sell, lease or otherwise use any Leased Property or part thereof in mitigation
of Lessor’s damages upon the occurrence of an Event of Default or that may
otherwise limit or modify any of Lessor’s rights or remedies under this Article
XIII.

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         Section 13.3 Purchase Upon an Event of Default. Upon the occurrence of an
event described in paragraph (d), (j) or (k) of Article XII that relates to
only one or more Leased Properties, if the related Lessee purchases the
affected Leased Property or Leased Properties in accordance with Section 14.5
within five (5) Business Days of Concord’s receipt of notice from the Agent
requiring such purchase, such Event of Default shall be deemed to be cured.
Upon the occurrence of an Event of Default, until such time as Lessor commences
material preparations for the sale or re-lease of the Leased Properties, the
Lessees may purchase all, but not less than all, of the Leased Properties for
the Lease Balance, plus any amounts due pursuant to Section 7.5 of the Master
Agreement. Such purchase shall be made in accordance with Section 14.5, upon
not less than five (5) Business Days’ written notice (which shall be
irrevocable) to Lessor, which notice shall set forth the date of purchase
(which shall be a date no later than 30 Business Days from the date of such
notice).

         Section 13.4 Limitation on Liability. Notwithstanding the provisions of
Section 13.1, the Lessees’ recourse liability to Lessor as a consequence of the
occurrence of a Limited Event of Default shall be limited to the payment by the
Lessees of the Limited Recourse Amount for all of the Leased Properties;
provided, however if Concord agrees or acknowledges in writing that an Event of
Default has occurred (including an acknowledgment that an event of default has
occurred under any agreement evidencing Indebtedness or any replacement
thereof), then the Lessor shall be entitled to exercise any of the remedies set
forth in Section 13.1.

ARTICLE XIV.

SALE, RETURN OR PURCHASE OF LEASED PROPERTY; RENEWAL

         Section 14.1 Lessee’s Option to Purchase. Subject to the terms,
conditions and provisions set forth in this Article XIV, each Lessee shall have
the option (a “Purchase Option”), to be exercised as set forth below, to
purchase from Lessor, Lessor’s interest in any or all of the Leased Properties.
Such option must be exercised with respect to any Leased Property by written
notice to Lessor not later than six months prior to the Lease Termination Date,
which notice shall be irrevocable; such notice shall specify the Leased
Property to be purchased, and the date that such purchase shall take place,
which date shall be a date occurring not less than thirty (30) days after such
notice or the Lease Termination Date (whichever is earlier). If the Purchase
Option is exercised pursuant to the foregoing with respect to any Leased
Property, then, subject to the provisions set forth in this Article XIV, on the
applicable purchase date or the Lease Termination Date, as the case may be,
Lessor shall convey to the related Lessee, by special or limited warranty deed
and bill of sale, without recourse or warranty (other than as to the absence of
Lessor Liens) and the related Lessee shall purchase from Lessor, Lessor’s
interest in the Leased Property or Leased Properties that are the subject of
such Purchase Option.

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         Section 14.2 Conveyance to Lessee. With respect to any Leased Property,
unless (a) a Lessee shall have properly exercised the Purchase Option and
purchased such Leased Property pursuant to Section 14.1 hereof, or (b) the
related Lessee shall have properly exercised the Remarketing Option with
respect to such Leased Property and shall have fulfilled all of the conditions
of Section 14.6 hereof with respect to such Leased Property, then, subject to
the terms, conditions and provisions set forth in this Article XIV, the related
Lessee shall purchase from Lessor, and Lessor shall convey to each Lessee, on
the Lease Termination Date all of Lessor’s interest in such Leased Property.
Any Lessee may designate, in a notice given to Lessor not less than ten (10)
Business Days prior to the closing of such purchase, or any purchase pursuant
to Section 14.1, (time being of the essence), the transferee to whom the
conveyance shall be made (if other than to such Lessee), in which case such
conveyance shall (subject to the terms and conditions set forth herein) be made
to such designee; provided, however, that such designation of a transferee
shall not cause any Lessee to be released, fully or partially, from any of its
obligations under this Lease.

         Section 14.3 Acceleration of Purchase Obligation. The Lessees shall be
obligated to purchase Lessor’s interest in the Leased Properties immediately,
automatically and without notice upon the occurrence of any Event of Default
specified in clause (f) of Article XII (subject to clause (ii) of the
definition of Limited Event of Default), for the purchase price set forth in
Section 14.4. Subject to Section 13.4, upon the occurrence and during the
continuance of any other Event of Default, the Lessees shall be obligated to
purchase Lessor’s interest in the Leased Properties for the purchase price set
forth in Section 14.4 upon notice of such obligation from Lessor.

         Section 14.4 Determination of Purchase Price. Upon the purchase by the
Lessees of Lessor’s interest in all of the Leased Properties upon the exercise
of the Purchase Option or pursuant to Section 14.2 or 14.3, the aggregate
purchase price for all of the Leased Properties shall be an amount equal to the
Lease Balance as of the closing date for such purchase, including any amount
due pursuant to Section 7.5(f) of the Master Agreement as a result of such
purchase. Upon the purchase by a Lessee of Lessor’s interest in a Leased
Property upon the exercise of a Purchase Option with respect to a particular
Leased Property, the purchase price for such Leased Property shall be an amount
equal to the Leased Property Balance for such Leased Property as of the closing
date for such purchase, including any amount due pursuant to Section 7.5(f) of
the Master Agreement as the result of such purchase.

         Section 14.5 Purchase Procedure. (a) If a Lessee shall purchase Lessor’s
interest in a Leased Property pursuant to any provision of this Lease, (i) such
Lessee shall accept from Lessor and Lessor shall convey such Leased Property by
a duly executed and acknowledged special (or limited) warranty deed and quit
claim bill of sale
of such a Leased Property in recordable form, (ii) upon the date fixed for
any purchase of Lessor’s interest in Leased Property hereunder, the related
Lessee(s) shall pay to the order of the Agent (or Lessor if the Loans have been
paid in

25

 

full) the Lease Balance or Leased Property Balance, as applicable,
including any amount due pursuant to Section 7.5 of the Master Agreement as a
result of such purchase by wire transfer of immediately available funds, (iii)
Lessor will execute and deliver to the related Lessee such other documents,
including releases, affidavits, termination agreements and termination
statements, as may be legally required or as may be reasonably requested by
Lessee in order to effect such conveyance, free and clear of Lessor Liens and
the Liens of the Operative Documents, (iv) if such Leased Property is subject
to a Ground Lease, Lessor will execute and deliver to the related Lessee an
assignment or termination of such Ground Lease, as directed by such Lessee, in
such form as may be reasonably requested by such Lessee, and such Lessee shall
pay any amounts due with respect thereto under such Ground Lease and, if such
Ground Lease is assigned, assume all obligations thereunder and (v) if such
Leased Property is subject to IDB Documentation, Lessor will execute and
deliver to the related Lessee, and the related Lessee shall accept, an
assignment and assumption of such IDB Documentation to and by such related
Lessee, in such form as may be reasonably requested by such Lessee, and such
Lessee shall pay any amounts due with respect thereto under such IDB
Documentation.

         (b)  Each Lessee shall, at such Lessee’s sole cost and expense, obtain all
required governmental and regulatory approval and consents and in connection
therewith shall make such filings as required by Applicable Law, and Lessor
shall cooperate with such Lessee upon such Lessee’s request in connection
therewith; in the event that Lessor is required by Applicable Law to take any
action in connection with such purchase and sale, the Lessees shall pay prior
to transfer all reasonable out-of-pocket costs incurred by Lessor in connection
therewith. Without limiting the foregoing, all costs incident to such
conveyance, including, without limitation, each Lessee’s attorneys’ fees,
Lessor’s attorneys’ fees, commissions, each Lessee’s and Lessor’s escrow fees,
recording fees, title insurance premiums and all applicable documentary
transfer or other transfer taxes and other taxes required to be paid in order
to record the transfer documents that might be imposed by reason of such
conveyance and the delivery of such deed shall, as between Lessees on the one
hand, and the Funding Parties on the other hand, be borne entirely by and paid
by the Lessees.

         (c)  Upon expiration or termination of this Lease resulting in conveyance
of Lessor’s interest in the title to the Leased Properties to the Lessees,
there shall be no apportionment of rents (including, without limitation, water
rents and sewer rents), taxes, insurance, utility charges or other charges
payable with respect to the Leased Properties, all of such rents, taxes,
insurance, utility or other charges due and payable with respect to the Leased
Properties prior to termination being payable by the Lessees hereunder and all
due after such time being payable by the Lessees as the then owners of the
Leased Properties.

         Section 14.6 Option to Remarket. Subject to the fulfillment of each of
the conditions set forth in this Section 14.6, the Lessees shall have the
option to market any of the Leased Properties for Lessor (the “Remarketing
Option”).

26

 

         The Lessees’ effective exercise and consummation of the Remarketing Option
shall be subject to the due and timely fulfillment of each of the following
provisions, the failure of any of which, unless waived in writing by Lessor and
the Lenders, shall render the Remarketing Option and the Lessees’ exercise
thereof null and void, in which event, each Lessee shall be obligated to
perform its obligations under Section 14.2.

		
	 	         (a) Not later than twelve months prior to the Lease Termination
Date, Concord shall give to Lessor and the Agent written notice of the
Lessees’ exercise of the Remarketing Option, which notice shall specify
the Leased Property or Leased Properties that will be remarketed.
	 
	 	         (b) Not later than ten (10) Business Days prior to the Lease
Termination Date, each Lessee shall deliver to Lessor and the Agent an
environmental assessment of each Leased Property leased by it and to be
remarketed dated not earlier than forty-five (45) days prior to the Lease
Termination Date. Such environmental assessment shall be prepared by an
environmental consultant selected by the related Lessee and reasonably
satisfactory to the Required Funding Parties, shall be in form, detail
and substance reasonably satisfactory to the Required Funding Parties,
and shall otherwise indicate no degradation in environmental conditions
beyond those described in the related Environmental Audit for which
corrective action is required by Applicable Law and shall not include a
recommendation for further investigation to make such determination.
	 
	 	         (c) On the date of Concord’s notice to Lessor and the Agent of the
Lessees’ exercise of the Remarketing Option, each of the Construction
Conditions shall have been timely satisfied with respect to the Leased
Property or Leased Properties being remarketed and no Event of Default or
Potential Event of Default shall exist, and thereafter, no Event of
Default or Potential Event of Default shall exist under this Lease.
	 
	 	         (d) Each Lessee shall have completed in all material respects all
Alterations, restoration and rebuilding of the Leased Property or Leased
Properties leased by it and to be remarketed pursuant to Sections 6.1,
6.2, 10.3 and 10.4 (as the case may be) and shall have fulfilled in all
material respects all of the conditions and requirements in connection
therewith pursuant to said Sections, in each case by the date on which
Lessor and the Agent receive Concord’s notice of the Lessees’ exercise of
the Remarketing Option (time being of the essence), regardless of whether
the same shall be within such Lessee’s control.
	 
	 	         (e) Upon request by the Agent, each Lessee shall promptly provide
any maintenance records relating to each Leased Property leased by it and
to be remarketed to Lessor, the Agent and any potential purchaser, and
shall otherwise do all things necessary to deliver possession of such
Leased Property to the potential purchaser at the appropriate 

27

 

		
	 	closing
date. Each Lessee shall allow Lessor, the Agent and any potential
purchaser reasonable access during normal business hours to any Leased
Property to be remarketed for the purpose of inspecting the same.
	 
	 	         (f) On the Lease Termination Date, each Lessee shall surrender the
related Leased Property or Leased Properties leased by it and being
remarketed in accordance with Section 14.8 hereof.
	 
	 	         (g) In connection with any such sale of the Leased Properties, each
Lessee will provide to the purchaser all customary “seller’s” indemnities
requested by the potential purchaser (taking into account the location
and nature of the related Leased Property or Leased Properties),
representations and warranties regarding title, absence of Liens (except
Lessor Liens) and the condition of the related Leased Property or Leased
Properties. Each Lessee shall fulfill all of the requirements set forth
in clause (b) of Section 14.5, and such requirements are incorporated
herein by reference. As to Lessor, any such sale shall be made on an “as
is, with all faults” basis without representation or warranty by Lessor,
other than the absence of Lessor Liens.
	 
	 	         (h) The Lessees, jointly and severally, shall pay to the Agent on
the Lease Termination Date (or to such other Person as Agent shall notify
Lessee in writing, or in the case of Supplemental Rent, to the Person
entitled thereto) an amount equal to the Recourse Deficiency Amount for
the Leased Property or Leased Properties that were the subject of the
Remarketing Option, plus all accrued and unpaid Basic Rent and
Supplemental Rent, and all other amounts hereunder with respect to such
Leased Property or Leased Properties which have accrued prior to or as of
such date that are then unpaid, in the type of funds specified in Section
3.3 hereof.

If the Lessees have exercised the Remarketing Option, the following additional
provisions shall apply: During the period commencing on the date twelve months
prior to the scheduled expiration of the Lease Term, one or more of the Lessees
shall, as nonexclusive agent for Lessor, use commercially reasonable efforts to
sell Lessor’s interest in the Leased Properties that will be remarketed and
will attempt to obtain the highest purchase price therefor. Lessee promptly
shall submit all bids to Lessor and the Agent and Lessor and the Agent will
have the right to review the same and the right to submit any one or more bids.
All bids shall be on an all-cash basis. In no event shall such bidder be a
Lessee or any Subsidiary or Affiliate of a Lessee. The written offer must
specify the Lease Termination Date as the closing date. If, and only if, the
Net Selling Price, as reasonably estimated by the Agent is less than an amount
equal to the difference
between the aggregate Leased Property Balances for the Leased Properties that
are the subject of the Remarketing Option at such time minus the Recourse
Deficiency Amount for such remarketed Leased Properties, then Lessor or the
Agent may, in its sole and absolute discretion, by notice to Concord, reject
such offer to purchase, in which event the parties will proceed

28

 

according to
the provisions of Section 14.7 hereof. If neither Lessor nor the Agent rejects
such purchase offer as provided above, the closing of such purchase of the
related Leased Properties by such purchaser shall occur on the Lease
Termination Date, contemporaneously with the Lessees’ surrender of the related
Leased Property or Leased Properties in accordance with Section 14.8 hereof.
The Net Selling Price shall be paid directly to the Agent (or Lessor if the
Funded Amounts have been fully paid) and shall be distributed pursuant to
Section 3.4(a) of the Loan Agreement. No Lessee shall have the right, power or
authority to bind Lessor in connection with any proposed sale of the Leased
Properties.

         Section 14.7 Rejection of Sale. Notwithstanding anything contained herein
to the contrary, if Lessor or the Agent rejects the purchase offer for any
remarketed Leased Property as provided in (and subject to the conditions set
forth in) Section 14.6, or if no bids are obtained for any remarketed Leased
Property after Lessees have fully complied with their obligations pursuant to
Section 14.6, then (a) the Lessees, jointly and severally, shall pay to the
Agent the Recourse Deficiency Amount for such remarketed Leased Property
pursuant to Section 14.6(i), and (b) Lessor shall retain title to such Leased
Property.

         Section 14.8 Return of Leased Property. If Lessor retains title to any
Leased Property pursuant to Section 14.7 hereof, then each Lessee shall, on the
Lease Termination Date, and at its own expense, return possession of the Leased
Properties leased by it to Lessor for retention by Lessor or, if the Lessees
properly exercise the Remarketing Option and fulfill all of the conditions of
Section 14.6 hereof and neither Lessor nor the Agent rejects such purchase
offer pursuant to Section 14.6, then each Lessee shall, on such Lease
Termination Date, and at its own cost, transfer possession of the remarketed
Leased Properties leased by it to the independent purchaser thereof, in each
case by surrendering the same into the possession of Lessor or such purchaser,
as the case may be, free and clear of all Liens other than Lessor Liens, in as
good condition as it was on the Completion Date therefor in the case of new
Construction, or the Funding Date (as modified by Alterations permitted by this
Lease), ordinary wear and tear excepted, and in compliance in all material
respects with Applicable Law. Each Lessee shall, on and within a reasonable
time before and after the Lease Termination Date, cooperate with Lessor and the
independent purchaser of any Leased Property leased by such Lessee in order to
facilitate the ownership and operation by such purchaser of such Leased
Property after the Lease Termination Date, which cooperation shall include the
following, all of which such Lessee shall do on or before the Lease Termination
Date or as soon thereafter as is reasonably practicable: providing all books
and records regarding the related Lessee’s maintenance of such Leased Property
and all know-how, data and technical information relating thereto, providing a
copy of the Plans and Specifications within the possession or control
of such Lessee or Concord, or its agent, granting or assigning all
licenses (to the extent assignable without third party consent) necessary for
the operation and maintenance of such Leased Property, and cooperating in
seeking and obtaining all necessary Governmental Action. Each Lessee shall
have also paid the cost of

29

 

all Alterations commenced prior to the Lease
Termination Date. The obligations of such Lessee under this Article XIV shall
survive the expiration or termination of this Lease.

         Section 14.9 Renewal. Subject to the conditions set forth herein, Concord
may, by written notice to Lessor and the Agent given not later than six months
and not earlier than sixteen months, prior to the scheduled Lease Termination
Date, request to renew this Lease for one period of five years, commencing on
the date following such Lease Termination Date. No later than the date that is
60 days prior to the Lease Termination Date, the Agent will notify Concord
whether or not Lessor and the Lenders consent to such renewal request (which
consent may be granted or denied in the Lessor’s and each Lender’s sole
discretion and may be conditioned on such conditions precedent as may be
specified by Lessor or such Lender). If the Agent fails to respond in such
time frame, such failure shall be deemed to be a rejection of such request.

ARTICLE XV.

LESSEE’S EQUIPMENT

         After any repossession of any Leased Property by Lessor or the Agent
(whether or not this Lease has been terminated), the related Lessee, at its
expense and so long as such removal of such trade fixture, personal property or
equipment shall not result in a violation of Applicable Law, shall, within a
reasonable time after such repossession or within ninety (90) days after such
Lessee’s receipt of Lessor’s written request (whichever shall first occur),
remove all of such Lessee’s trade fixtures, personal property and equipment
from such Leased Property (to the extent that the same can be readily removed
from such Leased Property without causing material damage to such Leased
Property); provided, however, that such Lessee shall not remove any Funded
Equipment (or that constitutes a replacement of such property). Any of a
Lessee’s trade fixtures, personal property and equipment not so removed by such
Lessee within such period shall be considered abandoned by such Lessee, and
title thereto shall without further act vest in Lessor, and may be
appropriated, sold, destroyed or otherwise disposed of by Lessor without notice
to any Lessee and without obligation to account therefor and the related Lessee
will pay Lessor, upon written demand, all reasonable costs and expenses
incurred by Lessor in removing, storing or disposing of the same and all costs
and expenses incurred by Lessor to repair any damage to such Leased Property
caused by such removal. Each Lessee will immediately repair at its expense all
damage to such Leased Property caused by any such removal (unless such removal
is effected by Lessor, in which event such Lessee shall pay all reasonable
costs and expenses incurred by Lessor for such repairs). Lessor shall have no
liability in exercising Lessor’s rights under this Article XV, nor shall Lessor
be responsible for any loss of or damage to any Lessee’s personal property and
equipment except to the extent due to Lessor’s gross negligence or willful
misconduct.

30

 

ARTICLE XVI.

RIGHT TO PERFORM FOR LESSEE

         If any Lessee shall fail to perform or comply with any of its agreements
contained herein, Lessor may perform or comply with such agreement (provided
that, unless there is imminent danger of cancellation or termination of
insurance or forfeiture or material damage to a Leased Property or Lessor’s
interest therein, Lessor shall give Concord five (5) Business Days’ prior
notice of its intent to so perform or comply), and Lessor shall not thereby be
deemed to have waived any default caused by such failure, and the amount of
such payment and the amount of the expenses of Lessor (including actual and
reasonable attorneys’ fees and expenses) incurred in connection with such
payment or the performance of or compliance with such agreement, as the case
may be, shall be deemed Supplemental Rent, payable by the related Lessee to
Lessor within thirty (30) days after written demand therefor.

ARTICLE XVII.
MISCELLANEOUS

         Section 17.1 Reports. To the extent required under Applicable Law and to
the extent it is reasonably practical for a Lessee to do so, such Lessee shall
prepare and file in timely fashion, or, where such filing is required to be
made by Lessor or it is otherwise not reasonably practical for a Lessee to make
such filing, Lessee shall prepare and deliver to Lessor (with a copy to the
Agent) within a reasonable time prior to the date for filing and Lessor shall
file, any material reports with respect to the condition or operation of such
Leased Property that shall be required to be filed with any Governmental
Authority.

         Section 17.2 Binding Effect; Successors and Assigns; Survival. The terms
and provisions of this Lease, and the respective rights and obligations
hereunder of Lessor and the Lessees, shall be binding upon their respective
successors, legal representatives and assigns (including, in the case of
Lessor, any Person to whom Lessor may transfer any Leased Property or any
interest therein in accordance with the provisions of the Operative Documents),
and inure to the benefit of their respective permitted successors and assigns,
and the rights granted hereunder to the Agent and the Lenders shall inure
(subject to such conditions as are contained herein) to the benefit of their
respective permitted successors and assigns. Each Lessee hereby acknowledges
that Lessor has assigned all of its right, title and interest to, in and under
this Lease to the Agent and the Lenders pursuant to the Loan Agreement and
related Operative Documents, and that all of Lessor’s rights hereunder may be
exercised by the Agent.

         Section 17.3 Quiet Enjoyment. Lessor covenants that it will not interfere
in the related Lessee’s or any of its permitted sublessees’ quiet use and
enjoyment of the Leased Properties in accordance with this Lease during the
Lease Term, so long as no Event of Default

31

 

has occurred and is continuing.
Such right of quiet use and enjoyment is independent of, and shall not affect,
Lessor’s rights otherwise to initiate legal action to enforce the obligations
of the Lessees under this Lease.

         Section 17.4 Notices. Unless otherwise specified herein, all notices,
offers, acceptances, rejections, consents, requests, demands or other
communications to or upon the respective parties hereto shall be in writing and
shall be deemed to have been given as set forth in Section 8.2 of the Master
Agreement. All such notices, offers, acceptances, rejections, consents,
requests, demands or other communications shall be addressed as follows or to
such other address as any of the parties hereto may designate by written
notice:

	 	 	 	 	 
	 	 	
If to Lessor:
	 	Atlantic Financial Group, Ltd.

2808 Fairmount, Suite 250 LB9

Dallas, Texas 75201

Attn: Stephen Brookshire

Facsimile: 214-871-2799
	
	
	
	

	 	 	 	 	 
	
	
	
	

	 	 	
If to Concord
or any other Lessee:
	 	Concord EFS, Inc.

1100 Carr Road

Wilmington, Delaware 19809

Attn: Mr. Edward T. Haslam and

Marcia Heister, Esq.

Facsimile: 302-791-8764

and 302-791-8762
	
	
	
	

	 	 	 	 	 
	
	
	
	

	 	 	
If to Agent:
	 	SunTrust Bank

6410 Poplar Avenue, Suite 320

Memphis, Tennessee 38119

Attn: Bryan Ford

Facsimile: 901-766-7565
	
	
	
	

	 	 	 	 	 
	
	
	
	

	 	 	
with a copy to:
	 	SunTrust Capital Markets, Inc.

303 Peachtree Street, 24th Floor

MC 3951

Atlanta, Georgia 30308

Attn: Peter Kantor

Facsimile: 404-230-1344

         
                  
         
   If to a Lender, to the address provided in the Master Agreement.

32

 

         Section 17.5 Severability. Any provision of this Lease that shall be
prohibited or unenforceable in any jurisdiction shall, as to such jurisdiction,
be ineffective to the extent of such prohibition or unenforceability without
invalidating the remaining provisions hereof and any such prohibition or
unenforceability in any jurisdiction shall not invalidate or render
unenforceable such provision in any other jurisdiction, and Lessee shall remain
liable to perform its obligations hereunder except to the extent of such
unenforceability. To the extent permitted by Applicable Law, each Lessee
hereby waives any provision of law that renders any provision hereof prohibited
or unenforceable in any respect.

         Section 17.6 Amendment; Complete Agreements. Neither this Lease nor any
of the terms hereof may be terminated, amended, supplemented, waived or
modified orally, except by an instrument in writing signed by Lessor and
Concord in accordance with the provisions of Section 8.4 of the Master
Agreement. This Lease, together with the applicable Lease Supplement and the
other Operative Documents, is intended by the parties as a final expression of
their lease agreement and as a complete and
exclusive statement of the terms thereof, all negotiations, considerations
and representations between the parties having been incorporated herein and
therein. No course of prior dealings between the parties or their officers,
employees, agents or Affiliates shall be relevant or admissible to supplement,
explain, or vary any of the terms of this Lease or any other Operative
Document. Acceptance of, or acquiescence in, a course of performance rendered
under this or any prior agreement between the parties or their Affiliates shall
not be relevant or admissible to determine the meaning of any of the terms of
this Lease or any other Operative Document. No representations, undertakings,
or agreements have been made or relied upon in the making of this Lease other
than those specifically set forth in the Operative Documents.

         Section 17.7 Construction. This Lease shall not be construed more
strictly against any one party, it being recognized that both of the parties
hereto have contributed substantially and materially to the preparation and
negotiation of this Lease.

         Section 17.8 Headings. The Table of Contents and headings of the various
Articles and Sections of this Lease are for convenience of reference only and
shall not modify, define or limit any of the terms or provisions hereof.

         Section 17.9 Counterparts. This Lease may be executed by the parties
hereto in separate counterparts, each of which when so executed and delivered
shall be an original, but all such counterparts shall together constitute but
one and the same instrument.

         Section 17.10 GOVERNING LAW. THIS LEASE SHALL IN ALL RESPECTS BE GOVERNED
BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF GEORGIA
APPLICABLE TO AGREEMENTS MADE AND TO BE PERFORMED ENTIRELY WITHIN SUCH STATE,
EXCEPT AS TO MATTERS RELATING

33

 

TO THE CREATION OF THE LEASEHOLD OR MORTGAGE
ESTATES HEREUNDER, AND THE EXERCISE OF RIGHTS AND REMEDIES WITH RESPECT
THERETO, WHICH SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAW OF
THE STATES IN WHICH SUCH ESTATES ARE LOCATED.

         Section 17.11 Discharge of Lessee’s Obligations by its Subsidiaries or
Affiliates. Lessor agrees that performance of any Lessee’s obligations
hereunder by one or more of such Lessee’s Subsidiaries or Affiliates shall
constitute performance by Lessee of such obligations to the same extent and
with the same effect hereunder as if such obligations were performed by such
Lessee, but no such performance shall excuse any Lessee from any obligation not
performed by it or on its behalf under the Operative Documents.

         Section 17.12 Liability of Lessor Limited. Except as otherwise expressly
provided below in this Section 17.12, it is expressly understood and agreed by
and between each Lessee, Lessor and their respective successors and assigns
that
nothing herein contained shall be construed as creating any liability of
Lessor or any of its Affiliates or any of their respective officers, directors,
employees or agents, individually or personally, for any failure to perform any
covenant, either express or implied, contained herein, all such liability, if
any, being expressly waived by each Lessee and by each and every Person now or
hereafter claiming by, through or under any Lessee, and that, so far as Lessor
or any of its Affiliates or any of their respective officers, directors,
employees or agents, individually or personally, is concerned, each Lessee and
any Person claiming by, through or under any Lessee shall look solely to the
right, title and interest of Lessor in and to the Leased Properties and any
proceeds from Lessor’s sale or encumbrance thereof (provided, however, that no
Lessee shall be entitled to any double recovery) for the performance of any
obligation under this Lease and under the Operative Documents and the
satisfaction of any liability arising therefrom (provided that Lessor shall be
liable for actual damages resulting from its or any of its Affiliate’s gross
negligence, willful misconduct, misrepresentation and breach of its covenants
set forth in Section 5.17 of the Master Agreement, except to the extent imputed
to Lessor by virtue of any Lessee’s action or failure to act).

         Section 17.13 Estoppel Certificates. Each party hereto agrees that at any
time and from time to time during the Lease Term, it will promptly, but in no
event later than thirty (30) days after request by the other party hereto,
execute, acknowledge and deliver to such other party or to any prospective
purchaser (if such prospective purchaser has signed a commitment or letter of
intent to purchase any Leased Property or any part thereof or any Note),
assignee or mortgagee or third party designated by such other party, a
certificate stating (a) that this Lease is unmodified and in force and effect
(or if there have been modifications, that this Lease is in force and effect as
modified, and identifying the modification agreements); (b) the date to which
Basic Rent has been paid; (c) whether or not there is any existing default by
any Lessee in the payment of Basic Rent or any other sum of money hereunder,
and whether or not there is any other existing default by either party with
respect to which a notice of default has been served, and, if there is any such

34

 

default, specifying the nature and extent thereof; (d) whether or not, to the
actual knowledge of the signer, there are any setoffs, defenses or
counterclaims against enforcement of the obligations to be performed hereunder
existing in favor of the party executing such certificate and (e) other items
that may be reasonably requested; provided that no such certificate may be
requested unless the requesting party has a good faith reason for such request.

         Section 17.14 No Joint Venture. Any intention to create a joint venture,
partnership or other fiduciary relationship between Lessor and any Lessee is
hereby expressly disclaimed.

         Section 17.15 No Accord and Satisfaction. The acceptance by Lessor of any
sums from any Lessee (whether as Basic Rent or otherwise) in amounts which are
less than the amounts due and payable by the Lessees hereunder is not
intended, nor shall be construed, to constitute an accord and satisfaction
of any dispute between Lessor and any Lessee regarding sums due and payable by
any Lessee hereunder, unless Lessor specifically deems it as such in writing.

         Section 17.16 No Merger. In no event shall the leasehold interests,
estates or rights of any Lessee hereunder, or of the holder of any Notes
secured by a security interest in this Lease, merge with any interests, estates
or rights of Lessor in or to the Leased Properties, it being understood that
such leasehold interests, estates and rights of each Lessee hereunder, and of
the holder of any Notes secured by a security interest in this Lease, shall be
deemed to be separate and distinct from Lessor’s interests, estates and rights
in or to the Leased Properties, notwithstanding that any such interests,
estates or rights shall at any time or times be held by or vested in the same
person, corporation or other entity.

         Section 17.17 Survival. The obligations of each Lessee to be performed
under this Lease prior to the Lease Termination Date and the obligations of
each Lessee pursuant to Articles III, X, XI, XIII, Sections 14.2, 14.3, 14.4,
14.5, 14.8, Articles XV, and XVI, and Sections 17.10 and 17.12 shall survive
the expiration or termination of this Lease. The extension of any applicable
statute of limitations by Lessor, any Lessee, the Agent or any Indemnitee shall
not affect such survival.

         Section 17.18 Chattel Paper. To the extent that this Lease constitutes
chattel paper (as such term is defined in the Uniform Commercial Code in any
applicable jurisdiction), no security interest in this Lease may be created
through the transfer or possession of any counterpart other than the sole
original counterpart, which shall be identified as the original counterpart by
the receipt of the Agent.

         Section 17.19 Time of Essence. Time is of the essence of this Lease.

35

 

         Section 17.20 Recordation of Lease. Each Lessee will, at its expense,
cause each Lease Supplement, or a memorandum of lease in form and substance
reasonably satisfactory to Lessor and such Lessee (if permitted by Applicable
Law) to be recorded in the proper office or offices in the States and the
municipalities in which the Land is located. Lessor agrees to execute and
deliver a memorandum of lease, provided the form and substance thereof is
reasonably satisfactory to Lessor.

         Section 17.21 Investment of Security Funds. The parties hereto agree that
any amounts not payable to a Lessee pursuant to any provision of Article VIII,
X or XIV or this Section 17.21 shall be held by the Agent (or Lessor if the
Loans have been fully paid) as security for the obligations of the Lessees
under this Lease and the Master Agreement and of Lessor under the Loan
Agreement. At such time as such amounts are
payable to the Lessee, such amounts, net of any amounts previously applied
to the Lessees’ obligations hereunder or under the Master Agreement (which
application is hereby agreed to by Lessee), shall be paid to the related
Lessee. Any such amounts which are held by the Agent (or Lessor if the Loans
have been fully paid) pending payment to a Lessee shall until paid to such
Lessee, as provided hereunder or until applied against the Lessees’ obligations
herein and under the Master Agreement and distributed as provided in the Loan
Agreement or herein (after the Loan Agreement is no longer in effect) in
connection with any exercise of remedies hereunder, be invested by the Agent or
Lessor, as the case may be, as directed from time to time in writing by Lessee
(provided, however, if an Event of Default has occurred and is continuing it
will be directed by the Agent or, if the Loans have been fully paid, Lessor)
and at the expense and risk of the Lessees, in Permitted Investments. Any gain
(including interest received) realized as the result of any such investment
(net of any fees, commissions and other expenses, if any, incurred in
connection with such investment) shall be applied in the same manner as the
principal invested. Lessee upon demand shall pay to the Agent or Lessor, as
appropriate, the amount of any loss incurred in connection with all such
investments and the liquidation thereof.

         Section 17.22 Ground Leases. Each Lessee will, at its expense, timely
perform all of the obligations of Lessor, in its capacity as ground lessee,
under each Ground Lease and, if requested by Lessor shall provide satisfactory
evidence to Lessor of such performance.

         Section 17.23 Land and Building. If any Building and the Land on which
such Building is located are subject to separate Lease Supplements, at any time
that the related Lessee exercises an option to purchase such Building or such
Land, or to renew this Lease with respect to such Building or such Land, or is
obligated to purchase such Building or such Land as a result of an Event of
Loss, an Event of Taking or an Event of Default, such purchase or renewal shall
be made simultaneously with respect to all of such Building and such Land.

         Section 17.24 Joint and Several. Each obligation of each Lessee hereunder
shall be a joint and several obligation of all of the Lessees.

36

 

         Section 17.25 Construction Land Interests. Notwithstanding any other
provision of this Lease or any of the Operative Documents, with respect to each
Construction Land Interest, to the extent the terms and conditions of the
Construction Agency Agreement are inconsistent with the terms of this Lease,
the Construction Agency Agreement shall control with respect to such
Construction Land Interest and take priority over any other provision hereof or
any of the Operative Documents from the date hereof until the earlier of the
Completion Date for such Leased Property or the Construction Term Expiration
Date.

         Section 17.26 IDB Documentation. If any Leased Property is subject to an
IDB Lease, this Lease shall be deemed to be a sublease as to such Leased
Property. Each Lessee hereby agrees to perform timely all of its obligations
and all obligations of Lessor under all IDB Documentation related to any Leased
Property.

[Signature page follows]

37

 

         IN WITNESS WHEREOF, the undersigned have each caused this Lease Agreement
to be duly executed and delivered and attested by their respective officers
thereunto duly authorized as of the day and year first above written.

	 	 	 	 	 	 	 
	Witnessed:	 	CONCORD EFS, INC.,

as a Lessee
	
	
	
	

	 	 	 	 	 
	
	
	
	

	By:	 	
/s/ Debra Kerr

Name:Debra Kerr
	 	By:
	 	/s/ E. T. Haslam

Name:Edward T. Haslam

Title:Chief Financial Officer
	
	
	
	

	 	 	 	 	 
	
	
	
	

	By:	 	
/s/ Linda Moses

Name: Linda Moses	 	 	 	 

LEASE

AGREEMENT

S-1 

 

	 	 	 	 	 	 	 
	
	
	
	

	 	 	 	 	ATLANTIC FINANCIAL GROUP, LTD.,
as Lessor
	
	
	
	

	 	 	 	 	 	 	 
	
	
	
	

	 	 	 	 	By:
	 	Atlantic Financial Managers,

Inc., its General Partner
	
	
	
	

	Witnessed:	 	 	 	 
	
	
	
	

	 	 	 	 	 
	
	
	
	

	By:	 	
/s/ Pattie Keath

Name: Pattie Keath
	 	By:
	 	/s/ Stephen Brookshire

Name: Stephen Brookshire

Title: President
	
	
	
	

	 	 	 	 	 
	
	
	
	

	By:	 	
/s/ Sean Allen

Name: Sean Allen	 	 	 	 

LEASE

AGREEMENT

S-2 

 

	 	 	 	 	 
	STATE OF Texas

COUNTY OF Dallas	 	
)

)

)
	 	

ss.:

         The foregoing Lease Agreement was acknowledged before me, the undersigned
Notary Public, in the County of Dallas, Texas, this 11th day
of July, 2002, by
Stephen Brookshire, as President of Atlantic Financial Group, Ltd., on behalf
of such partnership.

	 	 	 	 	 
	[Notarial Seal]	 	 	 	/s/ Lori L. Decker

Notary Public
	
	
	
	

	 	 	 	 	 
	
	
	
	

	My commission expires:	 	
     	 	 

	 	 	 	 	 
	STATE OF Delaware

COUNTY OF New Castle	 	
)

)

)

	 	

ss.:

         The foregoing Lease Agreement was acknowledged before me, the undersigned
Notary Public, in the County of New Castle, Delaware, this
10th day of July,
2002, by Edward T. Haslam, as Chief Financial Officer, of Concord EFS, Inc., a
Delaware corporation, on behalf of the corporation.

	 	 	 
	[Notarial Seal]	 	
/s/Debra S. Kerr

Notary Public

My commission expires:      

LEASE

AGREEMENT

N-1 

 

Receipt of this original counterpart of the foregoing Lease is hereby
acknowledged as of the date hereof.

	 	 	 	 	 
	 	 	SUNTRUST BANK,

as the Agent
	
	
	
	

	 	 	 	 	 
	
	
	
	

	 	 	
By:	 	 
	
	
	
	

	 	 	 	 	Name:
	
	
	
	

	 	 	 	 	Title:

LEASE

AGREEMENT

S-2 

 

	 	 	 	 	 
	Recording requested by	 	
 
	 	EXHIBIT A TO
	and when recorded mail to:	 	
 
	 	THE LEASE
	
	
	
	

	
	
	
	

	
	
	
	

	
	
	
	

	
	 	 	 	 
	
	
	
	

	
	 	 	 	 
	
	
	
	

	
	 	 	 	 
	
	
	
	

	
	 	 	 	 

LEASE SUPPLEMENT NO. __ AND MEMORANDUM OF LEASE

         THIS
LEASE SUPPLEMENT NO.      (this
“Lease Supplement”) dated as of
[                    
], between ATLANTIC FINANCIAL GROUP, LTD., as lessor (the “Lessor”),
and [CONCORD EFS, INC., a Delaware corporation,] as lessee (the “Related
Lessee”).

         WHEREAS Lessor is the owner of the Land described on Schedule I hereto and
wishes to lease the Land together with any Building and other improvements
thereon or which thereafter may be constructed thereon pursuant to the Lease to
Lessee;

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

         SECTION 1. Definitions; Interpretation. For purposes of this Lease
Supplement, capitalized terms used herein and not otherwise defined herein
shall have the meanings assigned to them in Appendix A to the Master Lease
Agreement, dated as of July 12, 2002 (as amended and supplemented from time to
time, the “Lease”), among the Lessees named therein and Lessor; and the rules
of interpretation set forth in Appendix A to the Lease shall apply to this
Lease Supplement.

         SECTION 2. The Properties. Attached hereto as Schedule I is the
description of certain Land (the “Subject Property”). Effective upon the
execution and delivery of this Lease Supplement by Lessor and Lessee, such
Land, together with any Building and other improvements thereon or which
thereafter may be constructed thereon shall be subject to the terms and
provisions of the Lease and Lessor hereby grants, conveys, transfers and
assigns to the Related Lessee those interests, rights, titles, estates, powers
and privileges provided for in the Lease with respect to the Subject Property.

A-1

 

         SECTION 3. Amendments to Lease with Respect to Subject Property.
Effective upon the execution and delivery of this Lease Supplement by Lessor
and the Related Lessee, the following terms and provisions shall apply to the
Lease with respect to the Subject Property:

[Insert Applicable Sections per Local Law

as contemplated by the Master Agreement]

         SECTION 4. Ratification; Incorporation. Except as specifically modified
hereby, the terms and provisions of the Lease are hereby ratified and confirmed
and remain in full force and effect. The terms of the Lease (as amended by
this Lease Supplement) are by this reference incorporated herein and made a
part hereof.

         SECTION 5. Original Lease Supplement. The single executed original of
this Lease Supplement marked “THIS COUNTERPART IS THE ORIGINAL EXECUTED
COUNTERPART” on the signature page thereof and containing the receipt of the
Agent therefor on or following the signature page thereof shall be the original
executed counterpart of this Lease Supplement (the “Original Executed
Counterpart”). To the extent that this Lease Supplement constitutes chattel
paper, as such term is defined in the Uniform Commercial Code as in effect in
any applicable jurisdiction, no security interest in this Lease Supplement may
be created through the transfer or possession of any counterpart other than the
Original Executed Counterpart.

         SECTION 6. GOVERNING LAW. THIS LEASE SUPPLEMENT SHALL BE GOVERNED BY AND
CONSTRUED IN ACCORDANCE WITH THE LAW OF THE STATE OF GEORGIA, BUT EXCLUDING ALL
OTHER CHOICE OF LAW AND CONFLICTS OF LAW RULES OF SUCH STATE, EXCEPT AS TO
MATTERS RELATING TO THE CREATION OF THE LEASEHOLD AND MORTGAGE ESTATES
HEREUNDER, AND THE EXERCISE OF RIGHTS AND REMEDIES WITH RESPECT THERETO, WHICH
SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAW OF THE STATE IN
WHICH SUCH ESTATES ARE LOCATED.

         SECTION 7. Counterpart Execution. This Lease Supplement may be executed
in any number of counterparts and by each of the parties hereto in separate
counterparts, all such counterparts together constituting but one and the same
instrument.

A-2

 

         IN WITNESS WHEREOF, each of the parties hereto has caused this Lease
Supplement to be duly executed by an officer thereunto duly authorized as of
the date and year first above written.

	 	 	 
	Witnessed:	 	
ATLANTIC FINANCIAL GROUP, LTD.,
	 	 	
as the Lessor
	 	 	 
	By:	 	
By: Atlantic Financial Managers,
	
	 	
        Inc., its General Partner
	      Name:	 	 
	 	 	 
	By:	 	
By:
	
	 	

	      Name:	 	
      Name:
	 	 	
      Title:
	 	 	 
	Witnessed:	 	
[CONCORD EFS, INC.],
	 	 	
as Related Lessee
	 	 	 
	By:	 	
By:
	
	 	

	      Name:	 	
      Name:
	 	 	
      Title:
	By:	 	 
	
	 	 
	      Name:	 	 

S-1

 

	 	 	 	 	 	 	 	 	 
	STATE OF _______________	 	)	 	 	 	 	 
	 	 	 	)	 	ss.:	 	 	 
	COUNTY OF _____________	 	
)
	 	 	 	 	 

         The foregoing Lease Supplement was acknowledged before me, the undersigned
Notary Public, in the County of _______________, _____   _____, this _________ day of
_______________ , ____________________ , by ______________________, as ________________________
of Atlantic Financial Group, Ltd., on behalf of such partnership.

	 	 	 
	[Notarial Seal]	 	

	 	 	
Notary Public

My commission expires: _____________

	 	 	 	 	 	 	 	 	 
	STATE OF _______________	 	)	 	 	 	 	 
	 	 	 	)	 	ss.:	 	 	 
	COUNTY OF _____________	 	
)
	 	 	 	 	 

         The foregoing Lease Supplement was acknowledged before me, the undersigned
Notary Public, in the County of ________________, this _____   _____ day of
_______________, __________________, by __________________________ as ______________________________ of [Concord EFS,
Inc., a Delaware] corporation, on behalf of the corporation.

	 	 	 
	[Notarial Seal]	 	

	 	 	
Notary Public

My commission expires: ______________

N-1

 

         Receipt of this original counterpart of the foregoing Lease Supplement is
hereby acknowledged as of the date hereof.

	 	 	 
	 	
SUNTRUST BANK,
	 	
as the Agent
	 	 	 
	 	
By:	 
	 	 	

	 	 	
Name:
	 	 	
Title:

 

 

APPENDIX A

to

Master Agreement, Lease,

Loan Agreement and Construction Agency Agreement

DEFINITIONS AND INTERPRETATION

         A.     Interpretation. In each Operative Document, unless a clear contrary
intention appears:

		
	 	         (i) the singular number includes the plural number and vice versa;
	 
	 	         (ii) reference to any Person includes such Person’s successors and
assigns but, if applicable, only if such successors and assigns are
permitted by the Operative Documents;
	 
	 	         (iii) reference to any gender includes each other gender;
	 
	 	         (iv) reference to any agreement (including any Operative Document),
document or instrument means such agreement, document or instrument as
amended, supplemented or modified and in effect from time to time in
accordance with the terms thereof and, if applicable, the terms of the
other Operative Documents and reference to any promissory note includes
any promissory note which is an extension or renewal thereof or a
substitute or replacement therefor;
	 
	 	         (v) reference to any Applicable Law or Requirement of Law means such
Applicable Law or Requirement of Law as amended, modified, codified,
replaced or reenacted, in whole or in part, and in effect from time to
time, including rules and regulations promulgated thereunder and
reference to any section or other provision of any Applicable Law or
Requirement of Law means that provision of such Applicable Law from time
to time in effect and constituting the substantive amendment,
modification, codification, replacement or reenactment of such section or
other provision;
	 
	 	         (vi) reference in any Operative Document to any Article, Section,
Appendix, Schedule or Exhibit means such Article or Section thereof or
Appendix, Schedule or Exhibit thereto;
	 
	 	         (vii) “hereunder”, “hereof”, “hereto” and words of similar import
shall be deemed references to an Operative Document as a whole and not to
any particular Article, Section, paragraph or other provision of such
Operative Document;

 

 

		
	 	         (viii) “including” (and with correlative meaning “include”) means
including without limiting the generality of any description preceding
such term;
	 
	 	         (ix) “or” is not exclusive; and
	 
	 	         (x) relative to the determination of any period of time, “from”
means “from and including” and “to” means “to but excluding”.

         B.     Accounting Terms. In each Operative Document, unless expressly
otherwise provided, all terms of an accounting character used in the Operative
Documents shall be interpreted, all accounting determinations under the
Operative Documents shall be made, and all financial statements required to be
delivered under the Master Agreement shall be prepared, in accordance with
GAAP.

         C.     Conflict in Operative Documents. If there is any conflict between any
Operative Documents, each such Operative Document shall be interpreted and
construed, if possible, so as to avoid or minimize such conflict but, to the
extent (and only to the extent) of such conflict, the Master Agreement shall
prevail and control.

         D.     Legal Representation of the Parties. The Operative Documents were
negotiated by the parties with the benefit of legal representation and any rule
of construction or interpretation otherwise requiring any Operative Document to
be construed or interpreted against any party shall not apply to any
construction or interpretation hereof or thereof.

         E.     Defined Terms. Unless a clear contrary intention appears, terms
defined herein have the respective indicated meanings when used in each
Operative Document.

         “1998 Lease” means the Lease Agreement, dated as of May 22, 1998, between
Electronic Payment Services, Inc. and the Lessor.

         “2000 Lease” means the Master Lease Agreement, dated as of November 15,
2000, among Electronic Payment Services, Inc., the other Subsidiaries of
Concord party thereto and the Lessor.

         “A Loan” means the A Percentage of Fundings made pursuant to the Loan
Agreement and the Master Agreement.

         “A Note” is defined in Section 2.2 of the Loan Agreement.

         “A Percentage” means 83.5%.

         “Acquisition Related Special Charges” for any fiscal quarter means charges
to income related specifically to acquisitions by Concord and its Subsidiaries
accounted for during such

2

 

 fiscal quarter, it being understood that Acquisition Related Special
Charges shall not include write-downs of goodwill, other charges related to
future performance and costs and accruals for restructuring or accrual charges
of Concord or any restructuring or accrual charges of Concord or any of its
Subsidiaries for its operations that are not specifically related to such
acquisition.

         “Acquisition Related Special Gains” for any fiscal quarter means gains
arising from any write-up of assets resulting from acquisitions, earnings of
any Person acquired realized by such Person prior to the acquisition and any
gain resulting from extraordinary or non-recurring items resulting from
acquisitions, in each case realized by Concord or any of its Subsidiaries
during such fiscal quarter.

         “Address” means with respect to any Person, its address set forth in
Schedule 8.2 to the Master Agreement or such other address as it shall have
identified to the parties to the Master Agreement in writing in the manner
provided for the giving of notices thereunder.

         “Adjusted LIBO Rate” means, with respect to each Rent Period for a LIBOR
Advance, the rate obtained by dividing (A) LIBOR for such Rent Period by (B) a
percentage equal to 1 minus the then stated maximum rate (stated as a decimal)
of all reserves requirements (including, without limitation, any marginal,
emergency, supplemental, special or other reserves) applicable to any member
bank of the Federal Reserve System in respect of Eurocurrency liabilities as
defined in Regulation D (or against any successor category of liabilities as
defined in Regulation D).

         “Adjusted Net Income” for any fiscal quarter means the Consolidated Net
Income (or Deficit) for such fiscal quarter adjusted to eliminate any and all
Acquisition Related Special Charges and Acquisition Related Special Gains for
such fiscal quarter.

         “Advance” means a LIBOR Advance or a Base Rate Advance.

         “Affiliate” of any Person means any other Person directly or indirectly
controlling, controlled by, or under common control with, such Person, whether
through the ownership of voting securities, by contract or otherwise. For
purposes of this definition, “control” (including with correlative meanings,
the terms “controlling”, “controlled by”, and “under common control with”) as
applied to any Person, means the possession, directly or indirectly, of the
power to direct or cause the direction of the management and policies of that
Person.

         “After-Tax Basis” means (a) with respect to any payment to be received by
an Indemnitee (which, for purposes of this definition, shall include any Tax
Indemnitee), the amount of such payment supplemented by a further payment or
payments so that, after deducting from such payments the amount of all Taxes
(net of any current credits, deductions or other Tax benefits arising from the
payment by the Indemnitee of any amount, including Taxes, for which the payment
to be received is made) imposed currently on the Indemnitee by any Governmental
Authority or taxing authority with respect to such payments, the balance of
such payments shall

3

 

 be equal to the original payment to be received and (b) with respect to
any payment to be made by any Indemnitee, the amount of such payment
supplemented by a further payment or payments so that, after increasing such
payment by the amount of any current credits or other Tax benefits realized by
the Indemnitee under the laws of any Governmental Authority or taxing authority
resulting from the making of such payments, the sum of such payments (net of
such credits or benefits) shall be equal to the original payment to be made;
provided, however, for the purposes of this definition, and for purposes of any
payment to be made to either a Lessee or an Indemnitee on an after-tax basis,
it shall be assumed that (i) federal, state and local taxes are payable at the
highest combined marginal federal and state statutory income tax rate (taking
into account the deductibility of state income taxes for federal income tax
purposes) applicable to corporations from time to time and (ii) such Indemnitee
or such Lessee has sufficient income to utilize any deductions, credits (other
than foreign tax credits, the use of which shall be determined on an actual
basis) and other Tax benefits arising from any payments described in clause (b)
of this definition.

         “Agent” means SunTrust Bank, a Georgia banking corporation, in its
capacity as agent under the Master Agreement and the Loan Agreement.

         “Agent’s Fee Letter” means the Agent’s Fee Letter, dated as of July 12,
2002, between the Agent and Concord.

         “Alterations” means, with respect to any Leased Property, fixtures,
alterations, improvements, modifications and additions to such Leased Property.

         “Applicable Law” means all applicable laws (including Environmental Laws),
rules, regulations (including proposed, temporary and final income tax
regulations), statutes, treaties, codes, ordinances, permits, certificates,
orders and licenses of and interpretations by, any Governmental Authority, and
applicable judgments, decrees, injunctions, writs, orders or like action of any
court, arbitrator or other administrative, judicial or quasi-judicial tribunal
or agency of competent jurisdiction (including those pertaining to health,
safety or the environment (including, without limitation, wetlands) and those
pertaining to the construction, use or occupancy of any Leased Property).

         “Applicable Margin” means (i) 0 for Base Rate Advances and (ii) for LIBOR
Advances, (A) 0.50%, if the Funded Debt to Tangible Capitalization Ratio for
the most recently ended fiscal quarter is less than 15%, (B) 0.75%, if the
Funded Debt to Tangible Capitalization Ratio for the most recently ended fiscal
quarter is equal to or greater than 15%, but less than 25%, (C) 1.00%, if the
Funded Debt to Tangible Capitalization Ratio for the most recently ended fiscal
quarter is equal to or greater than 25%.

         “Appraisal” is defined in Section 3.1 of the Master Agreement.

         “Appraiser” means an MAI appraiser reasonably satisfactory to the Agent.

4

 

         “Architect” means with respect to any Leased Property the architect
engaged in connection with the construction of the related Building, if any,
who may be an employee of the General Contractor for such Leased Property.

         “Architect’s Agreement” means, with respect to any Leased Property, the
architectural services agreement, if any, between the Construction Agent (or a
Lessee) and the related Architect.

         “Assignment and Assumption” means an assignment and assumption agreement,
substantially in the form of Exhibit F to the Master Agreement.

         “Assignment of Lease and Rents” means, with respect to any Leased
Property, the Assignment of Lease and Rents, dated as of the related Closing
Date, from the Lessor to the Agent, substantially in the form of Exhibit B to
the Master Agreement.

         “Authority” means a development or similar authority of any state, county
or municipality that is an issuer of Bonds.

         “Award” means any award or payment received by or payable to the Lessor or
a Lessee on account of any Condemnation or Event of Taking (less the actual
costs, fees and expenses, including reasonable attorneys’ fees, incurred in the
collection thereof, for which the Person incurring the same shall be reimbursed
from such award or payment).

         “B Loan” means the B Percentage of Fundings made pursuant to the Loan
Agreement and the Master Agreement.

         “B Note” is defined in Section 2.2 of the Loan Agreement.

         “B Percentage” means 5.0%.

         “Banking Agency” means any Governmental Authority charged with the
regulation of financial institutions.

         “Bankruptcy Code” means the Bankruptcy Reform Act of 1978, as amended.

         “Base Rate” means (with any change in the Base Rate to be effective as of
the date of change of either of the following rates) the higher of (i) the rate
which the Agent publicly announces from time to time as its prime lending rate,
as in effect from time to time, and (ii) the Federal Funds Rate, as in effect
from time to time, plus one-half of one percent (0.50%) per annum. The Agent’s
prime lending rate is a reference rate and does not necessarily represent the
lowest or best rate actually charged to customers; the Agent may make
commercial loans or other

5

 

 loans at rates of interest at, above or below the Agent’s prime lending
rate. The Base Rate is determined daily.

         “Base Rate Advance” means that portion of the Funded Amount bearing
interest at the Base Rate.

         “Base Term” means, with respect to any Leased Property, (a) the period
commencing on the related Closing Date and ending on July 12, 2009 or (b) such
shorter period as may result from earlier termination of the Lease as provided
therein.

         “Basic Rent” means the rent payable pursuant to Section 3.1 of the Lease,
determined in accordance with the following: each installment of Basic Rent
payable on any Payment Date shall be in an amount equal to the sum of (A) the
aggregate amount of Lender Basic Rent payable on such Payment Date, plus (B)
the aggregate amount of Lessor Basic Rent payable on such Payment Date, in each
case for the Leased Property or Properties that are then subject to the Lease.

         “Benefit Arrangement” means at any time an employee benefit plan within
the meaning of Section 3(3) of ERISA which is not a Plan or a Multiemployer
Plan and which is maintained or otherwise contributed to by any member of the
ERISA Group.

         “Board” means the Board of Governors of the Federal Reserve System and any
successor thereto or to the functions thereof.

         “Board of Directors”, with respect to a corporation, means either the
Board of Directors or any duly authorized committee of that Board which
pursuant to the by-laws of such corporation has the same authority as that
Board as to the matter at issue.

         “Bonds” means industrial revenue or development bonds issued by a state,
county or municipal authority in connection with any Leased Property.

         “Building” means, with respect to any Leased Property, the buildings,
structures and improvements located or to be located on the related Land, along
with all fixtures used or useful in connection with the operation of such
Leased Property, including, without limitation, all furnaces, boilers,
compressors, elevators, fittings, pipings, connectives, conduits, ducts,
partitions, equipment and apparatus of every kind and description now or
hereafter affixed or attached to the Building, equipment, if any, financed by
the Lessor and/or the Lenders and all Alterations (including all restorations,
repairs, replacements and rebuilding of such buildings, improvements and
structures) thereto (but in each case excluding trade fixtures and Lessee
Equipment).

         “Business Day” means any day other than a Saturday, Sunday or other day on
which banks are required or authorized to be closed for business in Atlanta,
Georgia and, if the

6

 

 applicable Business Day relates to a LIBOR Advance, on which trading is
not carried on by and between banks in the London interbank market.

         “Capitalized Leases” means leases under which any Obligor is the lessee or
obligor, the discounted future rental payment obligations under which are
capitalized or are required to be capitalized on the balance sheet of the
lessee or obligor in accordance with GAAP.

         “Cash Collateral Account” is defined in Section 2.6 of the Master
Agreement.

         “Cash Collateral Trustee” is defined in Section 2.6 of the Master
Agreement.

         “Casualty” means an event of damage or casualty relating to all or part of
any Leased Property that does not constitute an Event of Loss.

         “Claims” means liabilities, obligations, damages, losses, demands,
penalties, fines, claims, actions, suits, judgments, proceedings, settlements,
utility charges, costs, expenses and disbursements (including, without
limitation, reasonable legal fees and expenses) of any kind and nature
whatsoever.

         “Closing Date” means with respect to each parcel of Land, the date on
which (i) such Land is acquired by the Lessor pursuant to a Purchase Agreement
or such Land is leased to the Lessor pursuant to a Ground Lease and (ii) the
initial Funding occurs with respect to such Land under the Master Agreement.

         “Code” or “Tax Code” means the Internal Revenue Code of 1986, as amended.

         “Commitment” means as to each Funding Party, its obligation to make
Fundings as investments in each Leased Property (in the case of the Lessor), or
to make Loans to the Lessor (in the case of the Lenders), in an aggregate
amount not to exceed at any one time outstanding the amount set forth for such
Funding Party on Schedule 2.2 to the Master Agreement (as it may be adjusted
from time to time pursuant to Section 6 of the Master Agreement).

         “Commitment Fee” is defined in Section 2.2(h) of the Master Agreement.

         “Commitment Fee Percentage” means (i) 0.10%, if the Funded Debt to
Tangible Capitalization Ratio for the most recently ended fiscal quarter is
less than 15%, (ii) 0.15%, if the Funded Debt to Tangible Capitalization Ratio
for the most recently ended fiscal quarter is equal to or greater than 15%, but
less than 25%, and (iii) 0.20%, if the Funded Debt to Tangible Capitalization
Ratio for the most recently ended fiscal quarter is equal to or greater than
25%.

         “Commitment Percentage” means as to any Funding Party, at a particular
time, the percentage of the aggregate Commitments in effect at such time
represented by such Funding Party’s Commitment, as such percentage is shown for
such Funding Party on Schedule 2.2 to the

7

 

 Master Agreement (as it may be adjusted from time to time pursuant to
Section 6 of the Master Agreement).

         “Completion Date” with respect to any Leased Property means the Business
Day on which the conditions specified in Section 3.5 of the Master Agreement
have been satisfied or waived with respect to such Leased Property.

         “Concord” means Concord EFS, Inc., a Delaware corporation.

         “Condemnation” means any condemnation, requisition, confiscation, seizure
or other taking or sale of the use, occupancy or title to any Leased Property
or any part thereof in, by or on account of any actual eminent domain
proceeding or other action by any Governmental Authority or other Person under
the power of eminent domain or any transfer in lieu of or in anticipation
thereof, which in any case does not constitute an Event of Taking. A
Condemnation shall be deemed to have “occurred” on the earliest of the dates
that use is prevented or occupancy or title is taken.

         “Consolidated or consolidated” means, with reference to any term defined
herein, shall mean that term as applied to the accounts of Concord and its
Subsidiaries, consolidated in accordance with GAAP.

         “Consolidated EBITR” means with respect to any fiscal period, the result
(determined with respect to the same period and without duplication) of the
following: (a) Consolidated Net Income (or Deficit); plus (b) all taxes
included as an expense of Concord and its Subsidiaries in the determination of
Consolidated Net Income (or Deficit); plus (c) interest included as an expense
of Concord and its Subsidiaries in the determination of Consolidated Net Income
(or Deficit); plus (d) all Rents included as an expense of Concord and its
Subsidiaries in the determination of Consolidated Net Income (or Deficit).

         “Consolidated Net Income (or Deficit)” means with respect to any fiscal
period, the consolidated net income (or deficit) of Concord and its
Subsidiaries, after deduction of all expenses, taxes, and other proper charges,
determined in accordance with GAAP.

         “Consolidated Tangible Net Worth” means, at any date the sum of capital
surplus, earned surplus and capital stock, minus deferred charges (including,
but not limited to, unamortized debt discount and expense, organization
expenses and development expenses), intangibles and treasury stock of Concord
and its consolidated Subsidiaries, all determined as of such date in accordance
with GAAP.

         “Construction” means, with respect to any Leased Property, the
construction of the related Building pursuant to the related Plans and
Specifications.

8

 

         “Construction Agency Agreement” means the Construction Agency Agreement,
dated as of July 12, 2002, between Concord and the Lessor.

         “Construction Agency Event of Default” is defined in Section 5.1 of the
Construction Agency Agreement.

         “Construction Agent” means Concord in its capacity as construction agent
pursuant to the Construction Agency Agreement.

         “Construction Budget” is defined in Section 2.4 of the Construction Agency
Agreement.

         “Construction Commencement Date” is defined in Section 2.3 of the
Construction Agency Agreement.

         “Construction Conditions” means the conditions set forth in Section 3.5 of
the Master Agreement.

         “Construction Contract” means, with respect to any Leased Property, that
certain construction contract, if any, between a Lessee or the Construction
Agent and a General Contractor for the Construction of the related Building,
provided that such contract shall be assigned to the Lessor, and such
assignment shall be consented to by such General Contractor, pursuant to an
assignment of such construction contract substantially in the form of the
Security Agreement and Assignment set forth as Exhibit C to the Master
Agreement.

         “Construction Costs” with respect to any Leased Property means the
acquisition cost of the related Land, all costs incurred in connection with the
design, development and construction of the Building on the related Land, as
well as the costs of excavating, grading, landscaping and other work undertaken
to prepare the Land for construction of a Building, the purchase price of all
Funded Equipment related to such Leased Property and all other fees, costs and
expenses incurred in connection with the acquisition, development and
construction of such Leased Property, including all interest on the Loans and
Yield in the Lessor’s Invested Amount related to such Leased Property accrued
during the Construction Term therefor, planning, engineering, development,
architects’, consultants’, brokers’, attorneys’ and accountants’ fees,
appraisal costs, survey costs, insurance costs, transaction costs, demolition
costs, permitting costs, costs for title insurance and other soft costs related
to such Leased Property.

         “Construction Failure Payment” means, with respect to any Leased Property
and as of any date of calculation, an amount equal to (i) 100% of the related
Land Acquisition Cost, plus (ii) 89.9% of an amount equal to the costs of
acquiring any Building located on the related Land as of the Closing Date
therefor, plus the Construction Costs (exclusive of Land Acquisition Cost) that
are capitalizable in accordance with GAAP as construction costs incurred as of
such date of calculation or incurred by the Agent or any of the Funding Parties
after the occurrence of a Construction Agency Event of Default, minus Force
Majeure Losses related to such Leased Property.

9

 

         “Construction Force Majeure Declaration” is defined in Section 3.4 of the
Construction Agency Agreement.

         “Construction Force Majeure Event” means, with respect to any Leased
Property:

	 	(a)	 	an act of God arising after the related Closing Date, or
	 
	 	(b)	 	any change in any Applicable Law arising after such Closing
Date and relating to the use of the Land or the construction of a
Building on the Land, or
	 
	 	(c)	 	strikes, lockouts, labor troubles, unavailability of
materials, riots, insurrections or other causes beyond a Lessee’s
control

which prevents the Construction Agent from completing the Construction prior to
the Scheduled Construction Termination Date and which could not have been
avoided or which cannot be remedied by the Construction Agent through the
exercise of all commercially reasonable efforts or the expenditure of funds
and, in the case of (b) above, the existence or potentiality of which was not
known to and could not have been discovered prior to such Closing Date through
the exercise of reasonable due diligence by the Construction Agent.

         “Construction Land Interest” means each parcel of Land, including any
Building or portion thereof thereon, for which the Completion Date has not yet
occurred.

         “Construction Term” means, with respect to any Leased Property, the period
commencing on the related Closing Date and ending on the related Construction
Term Expiration Date, or such shorter period as may result from earlier
termination of the Lease as provided therein.

         “Construction Term Expiration Date” means, with respect to any Leased
Property, the earliest of the following:

	 	(a)	 	the related Completion Date,
	 
	 	(b)	 	the date on which the aggregate Funded Amounts equal the
Commitments, and
	 
	 	(c)	 	the related Scheduled Construction Termination Date.

         “Contractual Obligation”, as applied to any Person, means any provision of
any Securities issued by that Person or any indenture, mortgage, deed of trust,
contract, undertaking, agreement, instrument or other document to which that
Person is a party or by which it or any of its properties is bound or to which
it or any of its properties is subject (including, without limitation, any
restrictive covenant affecting any of the properties of such Person).

10

 

         “Covered Administrative Action” means any adverse administrative action
against or involving EPS or any Subsidiary with respect to their respective
business, operations or condition, including without limitation any (i)
commitment letter, memorandum of understanding, notice of undercapitalized
status or other requirement to submit a capital restoration plan or other
similar arrangement related to the capital adequacy of EPS or any Subsidiary,
(ii) supervisory agreement or other similar arrangement, (iii) notice of
charges, (iv) temporary order suspending deposit insurance, (v) notice of
intent to revoke deposit insurance, (vi) cease and desist order, (vii) order to
suspend or remove any institution-affiliated party (as defined in 12 U.S.C.
Section 1813(u)), (viii) notice of assessment of civil money penalties
(including against any institution-affiliated party (as so defined)), (ix)
directive, order, plan or material proposal relating to capital requirements,
(x) proposed or final directive to take prompt regulatory action, notice of
intention to reclassify, or order to dismiss a director or officer, (xi)
proposal to require, or order requiring, divestiture or liquidation of any
Subsidiary pursuant to 12 U.S.C. Section 1831o(f)(2)(I), (xii) proposed or
final order restricting the ability of EPS to make a capital distribution or
(xiii) similar administrative notice or action.

         “Deed” means, with respect to any Land, a deed in the form customary in
the applicable jurisdiction, dated the applicable Closing Date, from the
applicable Seller to the Lessor, conveying such Land.

         “Default” means any Event of Default or Potential Event of Default.

         “Derivatives Obligations” of any Person means all obligations of such
Person in respect of any rate swap transaction, basis swap, forward rate
transaction, commodity swap, commodity option, equity or equity index swap,
equity or equity index option, bond option, interest rate option, foreign
exchange transaction, cap transaction, floor transaction, collar transaction,
currency swap transaction, cross-currency rate swap transaction, currency
option or any other similar transaction (including any option with respect to
any of the foregoing transactions) or any combination of the foregoing
transactions.

         “Distribution” means, with respect to any Person, the declaration or
payment of any dividend on or in respect of any shares of any class of capital
stock, other than (a) dividends payable solely in shares of common stock of
such Person and (b) the payment of cash in lieu of the distribution of
fractional shares in the event of any stock dividend or stock split; the
purchase, redemption, or other retirement of any shares of any class of capital
stock of such Person, directly or indirectly by such Person through a
Subsidiary of such Person or otherwise, unless such capital stock shall be
redeemed or reacquired through the exchange of such stock with stock of the
same class, and except for the redemption, repurchase, or acquisition of stock
of any Subsidiary by Concord; the return of capital by such Person to its
shareholders as such; or any other distribution (whether of such or other
property) on or in respect of any shares of any class of capital stock of such
Person.

         “Dollars” and the sign “$” means lawful money of the United States of
America.

11

 

         “Eligible Assignee” means a Person that at the time of any assignment is
(a) a commercial bank organized under the laws of the United States or any
state thereof or under the laws of a country which is a member of the
Organization for Economic Cooperation and Development, having combined capital
and surplus in excess of $500,000,000 or (b) a finance company, insurance
company or other financial institution which in the ordinary course of business
extends credit of the type extended hereunder and that has total assets in
excess of $1,000,000,000.

         “Engineer” means, with respect to any Leased Property, the engineer
engaged in connection with the construction of the related Building, if any,
who may be an employee of the General Contractor for such Leased Property.

         “Engineer’s Agreement” means, with respect to any Leased Property, the
engineering services agreement, if any, between the Construction Agent, in its
capacity as agent for Lessor, and the related Engineer.

         “Environment” shall have the meaning set forth in 42 U.S.C. §9601(8) as
defined on the date of the Master Agreement, and “Environmental” shall mean
pertaining or relating to the Environment.

         “Environmental Audit” means, with respect to each parcel of Land, a Phase
I Environmental Assessment, dated no more than 90 days prior to the related
Closing Date, by an environmental services firm satisfactory to the Funding
Parties and Concord.

         “Environmental Laws” means and includes the Resource Conservation and
Recovery Act of 1976, (RCRA) 42 U.S.C. §§ 6901-6987, as amended by the
Hazardous and Solid Waste Amendments of 1984, the Comprehensive Environmental
Response, Compensation and Liability Act, as amended by the Superfund
Amendments and Reauthorization Act of 1986, 42 U.S.C. §§ 9601-9657, (CERCLA),
the Hazardous Materials Transportation Act of 1975, 49 U.S.C. §§ 1801-1812, the
Toxic Substances Control Act, 15 U.S.C. §§ 2601-2671, the Clean Air Act, 42
U.S.C. §§ 7401 et seq., the Federal Insecticide, Fungicide and Rodenticide Act,
7 U.S.C. §§ 136 et seq., and all similar federal, state and local environmental
laws, ordinances, rules, orders, statutes, decrees, judgments, injunctions,
codes and regulations, and any other federal, state or local laws, ordinances,
rules, codes and regulations, relating to the environment, human health or
natural resources or the regulation or control of or imposing liability or
standards of conduct concerning human health, the environment, Hazardous
Materials or the clean-up or other remediation of any Leased Property, or any
part thereof, as any of the foregoing may have been from time to time amended,
supplemented or supplanted.

         “EPS” means Electronic Payment Services, Inc., a Delaware corporation.

12

 

         “ERISA” means the Employee Retirement Income Security Act of 1974, as
amended from time to time or any successor federal statute, and the regulations
promulgated and rulings issued thereunder.

         “ERISA Group” means Concord, any Subsidiary and all members of a
controlled group of corporations and all trades and businesses (whether or not
incorporated) under common control which, together with Concord and any
Subsidiary, are treated as a single employer with Concord under Section 414 of
the Code.

         “ERISA Reportable Event” means a reportable event (other than a reportable
event described in Subsections 4043(b)(2)-(4) and 4043(b)(6)-(9), which do not
require a thirty (30) day notice to the PBGC) with respect to a Guaranteed
Pension Plan within the meaning of Section 4043 of ERISA and the regulations
promulgated thereunder as to which the requirement of notice has not been
waived.

         “Event of Default” means any event or condition designated as an “Event of
Default” in Article XII of the Lease.

         “Event of Loss” is defined in Section 10.1 of the Lease.

         “Event of Taking” is defined in Section 10.2 of the Lease.

         “Executive Officer” means with respect to any Person, the Chief Executive
Officer, President, Vice Presidents (if elected by the Board of Directors of
such Person), Chief Financial Officer, Treasurer, Secretary and any Person
holding comparable offices or duties (if elected by the Board of Directors of
such Person).

         “Fair Market Sales Value” means, with respect to any Leased Property or
any portion thereof, the fair market sales value as determined by an
independent appraiser chosen by the related Lessee and reasonably acceptable to
the Lessor and the Agent (unless an Event of Default has occurred and is
continuing, in which case the appraiser shall be chosen by the Agent), that
would be obtained in an arm’s-length transaction between an informed and
willing buyer (other than a lessee currently in possession) and an informed and
willing seller, under no compulsion, respectively, to buy or sell and neither
of which is related to the Lessor or any Lessee, for the purchase of such
Leased Property. Such fair market sales value shall be calculated as the value
for such Leased Property, assuming, in the determination of such fair market
sales value, that such Leased Property is in the condition and repair required
to be maintained by the terms of the Lease (unless such fair market sales value
is being determined for purposes of Section 13.1 of the Lease and except as
otherwise specifically provided in the Lease or the Master Agreement, in which
case this assumption shall not be made; it being understood that if such fair
market sales value is being determined for purposes of the Construction Agency
Agreement, such value shall be determined for the related Leased Property in
its then state of completion, but assuming that all construction had been done
in accordance with the standards required pursuant to the Construction Agency
Agreement).

13

 

         “Fair Value” of any Leased Property means the sum of (i) the Land
Acquisition Cost for such Leased Property, plus (ii) the cost of acquiring any
Building located on the related Land on the Closing Date for such Leased
Property and all Construction Costs for such Leased Property that are
capitalizable as construction costs in accordance with GAAP.

         “Federal Funds Rate” means, for any period, a fluctuating interest rate
per annum equal for each day during such period to the weighted average of the
rates on overnight Federal funds transactions with member banks of the Federal
Reserve System arranged by Federal funds brokers, as published for such day
(or, if such day is not a Business Day, for the next preceding Business Day) by
the Federal Reserve Bank of New York, or, if such rate is not so published for
any day which is a Business Day, the average of the quotations for such day on
such transactions received by the Agent from three Federal funds brokers of
recognized standing selected by it.

         “Final Rent Payment Date” with respect to any Leased Property is defined
in Section 13.1(e) of the Lease.

         “Fixed Charges” means for any fiscal period, the sum of (i) the expenses
of Concord and its Subsidiaries for such period for interest payable with
respect to Indebtedness (including, without limitation, imputed interest on
Capitalized Leases) and all fees paid on account of or with respect thereto,
plus (ii) regularly scheduled principal payments made or required to be made on
account of Indebtedness (including, without limitation, Capitalized Leases) for
such period, plus (iii) Rents paid during such period, in each case determined
in accordance with GAAP.

         “Force Majeure Losses” means, with respect to any Leased Property and as
of any date of calculation, the loss incurred by the Lessor in connection with
a Construction Force Majeure Event with respect to which a Construction Force
Majeure Declaration has been made, measured by the sum of (i) the lower of (A)
the insurance proceeds paid with respect thereto plus the related deductible
amount and (B) the reduction in Fair Market Sales Value of the Leased Property
as a result of the Construction Force Majeure Event as set forth in an
Appraisal, plus (ii) other direct costs incurred by the Lessor that the
Lessor has consented to in accordance with Section 3.4 of the Construction
Agency Agreement in connection with such Construction Force Majeure Event to
the extent such costs are not covered by insurance; provided that insurance
proceeds shall be used in such calculation only to the extent the event giving
rise to the loss can be remediated for an amount equal to the resulting
insurance proceeds plus the deductible; provided, further, that it is expressly
understood and agreed that Force Majeure Losses shall not include the costs of
repairing damage occasioned not as a result of the Construction Force Majeure
Event, but as a result of the Construction Agent’s failure to take all
reasonable steps to minimize the damages caused by such Construction Force
Majeure Event.

14

 

         “Funded Amount” means, as to the Lessor, the Lessor’s Invested Amounts
(excluding Yield thereon to the extent not capitalized pursuant to Section
2.3(c) of the Master Agreement), and, as to each Lender, the outstanding
principal amount of such Lender’s Loans.

         “Funded Debt” means at any time, an amount equal to the sum of the then
outstanding balances of (a) Capitalized Leases, plus (b) other Indebtedness for
borrowed money or other extensions of credit excluding the Net Investment Debt
Amount.

         “Funded Debt to Tangible Capitalization Ratio” as of the last day of any
fiscal quarter means the ratio, referenced as a percentage, of (i) the Funded
Debt of Concord and its Subsidiaries, on a Consolidated basis, as of such day
to (ii) the sum of (A) the amount in clause (i), plus (B) the Consolidated
Tangible Net Worth as of such day.

         “Funded Equipment” means equipment, furnishings and other personal
property that is located at or in a Leased Property and that has been financed
or purchased with the proceeds of Fundings.

         “Funding” means any funding by the Funding Parties pursuant to Section 2.2
of the Master Agreement.

         “Funding Date” means each Closing Date and each other date on which a
Funding occurs under Section 2 of the Master Agreement.

         “Funding Parties” means the Lessor and the Lenders, collectively.

         “Funding Party Balance” means, with respect to any Leased Property, (i)
for the Lessor as of any date of determination, an amount equal to the sum of
the outstanding related Lessor’s Invested Amount, all accrued and unpaid Yield
on such outstanding related Lessor’s Invested Amount, all unpaid related fees
owing to the Lessor under the Operative Documents, and all other related
amounts owing to the Lessor by the Lessees under the Operative Documents, and
(ii) for any Lender as of any date of determination, an amount equal to the sum
of the outstanding related Loans of such Lender, all accrued and unpaid
interest thereon, all unpaid related fees owing to such Lender under the
Operative Documents, and all other related amounts owing to such Lender by the
Lessees under the Operative Documents.

         “Funding Request” is defined in Section 2.2 of the Master Agreement.

         “Funding Termination Date” means the earlier of (i) July 12, 2004 and (ii)
the termination of the Commitments pursuant to Section 5.2 of the Loan
Agreement.

         “Future Value” means, with respect to any component of the Limited
Recourse Value Percentage, the accreted value of such component as of the end
of the Basic Term or the date of calculation, respectively, that is giving
effect to the time value of money using the Implicit Rate.

15

 

         “GAAP” means principles that are (i) consistent with the principles
promulgated or adopted by the Financial Accounting Standards Board and its
predecessors, as in effect from time to time and (ii) consistently applied with
past financial statements of Concord adopting the same principles; provided
that in each case referred to in this definition of “GAAP” a certified public
accountant would, insofar as the use of such accounting principles impertinent,
be in a position to deliver an unqualified opinion (other than qualification
regarding changes in GAAP) as to financial statements in which such principles
have been properly applied.

         “General Partner” means Atlantic Financial Managers, Inc., a Texas
corporation.

         “Governmental Action” means all permits, authorizations, registrations,
consents, approvals, waivers, exceptions, variances, orders, judgments,
decrees, licenses, exemptions, publications, filings, notices to and
declarations of or with, or required by, any Governmental Authority, or
required by any Applicable Law and shall include, without limitation, all
citings, environmental and operating permits and licenses that are required for
the use, occupancy, zoning and operation of any Leased Property.

         “Governmental Authority” means any nation or government, any state or
other political subdivision thereof and any entity exercising executive,
legislative, judicial, regulatory or administrative functions of or pertaining
to government.

         “Ground Lease” means, with respect to any Land, the ground lease between
the related Ground Lessor and the Lessor pursuant to which a leasehold estate
is conveyed in the Land to the Lessor.

         “Ground Lessor” means, as to any Land, the ground lessor of such Land.

         “Guarantor” means Concord EFS, Inc., a Delaware corporation.

         “Guaranty Agreement” means the Guaranty Agreement, dated as of July 12,
2002, issued by Concord.

         “Hazardous Material” or “Hazardous Substance” means any substance, waste
or material which is toxic, explosive, corrosive, flammable, infectious,
radioactive, carcinogenic, mutagenic or otherwise hazardous, including
petroleum, crude oil or any fraction thereof, petroleum derivatives, by
products and other hydrocarbons, or which is or becomes regulated under any
Environmental Law by any Governmental Authority, including any agency,
department, commission, board or instrumentality of the United States, any
jurisdiction in which a Leased Property is located or any political subdivision
thereof and also including, without limitation, asbestos, urea formaldehyde
foam insulation, polychlorinated biphenyls (“PCBs”) and radon gas.

16

 

         “IDB Documentation” means the Bonds, each IDB Lease and all other
agreements, documents, contracts and instruments entered into in connection
with any Bonds or IDB Property.

         “IDB Lease” means a lease between the Lessor and an Authority with respect
to a Leased Property.

         “IDB Property” means each Leased Property that is the subject of Bonds.

         “Implicit Rate” means 2.423% per annum.

         “Indebtedness” means all obligations, contingent and otherwise, that in
accordance with GAAP should be classified upon the consolidated balance sheet
of Concord and its Subsidiaries as liabilities, or to which reference should be
made by footnotes thereto, including in any event and whether or not so
classified: (a) all obligations for borrowed money or other extensions of
credit whether or not secured or unsecured, absolute or contingent, including,
without limitation, unmatured reimbursement obligations with respect to letters
of credit or guarantees issued for the account of or on behalf of Concord and
its Subsidiaries, and all obligations representing the deferred purchase price
of property, other than accounts payable arising in the ordinary course of
business, (b) all obligations evidenced by bonds, notes, debentures or other
similar instruments; (c) all liabilities secured by any mortgage, pledge,
security interest, lien, charge, or other encumbrance existing on property
owned or acquired subject thereto, whether or not the liability secured thereby
shall have been assumed; (d) all guarantees, endorsements(other than
endorsements in the ordinary course of business of negotiable instruments or
documents for deposit or collection), indemnities owed to third parties and
other contingent obligations whether direct or indirect in respect of
indebtedness of others or otherwise, including any obligations with respect to
Derivative Obligations, any obligation to supply funds to or in any manner to
invest in, directly or indirectly, the debtor, to purchase indebtedness, or to
assure the owner of indebtedness against loss, through an agreement to purchase
goods, supplies, or services for the purpose of enabling the debtor to make
payment of the indebtedness held by such owner or otherwise, and the
obligations to reimburse the issuer in respect of any letters of credit; (e)
that portion of all obligations arising under Capital Leases that is required
to be capitalized on the consolidated balance sheet of Concord and its
Subsidiaries; and (f) all redeemable preferred stock of Concord or its
Subsidiaries valued at the greater of its voluntary or involuntary liquidation
preference plus accrued and unpaid dividends.

         “Indemnitee” means SunTrust Bank, in its individual capacity and in its
capacity as Agent, and each Lender, and the Lessor, and their respective
Affiliates, successors, permitted assigns, permitted transferees, employees,
officers, directors and agents; provided, however, that in no event shall any
Lessee be an Indemnitee; provided, further that with respect to any
indemnification arising with respect to any Leased Property during the
Construction Period for such Leased Property, the Indemnitee shall only be the
Lessor (except as provided in Section 7.2 of the Master Agreement).

17

 

         “Initial Closing Date” means the Closing Date for the first Leased
Property acquired by the Lessor.

         “Joinder Agreement” means an agreement substantially in the form of
Exhibit E to the Master Agreement pursuant to which a Subsidiary of Concord
shall become a Lessee.

         “Land” means the land described in the related Lease Supplement.

         “Land Acquisition Costs” with respect to any Leased Property means the
Funded Amounts advanced for the purpose of acquiring the related Land,
including any earnest money deposits and all other amounts payable under the
related Purchase Agreement, together with all interest and transaction expenses
allocated to Land Acquisition Costs and capitalizable as land acquisition costs
in accordance with GAAP.

         “Laws” means all ordinances, statutes, rules, regulations, orders,
injunctions, writs, treaties or decrees of any Governmental Authority, or of
any court or similar entity established by any thereof.

         “Lease” means the Master Lease Agreement, dated as of July 12, 2002
together with each Lease Supplement thereto, among the Lessees and the Lessor.

         “Lease Balance” means, with respect to all of the Leased Properties, as of
any date of determination, an amount equal to the aggregate sum of the
outstanding Funded Amounts of all Funding Parties, all accrued and unpaid
interest on the Loans, all accrued and unpaid Yield on the Lessor’s Invested
Amounts, all unpaid fees owing to the Funding Parties under the Operative
Documents, all other amounts owing to the Funding Parties by the Lessees under
the Operative Documents.

         “Lease Supplement” means a supplement to the Lease substantially in the
form of Exhibit A thereto.

         “Lease Term” means (a) the Base Term, as it may be renewed pursuant to
Section 14.9 of the Lease or (b) such shorter period as may result from earlier
termination of the Lease as provided therein.

         “Lease Termination Date” means the last day of the Lease Term.

         “Leased Property” means Land and the related Building(s), including the
related Funded Equipment. For purposes of the Lease, “Leased Property” means
the Land identified in a Lease Supplement and the Buildings and Funded
Equipment related thereto, unless the context provides otherwise. “Leased
Property” shall not include any inventory of any Lessee or any Lessee

18

 

 Equipment. As used in this definition, “related” means such amounts
arising with respect to such Leased Property.

         “Leased Property Balance” means, with respect to any Leased Property, as
of any date of determination, an amount equal to the aggregate sum of the
outstanding related Funded Amounts of all Funding Parties, all accrued and
unpaid interest on the related Loans, all accrued and unpaid Yield on the
related Lessor Invested Amounts, all related unpaid fees owing to the Funding
Parties under the Operative Documents, and all other amounts owing to the
Funding Parties by any Lessee under the Operative Documents with respect to
such Leased Property. As used in this definition, “related” means such amounts
arising with respect to such Leased Property.

         “Lender Basic Rent” means, for any Rent Period under the Lease, the
aggregate amount of interest accrued on the Loans pursuant to Section 2.4 of
the Loan Agreement during such Rent Period.

         “Lenders” means such financial institutions as are, or who may hereafter
become, parties to the Loan Agreement as lenders to the Lessor.

         “Lending Office” for each Lender means the office such Lender designates
in writing from time to time to Concord and the Agent.

         “Lessee” is defined in the preamble to the Master Agreement. The
“related” Lessee with respect to any Leased Property means the Lessee that is
party to the Lease Supplement for such Leased Property.

         “Lessee Equipment” means equipment and other personalty not financed or
purchased with the proceeds of Fundings.

         “Lessor” is defined in the preamble to the Master Agreement.

         “Lessor Basic Rent” means, for any Rent Period under the Lease, the
aggregate amount of Yield accrued and unpaid on the Lessor’s Invested Amounts
pursuant to Section 2.3(a) of the Master Agreement during such Rent Period.

         “Lessor Liens” means Liens on or against any Leased Property, the Lease,
any other Operative Document or any payment of Rent (a) which result from any
act or omission of, or any Claim against, the Lessor or any of its Affiliates
(including the General Partner) unrelated to the Transaction or from Lessor’s
failure to perform as required under the Operative Documents or (b) which
result from any Tax owed by the Lessor or any of its Affiliates (including the
General Partner), except any Tax for which a Lessee or Concord is obligated to
indemnify (including, without limitation, in the foregoing exception, any
assessments with respect to any Leased

19

 

 Property noted on the related Title Policy or assessed in connection with
any construction or development by a Lessee or the Construction Agent).

         “Lessor Rate” is defined in the Lessor Yield Letter.

         “Lessor Yield Letter” means the letter agreement, dated as of July 12,
2002, between Concord and the Lessor.

         “Lessor’s Invested Amount” means the amounts funded by the Lessor pursuant
to Section 2 of the Master Agreement that are not proceeds of Loans by a
Lender, as such amount may be increased during the related Construction Term
pursuant to Section 2.3(c) of the Master Agreement.

         “LIBOR” means, for any Rent Period, with respect to LIBOR Advances the
offered rate for deposits in U.S. Dollars, for a period comparable to the Rent
Period and in an amount comparable to such Advances, appearing on the Telerate
Screen Page 3750 as of 11:00 A.M. (London, England time) on the day that is two
London Business Days prior to the first day of the Rent Period. If two or more
of such rates appear on the Telerate Screen Page 3750, the rate for that Rent
Period shall be the arithmetic mean of such rates. If the foregoing rate is
unavailable from the Telerate Screen for any reason, then such rate shall be
determined by the Agent from the Reuters Screen LIBO Page or, if such rate is
also unavailable on such service, then on any other interest rate reporting
service of recognized standing designated in writing by the Agent to Concord
and the Funding Parties; in any such case rounded, if necessary, to the next
higher 1/100 of 1.0%, if the rate is not such a multiple.

         “LIBOR Advance” means that portion of the Funded Amount bearing interest
at a rate based on the Adjusted LIBO Rate.

         “Lien” means, with respect to any asset, any mortgage, deed to secure
debt, deed of trust, lien, pledge, charge, security interest, security title,
preferential arrangement which has the practical effect of constituting a
security interest or encumbrance, or encumbrance or servitude of any kind in
respect of such asset to secure or assure payment of indebtedness, whether by
consensual agreement or by operation of statute or other law, or by any
agreement, contingent or otherwise, to provide any of the foregoing.

         “Limited Event of Default” means an Event of Default under (i) paragraph
(e), (j), (k) or (m) of Article XII of the Lease, solely if the breach of the
related covenant, representation or warranty was based on (A) paragraph (e) of
Article XII of the 1998 Lease or Section 5.3(b), 5.4, 5.6 or 5.14 of the Master
Agreement (as defined in the 1998 Lease) or (B) a subjective interpretation of
the term “diligently,” “reasonable,” “reasonably,” “practical,” “necessary,”
“adequate,” “usually,” “desirable,” “reasonably likely,” “material,”
“materially,” “Material Adverse Effect,” “materially adversely affect,”
“material adverse change,” “materially and adversely affects,” “material
adverse effect,” “adverse,” “adversely,” “substantial,” or

20

 

 “substantially”, or any Event of Default based solely on the subjective
interpretation of any term (1) that gives rise to a cross default under
paragraph (e) of Article XII or (2) in any covenant, representation or Event of
Default added to the Operative Documents pursuant to the terms of Section 5.6
of the Master Agreement; provided, however, if the Event of Default, covenant
or representation or warranty relates to the use of the Leased Property, then
such Event of Default, covenant or representation or warranty will not be
deemed a Limited Event of Default, (ii) paragraph (f) of Article XII of the
Lease solely if such breach is based on a subjective interpretation of
“Solvent” or (iii) paragraph (l) of Article XII of the Lease if the breach is
the result of a hostile takeover not consented to by Concord.

         “Limited Recourse Amount” means, as of any date of determination, an
amount equal to: the Future Value of: (i) 89.9% of the aggregate Fair Value of
all of the Leased Properties minus (ii) the present value, as of the Initial
Closing Date, of any minimum lease payments required to be made as of the
Initial Closing Date and up to the date of determination that were included in
Concord’s 90% test as described in paragraph 7(d) of FASB, Accounting for
Leases, using a discount rate of 2.423%.

         “Loan” shall have the meaning specified in Section 2.1 of the Loan
Agreement.

         “Loan Agreement” means the Loan Agreement, dated as of July 12, 2002,
among the Lessor, the Agent and the Lenders.

         “Loan Documents” means the Loan Agreement, the Notes, the Assignments of
Lease and Rents, the Mortgages and all documents and instruments executed and
delivered in connection with each of the foregoing.

         “Loan Event of Default” means any of the events specified in Section 5.1
of the Loan Agreement, provided that any requirement for the giving of notice,
the lapse of time, or both, or any other condition, event or act has been
satisfied.

         “Loan Potential Event of Default” means any event, condition or failure
which, with notice or lapse of time or both, would become a Loan Event of
Default.

         “Loss Proceeds” is defined in Section 10.6 of the Lease.

         “Margin Regulations” means Regulations T, U and X of the Board of
Governors of the Federal Reserve System, as the same may be in effect from time
to time.

         “Margin Stock” means “margin stock” as defined in Regulation T, U or X.

         “Master Agreement” means the Master Agreement, dated as of July 12, 2002,
among the Guarantor, the Lessees, the Subsidiary Guarantors, the Lessor, the
Agent and the Lenders.

21

 

         “Material Adverse Effect” means with respect to any event or occurrence of
whatever nature (including any adverse determination in any litigation,
arbitration or governmental investigation or proceeding), (i) a materially
adverse effect on the ability of Guarantor or any other Obligor to perform its
obligations under any Operative Document, (ii) a materially adverse effect on
the financial condition, operations, business, prospects or assets of Concord
and its Subsidiaries, taken as a whole, (iii) a materially adverse effect on
the value or useful life of any Leased Property, or the legality, validity or
enforceability of any of the Operative Documents or (iv) a materially adverse
effect on the status, perfection or priority of the Agent’s or any Funding
Party’s interest in any Leased Property.

         “Material Contract” means (a) any contract or other agreement written or
oral, of Concord or any of its Subsidiaries involving monetary liability of or
to any such Person in an amount in excess of $15,000,000 per year, or (b) any
other contract or agreement, written or oral, of Concord or any of its
Subsidiaries the failure to comply with which could reasonably be expected to
have a Material Adverse Effect.

         “Monthly Payment Date” means the last Business Day of each calendar month.

         “Moody’s” means Moody’s Investors Service, Inc.

         “Mortgage” means, with respect to any Leased Property, that certain
mortgage, deed of trust or security deed, dated as of the related Closing Date,
by the Lessor to the Agent, in the form of Exhibit D attached to the Master
Agreement, with such modifications as are satisfactory to the Lessor and the
Agent in conformity with Applicable Law to assure customary remedies in favor
of the Agent in the jurisdiction where the Leased Property is located.

         “Multiemployer Plan” means any multiemployer plan within the meaning of
Section 3(37) of ERISA maintained or contributed to by Concord or any member of
the ERISA Group.

         “Net Investment Debt Amount” on any date means an amount equal to the
lesser of (i) the principal of the Indebtedness of EFS National Bank (or any
successor thereto, so long as such entity is a Subsidiary of Concord) or any
Subsidiary of EFS National Bank incurred for the purpose of investing in U.S.
treasury notes and other U.S. governmental agencies, quasi-governmental
agencies and government sponsored agencies or instrumentalities, such as
obligations of the Federal Home Loan Mortgage Corp., Federal National Mortgage
Association and the Federal Home Loan Mortgage Corporation, so long as such
obligations are backed by the full faith and credit of the U.S. government, and
(ii) the fair market value as of such date of the investments purchased or
maintained with the proceeds of such Indebtedness, provided that in no event
shall the Net Investment Debt Amount exceed the amount set forth opposite the
appropriate year:

22

 

	 	 	 	 	 
	Year	 	Amount
	
	 	

	2002
	 	$	100,000,000	 
	
	
	
	

	2003
	 	$	150,000,000	 
	
	
	
	

	2004
	 	$	200,000,000	 
	
	
	
	

	2005 and each year thereafter
	 	$	250,000,000	 

         “Net Selling Price” for any Leased Property means the selling price
therefor, net of all related taxes, attorneys’ fees, escrow costs, recording
fees, transfer fees, title insurance costs, costs of surveys and environmental
reports, brokers’ fees, advertising costs, carrying costs incurred by the Agent
or any Funding Party (including, without limitation, amounts expended by the
Agent or any Funding Party to insure, protect, maintain or operate such Leased
Property) and all other expenses and prorations associated with such sale.

         “Notes” means the A Note and the B Note issued by the Lessor under the
Loan Agreement, and any and all notes issued in replacement or exchange
therefor in accordance with the provisions thereof.

         “Obligations” means all indebtedness (whether principal, interest, fees
or otherwise), obligations and liabilities of the Guarantor and each Lessee to
the Funding Parties (including without limitation all extensions, renewals,
modifications, rearrangements, restructures, replacements and refinancings
thereof, whether or not the same involve modifications to interest rates or
other payment terms of such indebtedness, obligations and liabilities), whether
arising under any of the Operative Documents or otherwise, and whether now
existing or hereafter created, absolute or contingent, direct or indirect,
joint or several, secured or unsecured, due or not due, contractual or
tortious, liquidated or unliquidated, arising by operation of law or otherwise,
or acquired by Funding Parties outright, conditionally or as collateral
security from another, including but not limited to the obligation of the
Guarantor and each Lessee to repay future advances by the Funding Parties,
whether or not made pursuant to commitment and whether or not presently
contemplated by the Guarantor or any Lessee and the Funding Parties under the
Operative Documents.

         “Obligors” means the Guarantor, the Subsidiary Guarantors, the
Construction Agent and the Lessees, collectively.

         “Officer’s Certificate” of a Person means a certificate signed by the
Chairman of the Board or the President or any Executive Vice President or any
Senior Vice President or any other Vice President or the Treasurer or any
Assistant Treasurer or the Controller or any Assistant Controller or the
Secretary of such Person.

23

 

         “Operative Documents” means the Master Agreement, the Purchase Agreements,
the Deeds, the Lease, the Security Agreement and Assignment, the Notes, the
Loan Agreement, the Guaranty Agreement, the Swap Documents, the Subsidiary
Guaranty, the Assignments of Lease and Rents, the Mortgages, the Ground Leases,
the Construction Agency Agreement, the Joinder Agreements, Lessor Yield Letter
and the other documents delivered in connection with the transactions
contemplated by the Master Agreement.

         “Overdue Rate” means the lesser of (a) the highest interest rate permitted
by Applicable Law and (b) an interest rate per annum (calculated on the basis
of a 365-day (or 366-day, if appropriate) year equal to (i) in the case of each
LIBOR Rate Advance, 2.0% in excess of the rate then applicable to such LIBOR
Rate Advance until the end of the applicable Rent Period and thereafter 2.0%
above the Base Rate in effect from time to time, (ii) in the case of Base Rate
Advances, 2% above the Base Rate in effect from time to time and (iii) in the
case of Yield, 2% above the Lessor Rate.

         “Partnership Agreement” means the Agreement of Limited Partnership of AFG,
dated as of February 28, 1996, among the General Partner and the persons listed
on Schedule A thereto as limited partners.

         “Payment Date” means the last day of each Rent Period (and if such Rent
Period is longer than three months, the day that is 90 days after the first day
of such Rent Period) or, if such day is not a Business Day, the next Business
Day.

         “Payment Date Notice” is defined in Section 2.3(d) of the Master
Agreement.

         “PBGC” means the Pension Benefit Guaranty Corporation, and any successor
thereto.

         “Permitted Investments” means: (a) direct obligations of the United
States of America, or of any agency thereof, or obligations guaranteed as to
principal and interest by the United States of America, or of any agency
thereof, in either case maturing not more than 90 days from the date of
acquisition thereof; (b) certificates of deposit issued by any Lender or by any
bank or trust company organized under the laws of the United States of America
or any state thereof and having capital, surplus and undivided profits of at
least $500,000,000, maturing not more than 90 days from the date of acquisition
thereof; (c) commercial paper rated A-1 or better or P-1 by Standard & Poor’s
Corporation or Moody’s Investors Services, Inc., respectively, maturing not
more than six months from the date of acquisition thereof; (d) commercial paper
of any Lender (or any Affiliate thereof located in the United States of
America) that is rated 

A-1 or better or P-1 by Standard and Poor’s Corporation
or Moody’s Investors Services, Inc., respectively, maturing not more than six
months from the date of acquisition thereof; (e) repurchase agreements entered
into with any Lender or with any bank or trust company satisfying the
conditions of clause (b) hereof that is secured by any obligation of the type
described in clauses (a) through (d) of this definition; and (f) money market
funds acceptable to the Required Lenders.

24

 

         “Permitted Lease Balance” with respect to any Leased Property means (i)
the Leased Property Balance therefor, minus (ii) the Force Majeure Losses, if
any, related to such Leased Property.

         “Permitted Liens” means the following with respect to any Leased Property:
(a) the respective rights and interest of the related Lessee, the Lessor, the
Agent and any Lender, as provided in the Operative Documents, (b) Liens for
Taxes either not yet due or being contested in good faith and by appropriate
proceedings, so long as enforcement thereof is stayed pending such proceedings,
(c) materialmen’s, mechanics’, workers’, repairmen’s, employees’ or other like
Liens arising after the related Closing Date in the ordinary course of business
for amounts either not yet due or being contested in good faith and by
appropriate proceedings, so long as enforcement thereof is stayed pending such
proceedings or such Liens are bonded over, (d) Liens arising after such Closing
Date out of judgments or awards with respect to which at the time an appeal or
proceeding for review is being prosecuted in good faith, so long as the
enforcement thereof has been stayed pending such appeal or review, (e)
easements, rights of way, reservations, servitudes and rights of others against
the Land which do not materially and adversely affect the value or the utility
of such Leased Property, (f) other Liens incidental to the conduct of the
related Lessee’s business which were not incurred in connection with the
borrowing of money or the obtaining of advances or credit and which do not in
the aggregate materially detract from the value of such Leased Property or
materially impair the use thereof, (g) assignments and subleases expressly
permitted by the Operative Documents, (h) Liens in favor of municipalities
agreed to by the related Lessee that do not affect the value or utility of the
related Leased Property and (i) Liens created by the IDB Documentation.

         “Person” means an individual, corporation, partnership, limited liability
company, joint venture, association, joint-stock company, trust,
nonincorporated organization or government or any agency or political
subdivision thereof.

         “Plan” means at any time an employee pension benefit plan (other than a
Multiemployer Plan) which is covered by Title IV of ERISA or subject to the
minimum funding standards under Section 412 of the Code and either (a) is
maintained by any member of the ERISA Group or (b) has at any time within the
preceding five years been maintained, or contributed to, by any Person which
was at such time a member of the ERISA Group for employees of any Person which
was at such time a member of the ERISA Group.

         “Plans and Specifications” means with respect to any Building the final
plans and specifications for such Building prepared by the Architect, and, if
applicable, referred to by the Appraiser in the Appraisal, as such Plans and
Specifications may be hereafter amended, supplemented or otherwise modified
from time to time.

         “Potential Event of Default” means any event, condition or failure which,
with notice or lapse of time or both, would become an Event of Default.

25

 

         “Purchase Agreement” means with respect to any Land, the purchase
agreement with the Seller for the conveyance of such Land to the Lessor.

         “Purchase Option” is defined in Section 14.1 of the Lease.

         “Quarterly Payment Date” means the last Business Day of each March, June,
September and December of each year.

         “Recourse Deficiency Amount” means for any Leased Property, an amount
equal to (i) the A Percentage times (ii) the Fair Value of such Leased
Property.

         “Release” means the release, deposit, disposal or leak of any Hazardous
Material into or upon or under any land or water or air, or otherwise into the
environment, including, without limitation, by means of burial, disposal,
discharge, emission, injection, spillage, leakage, seepage, leaching, dumping,
pumping, pouring, escaping, emptying, placement and the like.

         “Release Date” means, with respect to any Leased Property, the earlier of
(i) the date that the Lease Balance has been paid in full, and (ii) the date on
which the Agent gives notice to the Lessor that the Lenders release any and all
interest they may have in such Leased Property, and all proceeds thereof, and
any rights to direct, consent or deny consent to any action by the Lessor with
respect to such Leased Property.

         “Remarketing Option” is defined in Section 14.6 of the Lease.

         “Rent” means Basic Rent and Supplemental Rent, collectively.

         “Rent Period” means (i) in the case of Base Rate Advances, means the
period from, and including, a Quarterly Payment Date to, but excluding, the
next succeeding Quarterly Payment Date; and (ii) with respect to any LIBOR
Advance:

	 	(1)	 	initially, the period commencing on the borrowing or
conversion date, as the case may be, with respect to such LIBOR
Advance and ending one, two, three or six months thereafter, as
selected by Concord in its Funding Notice or Payment Date Notice, as
the case may be, given with respect thereto; and
	 
	 	(2)	 	thereafter, each period commencing on the last day of the
next preceding Rent Period applicable to such LIBOR Advance and
ending one, two, three or six months thereafter, as selected by
Concord by irrevocable notice to the Agent in its related Payment
Date Notice;

26

 

provided, however that:

		
	 	         (a) The initial Rent Period for any Funding shall commence on
the Funding Date of such Funding and each Rent Period occurring
thereafter in respect of such Funding shall commence on the day on
which the next preceding Rent Period expires;
	 
	 	         (b) If any Rent Period would otherwise expire on a day which
is not a Business Day, such Rent Period shall expire on the next
succeeding Business Day, provided that if any Rent Period in
respect of LIBOR Advances would otherwise expire on a day that is
not a Business Day but is a day of the month after which no further
Business Day occurs in such month, such Rent Period shall expire on
the next preceding Business Day;
	 
	 	         (c) Any Rent Period in respect of LIBOR Advances which begins
on a day for which there is no numerically corresponding day in the
calendar month at the end of such Rent Period shall, subject to
paragraph (d) below, expire on the last Business Day of such
calendar month;
	 
	 	         (d) No Rent Period shall extend beyond the Lease Termination
Date; and
	 
	 	         (e) At any one time, there shall be no more than five (5) Rent
Periods.

         “Rents” means all consideration paid in the ordinary course of business by
Concord and its Subsidiaries to any Person for the use or occupation of
property under any operating lease to which Concord or any of its Subsidiaries
is the lessee or obligor, determined in accordance with GAAP.

         “Report”
is defined in Section 7.6 of the Master Agreement.

         “Required Funding Parties” means, at any time, Funding Parties holding an
aggregate outstanding principal amount of Funded Amounts equal to at least 51%
of the aggregate outstanding principal amount of all Funded Amounts.

         “Required Lenders” means, at any time, Lenders holding an aggregate
outstanding principal amount of Loans equal to at least 51% of the aggregate
outstanding principal amount of all Loans.

         “Requirements of Law” for any Person means the articles or certificate of
incorporation and bylaws or other organizational or governing documents of such
Person, and any law, treaty, rule or regulation, or determination of an
arbitrator or a court or other governmental authority, in each case applicable
to or binding upon such Person or any of its property or to which such Person
or any of its property is subject.

27

 

         “Reuters Screen” means, when used in connection with any designated page
and LIBOR, the display page so designated on the Reuters Monitor Money Rates
Service (or such other page as may replace that page on that service for the
purpose of displaying rates comparable to LIBOR).

         “Scheduled Construction Termination Date” means with respect to any
Building the earlier of (A) two (2) years after the Closing Date for the
related Land and (B) the Funding Termination Date.

         “SEC” means the United States Securities and Exchange Commission.

         “Securities Act” means the Securities Act of 1933, as amended.

         “Securities Exchange Act” means the Securities Exchange Act of 1934, as
amended.

         “Security Agreement and Assignment” means, with respect to any Leased
Property, the Security Agreement and Assignment (Construction Contract,
Architect’s Agreement, Engineer’s Agreement, Permits, Licenses and Governmental
Approvals, and Plans, Specifications and Drawings) from the Construction Agent
to the Lessor, substantially in the form of Exhibit C to the Master Agreement.

         “Significant Subsidiary” means, at the date of determination, any
Subsidiary (i) whose consolidated total assets equals or exceeds five percent
(5%) of the consolidated total assets of the Guarantor, or (ii) whose
consolidated net income for the most recently completed four quarters equals or
exceeds five percent (5%) of the Guarantor’s consolidated net income for such
period, provided that “Significant Subsidiary” shall not include any Subsidiary
of Concord that is a national bank or a federal savings bank, or any subsidiary
of such national bank or federal savings bank. The Significant Subsidiaries as
of the Initial Closing Date are listed on Schedule 1 to the Master Agreement.

         “Solvent” means, with respect to any Person as of any date, that on such
date (i) the fair value of the property of such Person is greater than the
total amount of liabilities, including, without limitation, contingent
liabilities, of such Person, (ii) the present fair salable value of the assets
of such Person is not less than the amount that will be required to pay the
probable liability of such Person on its debts as they become matured, (iii)
such Person is able to realize upon its assets and pay its debts and other
liabilities, contingent obligations and other commitments as they mature in the
normal course of business, (iv) such Person does not intend to, and does not
believe that it will, incur debts or liabilities beyond such Person’s ability
to pay as such debts and liabilities mature, and (v) such Person is not engaged
in business or a transaction, and is not about to engage in business or a
transaction, for which such Person’s property would constitute unreasonably
small capital after giving due consideration to the prevailing practice in the
industry in which such Person is engaged. In computing the amount of contingent
liabilities at anytime, it

28

 

 is intended that such liabilities will be computed at the amount which, in
light of all the facts and circumstances existing at such time, represents the
amount that can reasonably be expected to become an actual or matured
liability.

         “Star” means Star Systems, LLC, a Delaware limited liability company.

         “Subsidiary” means any corporation, association, partnership, trust,
limited liability company or other business entity of which the designated
parent shall at any time own directly or indirectly through a Subsidiary or
Subsidiaries at least a majority (by number of votes or controlling interests)
of the outstanding Voting Interests.

         “Subsidiary Guarantors” means each Significant Subsidiary.

         “Subsidiary Guaranty” means the Subsidiary Guaranty Agreement, dated as of
July 12, 2002, issued by the Subsidiary Guarantors.

         “Supplemental Rent” means any and all amounts, liabilities and obligations
other than Basic Rent which any Lessee assumes or agrees or is otherwise
obligated to pay under the Lease or any other Operative Document (whether or
not designated as Supplemental Rent) to the Lessor, the Agent, any Lender or
any other party, including, without limitation, amounts under Article XVI of
the Lease, and indemnities and damages for breach of any covenants,
representations, warranties or agreements, and all overdue or late payment
charges in respect of any Funded Amount.

         “Swap Documents” means the ISDA Master Agreement, dated as of April 3,
1998, between SunTrust Bank and EPS, together with all schedules and
confirmations related thereto (including the amended confirmation dated July
13, 2000).

         “Tax Code” means the Internal Revenue Code of 1986, as amended and in
effect from time to time.

         “Tax Indemnitee” means, with respect to each Leased Property, (i) so long
as such Leased Property is a Construction Land Interest, the Lessor and its
Affiliates, successors, permitted assigns, permitted transferees, employees,
officers, directors and agents and (ii) from and after the Completion Date for
such Leased Property, the Lessor, SunTrust Bank, in its individual capacity and
in its capacity as Agent, each Lender and their respective Affiliates,
successors, permitted assigns, permitted transferees, employees, officers,
directors and agents; provided, however, that in no event shall any Lessee be a
Tax Indemnitee.

         “Taxes” means any present or future taxes, levies, imposts, duties, fees,
assessments, deductions, withholdings or other charges of whatever nature,
including without limitation, income, receipts, excise, property, sales,
transfer, license, payroll, withholding, social security and franchise taxes
now or hereafter imposed or levied by the United States, or any state, local or

29

 

 foreign government or by any department, agency or other political
subdivision or taxing authority thereof or therein and all interest, penalties,
additions to tax and similar liabilities with respect thereto.

         “Telerate” means, when used in connection with any designated page and
LIBOR, the display page so designated on the Dow Jones Telerate Service (or
such other page as may replace that page on that service for the purpose of
displaying rates comparable to LIBOR).

         “Ten Percent Subsidiary” means each of (i) EPS, (ii) Star and (iii) any
other Subsidiary of Concord that is not a Subsidiary of either Star or EPS and
(A) whose consolidated total assets equals or exceeds ten percent (10%) of the
consolidated total assets of the Guarantor, or (B) whose consolidated net
income for the most recently completed four quarters equals or exceeds ten
percent (10%) of the Guarantor’s consolidated net income for such period,
provided that “Ten Percent Subsidiary” shall not include any Subsidiary of
Concord that is a national bank or federal savings bank, or any subsidiary of
such national bank or federal savings bank.

         “Title Insurance Company” means the company that has or will issue the
title policies with respect to a Leased Property, which company shall be
reasonably acceptable to the Funding Parties.

         “Title Policy” is defined in Section 3.1 of the Master Agreement.

         “Transaction” means all the transactions and activities referred to in or
contemplated by the Operative Documents.

         “UCC” means the Uniform Commercial Code of Georgia, as in effect from time
to time.

30

 

         “Voting Interests” means stock or similar ownership interests, of any
class or classes (however designated), the holders of which are at the time
entitled, as such holders, (a) to vote for the election of a majority of the
directors (or persons performing similar functions) of the corporation,
association, partnership, trust or other business entity involved, or (b) to
control, manage, or conduct the business of the corporation, partnership,
association, trust or other business entity involved.

         “Withholding Taxes” is defined in Section 7.5(f) of the Master Agreement.

         “Yield” is defined in Section 2.3 of the Master Agreement.

31exv10w3

 

Exhibit 10.3

CONSTRUCTION AGENCY AGREEMENT

dated as of July 12, 2002

among

ATLANTIC FINANCIAL GROUP, LTD.

and

CONCORD EFS, INC.,

as Construction Agent

 

 

TABLE OF CONTENTS

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Page
	 	 	 	 	 	 	

	ARTICLE I	 	DEFINITIONS
	 	 	1	 
	
	
	
	

	 	1.1.	 	 	Defined Terms
	 	 	1	 
	
	
	
	

	ARTICLE II	 	APPOINTMENT OF CONSTRUCTION AGENT
	 	 	2	 
	
	
	
	

	 	2.1.	 	 	Appointment
	 	 	2	 
	
	
	
	

	 	2.2.	 	 	Acceptance; Construction
	 	 	2	 
	
	
	
	

	 	2.3.	 	 	Commencement of Construction
	 	 	2	 
	
	
	
	

	 	2.4.	 	 	Supplements to this Agreement
	 	 	2	 
	
	
	
	

	 	2.5.	 	 	Term
	 	 	3	 
	
	
	
	

	 	2.6.	 	 	Identification of Properties; Construction Documents
	 	 	3	 
	
	
	
	

	 	2.7.	 	 	Scope of Authority
	 	 	3	 
	
	
	
	

	 	2.8.	 	 	Covenants of the Construction Agent
	 	 	5	 
	
	
	
	

	 	2.9.	 	 	Insurance
	 	 	6	 
	
	
	
	

	ARTICLE III	 	THE BUILDINGS
	 	 	12	 
	
	
	
	

	 	3.1.	 	 	Amendments; Modifications
	 	 	12	 
	
	
	
	

	 	3.2.	 	 	Casualty and Condemnation
	 	 	12	 
	
	
	
	

	 	3.3.	 	 	Indemnity
	 	 	13	 
	
	
	
	

	 	3.4.	 	 	Construction Force Majeure Events
	 	 	13	 
	
	
	
	

	ARTICLE IV	 	PAYMENT OF FUNDS
	 	 	14	 
	
	
	
	

	 	4.1.	 	 	Funding of Property Acquisition Costs and Property Buildings Costs
	 	 	14	 
	
	
	
	

	ARTICLE V	 	CONSTRUCTION AGENCY EVENTS OF DEFAULT
	 	 	15	 
	
	
	
	

	 	5.1.	 	 	Construction Agency Events of Default
	 	 	15	 
	
	
	
	

	 	5.2.	 	 	Damages
	 	 	16	 
	
	
	
	

	 	5.3.	 	 	Remedies; Remedies Cumulative
	 	 	16	 
	
	
	
	

	 	5.4.	 	 	Limitation on Construction Agent’s Recourse Liability
	 	 	17	 
	
	
	
	

	 	5.5.	 	 	Construction Agent’s Right to Purchase
	 	 	18	 
	
	
	
	

	 	5.6.	 	 	Construction Return Procedures
	 	 	18	 
	
	
	
	

	ARTICLE VI	 	NO CONSTRUCTION AGENCY FEE
	 	 	19	 
	
	
	
	

	 	6.1.	 	 	Lease as Fulfillment of Lessor’s Obligations
	 	 	19	 
	
	
	
	

	ARTICLE VII	 	LESSOR’S RIGHTS; CONSTRUCTION AGENT’S RIGHTS
	 	 	20	 
	
	
	
	

	 	7.1.	 	 	Exercise of the Lessor’s Rights
	 	 	20	 
	
	
	
	

	 	7.2.	 	 	Lessor’s Right to Cure Construction Agent’s Defaults
	 	 	20	 
	
	
	
	

	ARTICLE VIII	 	MISCELLANEOUS
	 	 	20	 
	
	
	
	

	 	8.1.	 	 	Successors and Assigns
	 	 	20	 

i

 

 

	 	 	 	 	 	 	 	 	 
	 	 	 	 	 	 	Page
	 	 	 	 	 	 	

	
	
	
	

	 	8.2.	 	 	Notices
	 	 	20	 
	
	
	
	

	 	8.3.	 	 	GOVERNING LAW
	 	 	20	 
	
	
	
	

	 	8.4.	 	 	Amendments and Waivers
	 	 	20	 
	
	
	
	

	 	8.5.	 	 	Counterparts
	 	 	21	 
	
	
	
	

	 	8.6.	 	 	Severability
	 	 	21	 
	
	
	
	

	 	8.7.	 	 	Headings and Table of Contents
	 	 	21	 
	
	
	
	

	 	8.8.	 	 	Jurisdiction; Waivers
	 	 	21	 

ii

 

 

EXHIBITS

	 	 	 
	Exhibit A	 	
Form of Supplement to Construction Agency Agreement

iii

 

 

CONSTRUCTION AGENCY AGREEMENT

         CONSTRUCTION AGENCY AGREEMENT, dated as of July 12, 2002 (as amended,
supplemented or otherwise modified from time to time, this “Agreement”),
between ATLANTIC FINANCIAL GROUP, LTD., a Texas limited partnership, (the
“Lessor”), and CONCORD EFS, INC., a Delaware corporation (“Concord”, and in its
capacity as construction agent, the “Construction Agent”).

PRELIMINARY STATEMENT

         A.     Lessor, Concord, as Guarantor, Concord and certain subsidiaries of
Concord that may become party thereto, as Lessees, Electronic Payment Services,
Inc., Star Systems, LLC and other Significant Subsidiaries of Concord that are
or may become party thereto, as Subsidiary Guarantors, the Lenders signatory
thereto and SunTrust Bank, as agent for such Lenders (in such capacity, the
“Agent”) are parties to that certain Master Agreement, dated as of July 12,
2002 (as amended, supplemented or otherwise modified from time to time pursuant
thereto, the “Master Agreement”).

         B.     Subject to the terms and conditions hereof, (i) the Lessor desires to
appoint Concord as the Construction Agent to act as its sole and exclusive
agent for the identification and acquisition of the Land pursuant to the Master
Agreement and construction of the Buildings in accordance with the Plans and
Specifications and pursuant to the Master Agreement, and (ii) the Construction
Agent desires, for the benefit of the Lessor, to cause the Buildings to be
constructed in accordance with the Plans and Specifications and pursuant to the
Master Agreement and this Agreement, in each case in accordance with the terms
herein set forth.

         NOW, THEREFORE, in consideration of the foregoing, and for other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto covenant and agree as follows:

ARTICLE I

DEFINITIONS

         1.1. Defined Terms. Capitalized terms used but not otherwise defined in
this Agreement shall have the meanings set forth in Appendix A to the Master
Agreement.

 

 

ARTICLE II

APPOINTMENT OF CONSTRUCTION AGENT

         2.1. Appointment. Pursuant to and subject to the terms and conditions
set forth herein and in the Master Agreement and the other Operative Documents,
the Lessor hereby irrevocably designates and appoints Concord as the
Construction Agent to act as its exclusive agent for (i) the identification and
acquisition from time to time of Land to be acquired or leased by the Lessor
and leased or subleased to a Lessee and (ii) the construction of the Buildings
in accordance with the Plans and Specifications on such Land.

         2.2. Acceptance; Construction. Concord hereby unconditionally accepts
the designation and appointment as Construction Agent. The Construction Agent
will cause the Buildings to be constructed on the Land substantially in
accordance with the Plans and Specifications and in accordance with the
Operative Documents, and to be equipped in all material respects with all
Applicable Law and insurance requirements. If a Leased Property will be leased
by a Lessee other than Concord, Concord may appoint such Lessee as its
sub-construction agent with respect to such Leased Property, provided that such
appointment shall not affect Concord’s obligations hereunder, which obligations
shall be primary and shall remain in full force and effect.

         2.3. Commencement of Construction. Subject to Construction Force Majeure
Events, the Construction Agent hereby agrees, unconditionally and for the
benefit of the Lessor, to cause Construction of a Building to commence on each
parcel of Land as soon as is reasonably practicable, in its reasonable
judgment, after the Closing Date in respect of such Land. For purposes hereof,
Construction of a Building shall be deemed to commence on the date after the
Closing Date for the related Leased Property (the “Construction Commencement
Date”) on which excavation for the foundation for such Building or any other
Construction of such Building commences. Without limiting the foregoing, no
phase of such Construction shall be undertaken until all permits then required
for such phase have been issued therefor.

         2.4. Supplements to this Agreement. On the Closing Date of each parcel
of Land, the Lessor and the Construction Agent shall each execute and deliver
to the Agent a supplement to this Agreement in the form of Exhibit A to this
Agreement, appropriately completed, pursuant to which the Lessor and the
Construction Agent shall, among other things, each acknowledge and agree that
the Construction of such parcel of Land will be governed by the terms of this
Agreement. Following the execution and delivery of a supplement to this
Agreement as provided above, such supplement and all supplements previously
delivered under this Agreement shall constitute a part of this Agreement. On
or prior to the Closing Date of each parcel of Land, the Construction Agent
shall prepare and deliver to the Lessor and the Agent a construction budget
(the “Construction Budget”) for the related Leased Property, setting forth in
reasonable detail the budget for the Construction of the proposed Building on
such Land in accordance with the Plans and Specifications therefor, and all
related costs, including the capitalized interest and Yield expected to accrue
during the related Construction Term; such Construction Budget shall include a
line item for the amount of self-insurance or deductibles applicable to such
Leased Property (it

2

 

being understood that the Construction Agent shall have no
liability with respect to self-insurance or deductibles with respect to any
Leased Property during the Construction Term therefor).

         2.5. Term. This Agreement shall commence on the date hereof and shall
terminate with respect to any given Leased Property upon the first to occur of:

		
	 	         (a) payment by the Lessee of the Leased Property Balance and
termination of the Lease with respect to such Leased Property in
accordance with the Lease;
	 
	 	         (b) the expiration or earlier termination of the Lease;
	 
	 	         (c) termination of this Agreement pursuant to Article V hereof;
	 
	 	         (d) the Completion Date for such Leased Property and the completion
of all punch list items as set forth in Section 2.8(d); and
	 
	 	         (e) the payment by the Construction Agent of the Leased Property
Balance or the Construction Failure Payment with respect to such Leased
Property pursuant to this Agreement.

         2.6. Identification of Properties; Construction Documents. The
Construction Agent may execute any of its duties and obligations under this
Agreement by or through agents, architects, consultants, contractors,
developers, Affiliates, employees, engineers or attorneys-in-fact, and the
Construction Agent shall enter into such agreements with architects,
contractors, developers, consultants, engineers and such other agents as the
Construction Agent deems necessary or desirable for the construction of the
Buildings pursuant hereto (the “Construction Documents”); provided, however,
that no such delegation shall limit or reduce in any way the Construction
Agent’s duties and obligations under this Agreement; provided, further, that
contemporaneously with, or promptly after, the execution and delivery of a
Construction Document, the Construction Agent will execute and deliver to the
Lessor the Security Agreement and Assignment, pursuant to which the
Construction Agent assigns to the Lessor, among other things, all of the
Construction Agent’s rights under and interests in such Construction Documents.
Each construction contract shall be with a reputable general contractor with
experience in constructing projects that are similar in scope and type to the
proposed Building, and shall provide for a guaranteed maximum project cost
(within sixty (60) days of the Closing Date for the related Leased Property)
and a commercially reasonable retainage amount (but in no event less than 10%
of the related project cost) through substantial completion; it being
understood that full payment may be made to subcontractors whose work has been
fully performed and approved by the Construction Agent.

         2.7. Scope of Authority. (A) Subject to the terms, conditions,
restrictions and limitations set forth in the Operative Documents, the Lessor
hereby expressly authorizes the Construction

3

 

Agent, or any agent or contractor
of the Construction Agent, and the Construction Agent unconditionally agrees,
for the benefit of the Lessor, to take all action necessary or desirable for
the performance and satisfaction of all of the Construction Agent’s obligations
hereunder with respect to the Construction Land Interests acquired or leased by
the Lessor, including, without limitation:

		
	 	         (i) the identification and assistance with the acquisition or lease
of Land in accordance with the terms and conditions of the Master
Agreement;
	 
	 	         (ii) overseeing, directing, supervising and monitoring all design
and supervisory functions relating to the construction of the Buildings
and all engineering work related to the construction of the Buildings;
	 
	 	         (iii) negotiating and entering into all contracts or arrangements
to procure the equipment and services necessary to construct the
Buildings on such terms and conditions as are customary and reasonable in
light of local standards and practices;
	 
	 	         (iv) obtaining all necessary permits, licenses, consents, approvals
and other authorizations, including those required under Applicable Law
(including Environmental Laws), from all Governmental Authorities in
connection with the construction and the development of the Leased
Property on the Land in accordance with the Plans and Specifications;
	 
	 	         (v) maintaining all books and records with respect to the
construction, operation and management of the Leased Properties; and
	 
	 	         (vi) performing any other acts necessary or appropriate in
connection with the identification, and acquisition (or leasing) and
development of the Land and construction of the Buildings in accordance
with the Plans and Specifications, and all other functions typically
undertaken for the construction and development of similar properties.

         (b)  Neither the Construction Agent nor any of its Affiliates or agents
shall enter into any contract which would, directly or indirectly, impose any
liability or obligation on the Lessor unless such contract expressly contains
an acknowledgment by the other party or parties thereto that the obligations of
the Lessor are non-recourse, and that the Lessor shall have no personal
liability with respect to such obligations. Any contract entered into by the
Construction Agent or any of its Affiliates or agents not meeting the
requirements of the foregoing sentence shall be ineffective. Subject to the
foregoing, the Lessor shall execute such documents and take such other actions
as the Construction Agent shall reasonably request, at the Construction Agent’s
expense, to permit the Construction Agent to perform its duties hereunder.

         (c)  Subject to the terms and conditions of this Agreement and the other
Operative Documents, the Construction Agent shall have sole management and
control over the means,

4

 

methods, sequences and procedures with respect to the
Construction. The parties agree and acknowledge that the Construction Agent
shall be in possession and control of each Leased Property during the
Construction Term therefor.

         2.8. Covenants of the Construction Agent. The Construction Agent hereby
covenants and agrees that it will:

		
	 	         (a) following the Construction Commencement Date for each parcel of
Land subject to this Agreement, but subject to Construction Force Majeure
Events, cause construction of a Building on such Land to be prosecuted
diligently and without undue interruption substantially in accordance
with the Plans and Specifications for such Land, in accordance with the
Construction Budget for such Leased Property and in compliance in all
material respects with all Applicable Law and insurance requirements;
	 
	 	         (b) notify the Lessor and the Agent in writing not less than five
(5) Business Days after the occurrence of each Construction Force Majeure
Event;
	 
	 	         (c) take all reasonable and practical steps to cause the Completion
Date for such Leased Property to occur on or prior to the Scheduled
Construction Termination Date for such Leased Property, subject to the
occurrence of Construction Force Majeure Events, and cause all Liens
(including, without limitation, Liens or claims for materials supplied or
labor or services performed in connection with the construction of the
Buildings), other than Permitted Liens and Lessor Liens, to be discharged
or bonded off if disputed in good faith by appropriate proceedings by the
Construction Agent;
	 
	 	         (d) following the Completion Date for each Leased Property, (A)
cause all outstanding punch list items with respect to the Buildings on
such Leased Property to be completed within ninety (90) days after said
Completion Date and (B) provide to the Lessor a list, in reasonable
detail, of all Funded Equipment related to such Leased Property; and
	 
	 	         (e) at all times during Construction, cause all title to all
personalty financed by the Lessor on or within such Leased Property to be
and remain vested in the Lessor and cause to be on file with the
applicable filing office or offices all necessary documents under Article
9 of the Uniform Commercial Code to perfect Lessor’s interest therein
free of all Liens other than Permitted Liens and Lessor Liens, it being
understood and acknowledged that such Lessor’s rights, title and interest
in and to said personalty have been assigned to, or for the benefit of,
the Agent pursuant to the Operative Documents;
	 
	 	         (f) not enter into any agreements or arrangements with any Person
(other than the Funding Parties pursuant to the Operative Documents) that
would result in any claim against, or liability of, the Agent or any
Funding Party resulting from the fact that any

5

 

		
	 	Leased Property is not
completed on or prior to the Scheduled Construction Termination Date
therefor; and
	 
	 	         (g) take all reasonable and practical steps to minimize the
disruption of the construction process arising from Construction Force
Majeure Events.

         2.9. Insurance.

         (a)  Insurance by the Construction Agent: The Construction Agent shall
cause to be procured, and maintain in full force and effect during the
Construction Term, insurance policies with insurance companies authorized to do
business in each jurisdiction in which the Leased Properties under Construction
are located with a Best Insurance Reports rating of “A” or better and a
financial size category of “VIII” or higher, with limits and coverage
provisions as set forth below.

		
	 	         (i) General Liability Insurance. Liability insurance on an
occurrence basis for the Construction Agent’s and Lessor’s liability
arising out of claims for personal injury (including bodily injury and
death) and property damage. Such insurance shall provide coverage for
products-completed operations, contractual and personal injury liability
with a $1,000,000 limit per occurrence for combined bodily injury and
property damage with policy aggregates of $2,000,000 (other than
products-completed operations) and $1,000,000 for products-completed
operations. A maximum deductible or self-insured retention of $5,000 per
occurrence shall be allowed. In no event will the Construction Agent be
obligated pursuant to this Agreement to pay the amount of any deductible
or self insurance retention that does not exceed the amount permitted by
this Agreement.
	 
	 	         (ii) Automobile Liability Insurance. Automobile liability insurance
for the Construction Agent’s and Lessor’s liability arising out of claims
for bodily injury and property damage covering all leased, non-owned and
hired vehicles used in the performance of the Construction Agent’s
obligations under this Agreement with a $1,000,000 limit per accident for
combined bodily injury and property damage and containing appropriate
no-fault insurance provisions wherever applicable. A maximum deductible
or self-insured retention of $5,000 per occurrence shall be allowed.
	 
	 	         (iii) Excess Liability Insurance. Liability insurance in excess of
the insurance coverage required in clauses (i) and (ii) above with a
limit of $10,000,000 per occurrence and in the aggregate.
	 
	 	         (iv) Builder’s Risk Insurance. Property damage insurance on an “all
risk” basis insuring the Construction Agent and Lessor, as their
interests may appear, including
coverage against loss or damage from the perils of earth movement
(including but not limited to earthquake, landslide, subsidence and
volcanic eruption), flood, strike, riot and civil commotion.

6

 

		
	 	         a. Property Covered. The builder’s risk insurance shall
provide coverage for (i) the Buildings, structures, machinery,
equipment, facilities, fixtures, supplies and other property
constituting a part of the Leased Property under Construction, (ii)
property of others in the care, custody or control of the
Construction Agent in connection with the Leased Property, but not
contractor’s tools, machinery, plant and equipment including spare
parts and accessories not destined to become a permanent part of
the Leased Property, (iii) all preliminary works, temporary works
and interconnection works and (iv) all foundations and other
property below the surface of the ground.
	 
	 	         b. Additional Coverages. The builder’s risk policy shall
insure (i) the cost (including labor) of preventive measures to
reduce or prevent further loss (ii) inland transit with sublimits
sufficient to insure the largest single shipment to or from the
Leased Property site from anywhere within North America, (iii)
attorney’s fees, engineering and other consulting costs, and permit
fees directly incurred in order to repair or replace damaged
insured property in the amount of $100,000, (iv) expediting
expenses (defined as reasonable extra costs incurred after an
insured loss to make temporary repairs and expedite the permanent
repair of the damaged property) with a sublimit in the amount of
$25,000, (v) off-site storage to insure the full replacement value
of any property or equipment not stored on the Leased Property site
with a sublimit of $150,000, and (vi) demolition expenses, removal
of undamaged portion, and increased cost of construction due to
operation of laws or codes with a sublimit of twenty-five percent
(25%) of the amount of the physical loss or damage.
	 
	 	         c. Special Clauses. The builder’s risk policy shall include
(i) a 72 hour flood/windstorm/earthquake clause, (ii)unintentional
errors and omissions clause, (iii) a requirement that the insurer
pay losses within 60 days after receipt of an acceptable proof of
loss and (iv) an extension clause allowing the policy period to be
extended up to 60 days without modification to the terms and
conditions of the policy and payment of the premium on a pro-rata
basis.
	 
	 	         d. Prohibited Exclusions. The builder’s risk policy shall not
contain any (i) coinsurance provisions, (ii) exclusion for ensuing
direct physical loss or damage resulting from freezing, (iii)
exclusion for physical loss or damage covered under any guarantee
or warranty arising out of an insured peril, or (iv) exclusion for
resultant physical loss or damage caused by ordinary wear and tear,
gradual deterioration, faulty workmanship, design or materials.
	 
	 	         e. Sum Insured. The builder’s risk policy shall (i) be on a
completed value form, (ii) insure 100% of the completed insurable
value of the Building(s), (iii) value losses at replacement cost,
without deduction for physical depreciation

7

 

		
	 	or obsolescence
including custom duties, taxes and fees and (iv) insure loss or
damage from earth movement and flood with separate sublimits equal
to the anticipated cost of the related Leased Property.
	 
	 	         f. Deductible. The builder’s risk insurance may have a
deductible not in excess of $5,000.

		
	 	         (v) Faulty Design. The Construction Agent hereby represents and
warrants that, with respect to each Leased Property, the agreements with
the Architect provide for $5,000,000 in coverage, and with the contractor
provide for at least $5,000,000 in coverage, for faulty workmanship,
design or materials.
	 
	 	         (vi) Delayed Startup Insurance. Delayed startup coverage insuring
the Lessor and covering the Lessor’s accrued and capitalized interest and
Yield for a six month period as a result of loss or damage insured by the
builder’s risk insurance resulting in a delay in completion of the
Building(s) beyond their anticipated date of completion.

	 	Such insurance shall (a) have a deductible of not greater than 10 days
per occurrence during the Construction Term, (b) have an indemnity period
not less than six months, (c) cover loss sustained when access to the
Leased Property site is prevented due to an insured peril at premises in
the vicinity of the Leased Property site with a sublimit of $100,000, (d)
cover loss sustained due to the action of a public authority preventing
access to the Leased Property site due to imminent or actual loss or
destruction arising from an insured peril at premises in the vicinity of
the Leased Property site with a sublimit of $100,000, (e) not contain any
form of a coinsurance provision or include a waiver of such provisions,
(f) insure loss caused by damage to finished equipment or machinery while
awaiting shipment at a supplier’s premises, and (g) cover losses relating
to real estate tax assessments, insurance expenses, architect’s and
engineer’s fees to repair or replace lost or work, legal and accounting
fees, construction management fees, testing and permitting expenses,
marketing and administration expenses and overhead.

				
	 	         (vii) Endorsements. All policies of liability insurance required to
be maintained by the Construction Agent shall be endorsed as follows.
	 
	 	         a.  	To name the Lessor as the loss payee with respect to property
insurance;
	 
	 	         b.  	To name the Lessor, the Lenders and the Agent as
additional insureds with respect to all liability insurance;
	 
	 	         c.  	To provide a severability of interests and cross
liability clause; and

8

 

				
	 	         d.  	That the insurance shall be primary and not
excess to or contributing with any insurance or self-insurance
maintained by the Lessor or the additional insureds.

		
	 	          (viii) Waiver of Subrogation. The Construction Agent hereby waives
any and every claim for recovery from the Lessor, the Lenders and the
Agent for any and all loss or damage covered by any of the insurance
policies to be maintained under this Agreement to the extent that such
loss or damage is recovered under any such policy. If the foregoing
waiver will preclude the assignment of any such claim to the extent of
such recovery, by subrogation (or otherwise), to an insurance company (or
other person), the Construction Agent (or other appropriate party) shall
give written notice of the terms of such waiver to each insurance company
which has issued, or which may issue in the future, any such policy of
insurance (if such notice is required by the insurance policy) and shall
cause each such insurance policy to be properly endorsed by the issuer
thereof to, or to otherwise contain one or more provisions that, prevent
the invalidation of the insurance coverage provided thereby by reason of
such waiver.

         (b)  Conditions.

		
	 	         (i) Adjustment of Losses. Losses, if any, with respect to any
Leased Property under any damage policies required to be carried under
this Section 2.9 shall be adjusted with the insurance companies,
including the filing of appropriate proceedings, as follows: (x) so long
as no Construction Agency Event of Default shall have occurred and be
continuing, and provided that the Construction Agent is required, or has
agreed, to repair the damage or if the purchase option has been
exercised, such losses will be adjusted by the Construction Agent, (y) if
any Construction Agency Event of Default shall have occurred and be
continuing or Construction Force Majeure Event declared, or if the
Construction Agent is not required to, and has not agreed to, repair the
damage, such losses shall be adjusted by the Lessor with the consent of
the Construction Agent (which consent shall not be unreasonably withheld
or delayed). The party which shall be entitled to adjust losses may
appear in any proceeding or action to negotiate, prosecute, adjust or
appeal any claim for any award, compensation or insurance payment on
account of any Casualty at such party’s reasonable request, and the other
party shall participate in any such proceeding, action, negotiation,
prosecution or adjustment. The Construction Agent may incur no expenses
with respect to loss adjustment without the prior consent, not to be
unreasonably withheld, of the Lessor. Adjustment expenses shall be
funded through Advances. The parties hereto agree that this Agreement
shall control the rights of the parties hereto in and to any such award,
compensation or insurance payment relating to any Casualty affecting a
Construction Land Interest.
	 
	 	         (ii) Application of Insurance Proceeds. All proceeds of insurance
maintained pursuant to this Section 2.9 on account of any damage or
destruction of any Leased
Property (or part thereof) subject to Construction shall be paid to
Lessor, provided that (i)

9

 

		
	 	if no Construction Agency Event of Default
shall have occurred and (ii) subject to Section 3.4, the Construction
Agent has undertaken to repair the damage and has demonstrated to the
reasonable satisfaction of the Lessor that the application of such
insurance proceeds, together with the remaining Commitment, are
sufficient to cause the construction to be completed on or prior to the
Scheduled Construction Termination Date, such funds shall be held by
Lessor in a segregated account and disbursed to the Construction Agent to
pay costs incurred by the Construction Agent to effect the repair of the
Leased Property. If the Construction cannot be completed on or prior to
the Scheduled Construction Termination Date, the parties agree to discuss
the issue of disbursement of insurance proceeds to the Construction Agent
in good faith and after such discussion the Lessor shall make a
determination in the exercise of its sole discretion. Any proceeds of
insurance paid to Lessor pursuant in this Section 2.9, not used to repair
the Leased Property and held by Lessor shall be applied to the account of
Construction Agent to reduce the Lease Balance.
	 
	 	         (iii) Additional Insurance. Any additional insurance obtained by
the Construction Agent or the Lessor shall provide that it shall not
interfere with or in any way limit the insurance described in this
Section 2.9 or increase the amount of any premium payable with respect to
any insurance described in such Section. The proceeds of any such
additional insurance will be for the account of the party maintaining
such additional insurance.
	 
	 	         (iv) Payment of Premiums. The Construction Agent shall cause to be
paid all premiums for the insurance required hereunder from the proceeds
of Advances. The Construction Agent shall renew or replace, or cause to
be renewed or replaced, each insurance policy required hereunder prior to
the expiration date thereof for the duration of the Construction Term.
	 
	 	         (v) Policy Cancellation and Change. All policies of insurance
required to be maintained pursuant to this Section 2.9 shall be endorsed
so that if at any time they are cancelled, or their coverage is reduced
(by any party including the insured) so as to affect the interests of the
Lessor, the Agent or any Lender such cancellation or reduction shall not
be effective as to the Lessor, the Agent or such Lender for 30 days,
except for non-payment of premium which shall be for 10 days, after
written notice from such insurer of such cancellation or reduction.
	 
	 	         (vi) Miscellaneous Policy Provisions. All property damage insurance
policies, (i) shall not include any annual or term aggregate limits of
liability or clause requiring the payment of additional premium to
reinstate the limits after loss except for insurance covering the perils
of flood, earth movement and sabotage, (ii) shall include the Lessor as a
named insured as its interest may appear, and (iii) shall include a
clause requiring the
insurer to make final payment on any claim within 60 days after the
submission of proof of loss and its acceptance by the insurer.

10

 

		
	 	         (vii) Separation of Interests. All policies shall insure the
interests of the Lessor, the Agent and each Lender regardless of any
breach or violation by the Construction Agent or any other Person of
warranties, declarations or conditions contained in such policies, any
action or inaction of the Construction Agent or others, or any
foreclosure relating to the Leased Property or any change in ownership of
all or any portion of the Leased Property.
	 
	 	         (viii) Acceptable Policy Terms and Conditions. All policies of
insurance required to be maintained pursuant to this Section 2.9 shall
contain terms and conditions reasonably acceptable to the Lessor.

         (c)  Evidence of Insurance. On the related Construction Commencement Date
and on an annual basis at least 10 days prior to each policy anniversary, the
Construction Agent shall furnish, or cause to be furnished, the Lessor with (1)
certificates of insurance or binders, in a form acceptable to the Lessor,
evidencing all of the insurance required by the provisions of this Section 2.9.
Such certificates of insurance/binders shall be executed by each insurer or by
an authorized representative of each insurer. Such certificates of
insurance/binders shall identify underwriters, the type of insurance, the
insurance limits and the policy term and shall specifically list the special
provisions enumerated for such insurance required by this Section 2.9. Upon
request, the Construction Agent will promptly furnish the Lessor with copies of
all insurance binders and certificates of such insurance relating to the
insurance required to be maintained hereunder.

         (d)  Reports. The Construction Agent will advise the Lessor in writing
promptly of (i) any default in the payment of any premium and of any other act
or omission on the part of the Construction Agent which may invalidate or
render unenforceable, in whole or in part, any insurance being maintained by
the Construction Agent pursuant to this Section 2.9 and (ii) the unavailability
of any insurance in the commercial market.

         (e)  No Duty of Lessor to Verify or Review. No provision of this Section
2.9 or any provision of this Agreement or the other Operative Documents shall
impose on the Lessor any duty or obligation to verify the existence or adequacy
of the insurance coverage maintained by the Construction Agent, nor shall the
Lessor be responsible for any representations or warranties made by or on
behalf of the Construction Agent to any insurance company or underwriter. Any
failure on the part of the Lessor to pursue or obtain the evidence of the
insurance required by this Agreement from the Construction Agent and/or failure
of the Lessor to point out any non-compliance of such evidence of insurance
shall not constitute a waiver of any of the insurance requirements in this
Agreement.

Notwithstanding anything herein to the contrary, the Construction Agent shall
not be responsible for the payment of any insurance deductible amounts.

11

 

ARTICLE III

THE BUILDINGS

         3.1. Amendments; Modifications. The Construction Agent may, subject to
the conditions, restrictions and limitations set forth herein and in the
Operative Documents (but not otherwise), at any time during the term hereof
revise, amend or modify the Plans and Specifications and the related
Construction Documents without the consent of the Lessor; provided, however,
that the Lessor’s prior written consent will be required in the following
instances: (x) such revision, amendment or modification by its terms would
result in the Completion Date of the Buildings occurring after the Scheduled
Construction Termination Date, or (y) such revision, amendment or modification
would result in the cost for such Leased Property exceeding the then remaining
Commitments, minus the then remaining costs for completing each other Leased
Property for which the Completion Date has not occurred, or increase the
Construction Budget therefor by an amount in excess of 10% thereof, or (z) the
aggregate effect of such revision, amendment or modification, when taken
together with any previous or contemporaneous revision, amendment or
modification to the Plans and Specifications for such Leased Property, would be
to reduce the Fair Market Sales Value of such Leased Property in a material
respect when completed.

         3.2. Casualty and Condemnation. If a Casualty or Condemnation occurs
during the Construction Term for a Construction Land Interest, the Construction
Agent shall promptly notify the Lessor in writing of such occurrence, together
with an estimate of the costs of rebuilding or restoring the affected
Construction Land Interest and the estimated time to complete such rebuilding
or restoration. If the insurance proceeds or Awards, as the case may be,
resulting from such Casualty or Condemnation are sufficient to cover the
estimated costs of repair or rebuilding, the Lessor shall make such proceeds
available to the Construction Agent to pay, or to reimburse the Construction
Agent for, the costs of such rebuilding or restoration, and the Construction
Agent shall promptly and diligently cause such restoration or rebuilding to be
completed. In the event that the proceeds of the applicable insurance or
Awards are insufficient to cover the costs of such rebuilding or restoration,
either, at the Lessor’s option, (i) the Lessor shall make available to the
Construction Agent Advances to cover any deficiency between such insurance
proceeds or Awards, as the case may be, and the cost of such rebuilding or
restoration, in which case the Construction Agent shall promptly and diligently
cause such restoration or rebuilding to be completed, or (ii) the Construction
Agent shall return the affected Construction Land Interest to the Lessor in
accordance with the provisions of Section 5.3(a), (in which event, the Lessor
shall be entitled to retain all of the applicable insurance proceeds or
Awards). In no event shall the Construction Agent have any responsibility to
the Lessor to pay any deficiency between the insurance proceeds or Awards, as
the case may be, and the related Leased Property Balance, so long as the
Construction Agent has complied with its obligations, including its obligations
to maintain insurance, pursuant to this Agreement.

12

 

         3.3. Indemnity. During the Construction Term for each Leased Property,
the Construction Agent agrees to assume liability for, and to indemnify,
protect, defend, save and hold harmless the Lessor, on an After-Tax Basis, from
and against, any and all Claims that may be imposed on, incurred by or asserted
or threatened to be asserted, against the Lessor, whether or not the Lessor
shall also be indemnified as to any such Claim by any other Person, in any way
relating to or arising out of (i) any event, condition or circumstance within
the Construction Agent’s control, (ii) fraud, misapplication of funds, illegal
acts or willful misconduct on the part of the Construction Agent, or (iii) any
event described in paragraph (f) of Article XII of the Lease with respect to
the Construction Agent (unless such event would constitute a Limited Event of
Default pursuant to clause (ii) of the definition thereof). As used in clause
(i) of the foregoing sentence, the term “within the Construction Agent’s
control” shall mean caused by or arising from any failure by any Obligor to
comply with any of its obligations under the Operative Documents (including its
insurance obligations, unless such insurance is not available in the commercial
market), any representation or warranty by any Obligor in any of the Operative
Documents being inaccurate, any negligence or wilful misconduct of any Obligor,
or any claim by any third party against the Lessor based upon the action or
inaction of or by any Obligor; provided, however, that if such Claim is related
to an inability or the failure to complete the construction of a Leased
Property on or prior to Scheduled Construction Termination Date therefor and
such Claim does not arise out of or result from events or circumstances
described in the foregoing clause (ii) or (iii), the Construction Agent’s
liability shall be limited to an amount equal to the Construction Failure
Payment. Any Claims that are incurred by any Indemnified Party for which the
Construction Agent is not obligated to indemnify pursuant to this Section 3.3
or the Master Agreement shall, if requested by the Agent by written notice to
Lessor, be capitalized, and result in an increase to the Funded Amounts related
to the relevant Leased Property. The foregoing indemnities are in addition to,
and not in limitation of, the indemnities with respect to environmental claims
set forth in Section 7.2 of the Master Agreement. The provisions of Section
7.3 of the Master Agreement shall apply to any amounts that the Construction
Agent is requested to pay pursuant to this Section 3.3.

         3.4. Construction Force Majeure Events. If a Construction Force Majeure
Event that results in, or could reasonably be expected to result in, a Force
Majeure Loss (including any losses that result from a Construction Force
Majeure Event that prevents, or could reasonably be expected to prevent, the
Construction Agent from completing Construction prior to the Scheduled
Construction Termination Date) occurs, the Construction Agent shall promptly
provide the Lessor with written notice thereof within ten (10) Business Days of
the Construction Agent’s knowledge of the occurrence thereof (the “Construction
Force Majeure Declaration”). Upon receipt of the Construction Force Majeure
Declaration, Lessor and the Construction Agent shall consult with each other as
to what steps, if any, are to be taken to remediate such Construction Force
Majeure Event, including consulting as
to the appropriateness of an extension of the Scheduled Construction
Termination Date. The Construction Agent shall take all reasonable and
practical steps to minimize the disruption of the construction process and all
steps reasonably necessary to prevent further damage arising from such
Construction Force Majeure Event. The Construction Agent shall be entitled to
reimbursement from Lessor for any costs

13

 

directly related to minimizing the
disruption and to preventing further damage of such Construction Force Majeure
Event through the proceeds of Fundings pursuant to, and subject to the terms
and conditions of, the Master Agreement. The Construction Agent shall, within
thirty (30) days of the delivery of the Construction Force Majeure Declaration,
submit to the Lessor a budget detailing the costs that would be incurred in
remediating such Construction Force Majeure Event and a schedule for effecting
the same. The Construction Agent will commence such remediation only upon
receipt of written authorization from the Lessor to do so, which authorization
(or denial thereof) shall be given by written notice to Construction Agent not
later than fifteen (15) Business Days after Lessor’s receipt of the budget
referred to in the preceding sentence. The Lessor in its sole discretion may
elect to continue Construction and make Advances for such remediation or
terminate this Agreement with respect to the affected Leased Property. If the
Lessor elects to terminate this Agreement with respect to the affected Leased
Property, subject to Construction Agent’s right to purchase such Leased
Property in accordance with Section 5.5 hereof, the Construction Agent shall
within thirty (30) days of receipt of written notice of termination return the
affected Leased Property to the Lessor in accordance with the procedures set
forth in Section 5.6.

         In the event the Lessor elects to continue Construction after receipt of a
Construction Force Majeure Declaration, the Lessor shall make available to the
Construction Agent, so long as no Construction Agency Event of Default shall
have occurred and be continuing, all insurance proceeds payable to the Lessor
with respect to such event to the extent necessary to remediate such event.

ARTICLE IV

PAYMENT OF FUNDS

         4.1. Funding of Property Acquisition Costs and Property Buildings Costs.
(a) In connection with the acquisition or lease of any Land and during the
course of the construction of the Buildings on any Land, the Construction Agent
may request that the Lessor advance funds for the payment of Construction
Costs, and the Lessor will comply with such request to the extent provided for
under, and subject to the conditions, restrictions and limitations contained
in, the Master Agreement and the other Operative Documents.

         (b) The proceeds of any funds made available to the Lessor to pay
Construction Costs shall be made available to the Construction Agent in
accordance with the Funding Request relating thereto and the terms of the
Master Agreement. The Construction Agent will use such
proceeds only to pay the Construction Costs for the Leased Properties set
forth in the Funding Request relating to such funds.

14

 

         (c)  After the Closing Date for a Leased Property, the Construction Agent
shall not become personally liable for any Construction Costs, or pay any
Construction Costs from its own funds, but only with the proceeds of Advances.

ARTICLE V

CONSTRUCTION AGENCY EVENTS OF DEFAULT

         5.1. Construction Agency Events of Default. If any one or more of the
following events (each a “Construction Agency Event of Default”) shall occur
and be continuing:

		
	 	         (a) the Construction Agent fails to apply any funds paid by, or on
behalf of, the Lessor to the Construction Agent for Construction Costs to
the payment of Construction Costs for such Leased Property, and such
failure continues for five (5) Business Days after such payment is due
and owing;
	 
	 	         (b) subject to Construction Force Majeure Events, the Construction
Commencement Date with respect to any Leased Property shall fail to occur
for any reason on or prior to the date that is one year after the Closing
Date with respect to such Leased Property;
	 
	 	         (c) the Completion Date with respect to any Leased Property shall
fail to occur for any reason on or prior to the earlier of the Funding
Termination Date and the Scheduled Construction Termination Date for such
Leased Property;
	 
	 	         (d) any Event of Default shall have occurred and be continuing; or
	 
	 	         (e) the Construction Agent shall fail to observe or perform in any
material respect any term, covenant or condition of this Agreement
(except those specified in clauses (a) through (d) above), and such
failure shall remain uncured for a period of thirty (30) days after
notice thereof to the Construction Agent;

then, in any such event, the Lessor may, in addition to the other rights and
remedies provided for in this Article, immediately terminate this Agreement as
to any Leased Property or Properties or all of the Leased Properties,
separately, successively or concurrently (all in Lessor’s sole discretion) by
giving the Construction Agent written notice of such termination, and upon the
giving of such notice, this Agreement shall terminate as to such Leased
Property or Properties or all of the Leased Properties (as the case may be) and
all rights of the Construction Agent and,
subject to the terms of the Operative Documents, all obligations of the Lessor
under this Agreement with respect to such Leased Property or Properties or all
of the Leased Properties (as the case may be) shall cease. Subject to Section
5.4, The Construction Agent shall pay upon demand all reasonable costs,
expenses, losses, expenditures and damages (including, without

15

 

limitation, attorneys’ fees and disbursements) actually incurred by or on behalf of the
Lessor in connection with any Construction Agency Event of Default.

         5.2. Damages. The termination of this Agreement pursuant to Section 5.1
shall in no event relieve the Construction Agent of its liability and
obligations hereunder, all of which shall survive any such termination.

         5.3. Remedies; Remedies Cumulative. (A) If a Construction Agency Event
of Default shall have occurred and be continuing under Section 5.1(b), 5.1(c),
5.1(d) (other than a Lease Event of Default under paragraph (f) of Article XII
of the Lease, unless such event would constitute a Limited Event of Default
pursuant to clause (ii) of the definition thereof) or 5.1(e) other than as a
result of Construction Agent’s fraudulent or illegal acts, misapplication of
funds or willful misconduct, then, in each case, the Lessor shall have all
rights and remedies available under the Operative Documents or available at
law, equity or otherwise (subject to the limitations set forth herein),
including the right to terminate this Agreement by giving Construction Agent
written notice of such termination. Upon the giving of such notice, all rights
and all obligations of the Construction Agent under this Agreement shall cease,
except for such rights and obligations as by their terms are to continue beyond
such termination, including Section 5.6(f) hereof and Lessor shall have the
right to require Construction Agent to pay immediately upon receipt of notice
from Lessor the Construction Failure Payment for all of the Construction Land
Interests; provided that the Construction Agent has the option to purchase the
Leased Property in accordance with Section 5.5 hereof, which shall constitute a
cure of such Construction Agency Event of Default as provided therein.

         In the event Construction Agent does not purchase the Leased Property
pursuant to the terms hereof, the related Lessee(s) shall return the Leased
Property to Lessor within ten (10) Business Days of the declaration of the
Construction Agency Event of Default in accordance with Section 5.6 hereof and
Lessor shall have the right to sell the Leased Property to an unaffiliated
third party and to require Construction Agent to pay to Lessor, immediately
upon receipt of the termination notice, cash in an amount equal to the
Construction Failure Payment for all of the Construction Land Interests. The
Net Selling Price for such Leased Property shall be distributed in accordance
with Section 3.4 of the Loan Agreement.

         (b)  If a Construction Agency Event of Default shall have occurred and be
continuing under Sections 5.1(a) or 5.1(d) (as the result of an Event of
Default under paragraph (f) of Article XII of the Lease, unless such event
would constitute a Limited Event of Default pursuant to clause (ii) of the
definition thereof), or otherwise as the result of fraud, misapplication of
funds, illegal acts or wilful misconduct on the part of the Construction Agent,
Lessor shall have the
right to terminate this Agreement by giving Construction Agent written
notice of such termination, and upon the giving of such notice, all rights and
all obligations of the Construction Agent under this Agreement shall cease,
except for such rights and obligations as by their terms are to continue beyond
such termination, including Section 5.6(f) hereof and Lessor shall have the
right to require Construction Agent to pay immediately upon receipt of notice
from Lessor the

16

 

Lease Balance then outstanding. In addition, but subject to
the Construction Agent’s purchase right under Section 5.5, the Lessor may sell
the Leased Property, and the Net Selling Price derived from any such sale shall
be distributed first, to Lessor in the amount of the Lease Balance to the
extent not previously paid by the Construction Agent, second, to the extent the
Construction Agent has paid to the Lessor the Lease Balance, to the
Construction Agent to reimburse it to the extent of its payment of the Lease
Balance, but if no such payment was made, to the Lessor, and third to the
Lessor. The Lessor shall have all the rights and remedies afforded Lessor by
Applicable Law and the Operative Documents. If the Construction Agent does not
purchase the Leased Property, it shall return the Leased Property to the
Lessor within ten (10) Business Days of the declaration of the Construction
Agency Event of Default in accordance with Section 5.6 hereof.

         (c)  Remedies Cumulative. Subject to the limitations on the Construction
Agent’s liability pursuant to Section 5.4 hereof, no failure to exercise and no
delay in exercising, on the part of the Lessor any right, remedy, power or
privilege under this Agreement or under the other Operative Documents shall
operate as a waiver thereof; nor shall any single or partial exercise of any
right, remedy, power or privilege under this Agreement preclude any other or
further exercise thereof or the exercise of any other right, remedy, power or
privilege. Subject to the limitations on the Construction Agent’s liability
pursuant to Section 5.4 hereof, the rights, remedies, powers and privileges
provided in this Agreement and in the other Operative Documents are cumulative
and not exclusive of any rights, remedies, powers and privileges provided by
law.

         5.4. Limitation on Construction Agent’s Recourse Liability. Subject to
the last sentence of this Section 5.4, notwithstanding anything contained
herein or in any other Operative Document to the contrary, upon the occurrence
and during the continuance of a Construction Agency Event of Default with
respect to any Leased Property described in Section 5.1(b), 5.1(c), 5.1(d)
(other than a Lease Event of Default under paragraph (f) of Article XII of the
Lease, unless such event constitutes a Limited Event of Default pursuant to
clause (ii) of the definition thereof) or 5.1(e), the aggregate maximum
recourse liability of the Construction Agent with respect to such default to
the Lessor or any Person claiming by, through or under the Lessor under the
Operative Documents, shall be limited to the Construction Failure Payment for
such Leased Property, provided that if such Construction Agency Event of
Default results solely from a Construction Force Majeure Event, then the
Construction Agent shall have no obligation to pay the Construction Failure
Payment with respect to the related Leased Property. The Construction Agent
nonetheless acknowledges and agrees that (i) the Lessor shall be entitled to
recover from the applicable Leased Property (including through any reletting
and/or sale of such Leased Property or any portion thereof) the entire
outstanding Lease Balance (and, to the extent sales proceeds exceed the Lease
Balance, amounts in excess of the Lease Balance as provided in Section 5.3(a) and
(b)), all accrued and unpaid interest, accrued Yield and other amounts then due
and owing to the Lessor under the Operative Documents and all other costs and
expenses of the Lessor incurred in connection with such Leased Property
(including without limitation, any costs incurred in connection with the
construction of the Building(s) and other improvements and/or any reletting or
sale of such Leased Property or any portion thereof) from and after the

17

 

date of such return and (ii) the foregoing recourse limitations are exclusive of any
amounts due and owing under Article III hereof. If a Construction Agency Event
of Default occurs due to the fraud, misapplication of funds, illegal acts or
wilful misconduct on the part of the Construction Agent or any event described
in paragraph (f) of Article XII of the Lease, the Construction Agent shall be
obligated to pay the Lease Balance as set forth herein.

         5.5. Construction Agent’s Right to Purchase. If a Construction Agency
Event of Default hereunder relates only to a specific Leased Property or
specific Leased Properties but not all Leased Properties, the Construction
Agent shall have the right, at its option, to cure such Construction Agency
Event of Default by purchasing (a “Construction Purchase”) such affected Leased
Property or Properties for the Leased Property Balance(s) therefor from the
Lessor within ten (10) Business Days of the delivery of the notice of
termination referred to in Section 5.3(a) or (b) in accordance with the terms
and subject to the conditions, restrictions and limitations of Section 14.5 of
the Lease, in which case no Construction Agency Event of Default shall be
deemed to have occurred hereunder for the purposes of the other Operative
Documents.

         5.6. Construction Return Procedures. In the case of any return of any
Leased Property to the Lessor pursuant to Section 3.4 or Article V hereof (a
“Construction Return”), the Construction Agent shall, at its cost and expense,
do each of the following on or prior to the return date specified by the Lessor
in a written notice to the Construction Agent given at least ten (10) Business
Days prior thereto:

         (a)  the Construction Agent shall, on or prior to the return date, execute
and deliver to the Lessor (or to the Lessor’s designee): (i) a deed with
respect to all of the interest of the Lessee and the Construction Agent in the
Leased Property containing representations and covenants of grantor to the
Lessor (or such other Person) solely regarding the absence of Liens (other than
Lessor Liens and the Liens of the Operative Documents (other than Liens in
favor of the related Lessee)), (ii) an agreement granting easements and rights
of way to such Leased Property as reasonably deemed necessary by the Lessor,
(iii) a bill of sale without warranty (except as to the absence of liens other
than Lessor Liens and the Lien of the Operative Documents) with respect to all
of the interest of the Lessee and the Construction Agent in all personalty and
equipment financed by the Funding Parties and (iv) an assignment of such
Construction Agent’s entire interest in such Leased Property (which shall
include an assignment of all such Construction Agent’s right, title and
interest in and to all awards, compensation and insurance proceeds payable in
connection with any Casualty, Condemnation or Construction Force Majeure Event
affecting such Leased Property and an assignment of leases of such Leased
Property), in the case
of the documents referred to in clauses (i), (ii) and (iv) in recordable
form and otherwise in conformity with local custom and free and clear of any
Liens other than Lessor Liens and the Lien of the Operative Documents;

         (b)  the Construction Agent shall, on the construction return date, pay
over to the Agent (as assignee of the Lessor) any awards, compensation and
insurance previously received by the Construction Agent in connection with such
Leased Property which have not been applied in

18

 

connection with the
Construction, repair or maintenance of the Leased Property except such amounts
as may be necessary to reimburse the Construction Agent for expenditures
incurred in connection with such Construction, repair or maintenance during the
Construction Term which have not been reimbursed;

         (c)  The Construction Agent shall execute and deliver to the Lessor a
statement of termination of this Agreement and each of the other Operative
Documents with respect to the affected Leased Property to be executed by the
Funding Parties and delivered to the Construction Agent;

         (d)  the Construction Agent shall, on or prior to the return date, vacate
the Leased Property and transfer possession of such Leased Property to the
Lessor or any Person designated by the Lessor, in each case by surrendering the
same into the possession of the Lessor or such Person, as the case may be, free
and clear of all Liens (other than Lessor Liens and the liens of the Operative
Documents) in compliance with all Applicable Law (including Environmental
Laws);

         (e)  on or prior to the return date, the Construction Agent shall deliver
to the Lessor or any Person designated by the Lessor copies of all Construction
Documents, permits, licenses, books and records regarding the maintenance of
such Leased Property and the Construction Agent’s interest in such Leased
Property, and a current copy of the Plans and Specifications; and

         (f)  the Construction Agent shall take all actions reasonably requested by
the Lessor to fully assign to the Lessor all of its rights and claims in, to
and under, all of the Construction Documents, and all permits and other
governmental authorizations related to such Leased Property or the
Construction.

ARTICLE VI

NO CONSTRUCTION AGENCY FEE

         6.1. Lease as Fulfillment of Lessor’s Obligations. Subject to Article IV
hereof, all obligations, duties and requirements imposed upon or allocated to
the Construction Agent shall be performed by the Construction Agent at the
Construction’s Agent’s sole cost and expense, and the Construction Agent will
not be entitled to, and the Lessor shall not have any obligation to pay, any
agency fee or other fee or compensation, and the Construction Agent shall not
be entitled to, and the Lessor shall not have any obligation to make or pay,
any reimbursement therefor, it being understood that this Agreement is being
entered into as consideration for and as an inducement to the Lessor entering
into the Lease and the other Operative Documents.

19

 

ARTICLE VII

LESSOR’S RIGHTS; CONSTRUCTION AGENT’S RIGHTS

         7.1. Exercise of the Lessor’s Rights. The Construction Agent hereby
acknowledges and agrees that the rights and powers of the Lessor under this
Agreement have been assigned to, and may be exercised by, the Agent, for the
benefit of the Lenders, pursuant to the Loan Agreement and the related
Operative Documents.

         7.2. Lessor’s Right to Cure Construction Agent’s Defaults. The Lessor,
without waiving or releasing any obligation or Construction Agency Event of
Default, may, upon prior written notice to the Construction Agent (but shall be
under no obligation to), remedy any Construction Agency Event of Default for
the account of and at the sole cost and expense of the Construction Agent. All
reasonable out of pocket costs and expenses so incurred (including actual and
reasonable fees and expenses of counsel), together with interest thereon at the
Overdue Rate from the date on which such sums or expenses are paid by the
Lessor, shall be paid by the Construction Agent to the Lessor on demand;
provided that such amount shall not exceed the Construction Failure Payment for
the related Leased Property.

ARTICLE VIII

MISCELLANEOUS

         8.1. Successors and Assigns. This Agreement shall be binding upon and
inure to the benefit of the Lessor, the Construction Agent and their respective
legal representatives, successors and permitted assigns. The Construction
Agent shall not assign its rights or obligations hereunder (except as expressly
permitted herein) without the prior written consent of the Lessor and the
Agent.

         8.2. Notices. All notices, consents, directions, approvals,
instructions, requests, demands and other communications required or permitted
by the terms hereof to be given to any Person shall be given in writing in the
manner provided in, shall be sent to the respective addresses set forth in, and
the effectiveness thereof shall be governed by the provisions of, Section 8.2
of the Master Agreement.

         8.3. GOVERNING LAW. THIS AGREEMENT AND THE RIGHTS AND OBLIGATIONS OF THE
PARTIES UNDER THIS AGREEMENT SHALL BE GOVERNED BY, AND CONSTRUED AND
INTERPRETED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF GEORGIA, WITHOUT
REGARD TO CONFLICTS OF LAWS PRINCIPLES.

         8.4. Amendments and Waivers. Subject to Section 8.4 of the Master
Agreement, the Lessor and the Construction Agent may from time to time, enter
into written amendments, supplements or modifications hereto.

20

 

         8.5. Counterparts. This Agreement may be executed on any number of
separate counterparts and all of said counterparts taken together shall be
deemed to constitute one and the same agreement.

         8.6. Severability. Any provision of this Agreement which is prohibited
or unenforceable in any jurisdiction shall, as to such jurisdiction, be
ineffective to the extent of such prohibition or unenforceability without
invalidating the remaining provisions hereof, and any such prohibition or
unenforceability in any jurisdiction shall not invalidate or render
unenforceable such provision in any other jurisdiction.

         8.7. Headings and Table of Contents. The headings and table of contents
contained in this Agreement are for convenience of reference only and shall not
limit or otherwise affect the meaning hereof.

         8.8. Jurisdiction; Waivers. The Lessor and the Construction Agent hereby
acknowledge that the terms of Section 8.11 of the Master Agreement apply to
this Agreement.

21

 

         IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be
duly executed and delivered by their proper and duly authorized officers as of
the day and year first above written.

	 	CONCORD EFS, INC.

	 	 

	 	By      /s/ E. T. Haslam
            Name:
Edward T. Haslam
            Title:
Chief Financial Officer

	 	 

	 	ATLANTIC FINANCIAL GROUP, LTD.

	 	 

	 	By:      Atlantic Financial Managers, Inc.,
            its
General Partner

	 	 

	 	By      /s/ Stephen S. Brookshire
            Name:
Stephen S. Brookshire
            Title:
President

CONSTRUCTION
AGENCY
AGREEMENT

S-1

 

EXHIBIT A

Supplement to Construction Agency Agreement

         SUPPLEMENT
to Construction Agency Agreement, dated as of
                    ,
200_, between ATLANTIC FINANCIAL GROUP, LTD., a Texas limited partnership (the
“Lessor”), and CONCORD EFS, INC., a Delaware corporation (in its capacity as
construction agent, the “Construction Agent”). Capitalized terms used but not
otherwise defined herein shall have the meanings given them in the Construction
Agency Agreement.

         The Lessor and the Construction Agent are parties to that certain
Construction Agency Agreement, dated as of July 12, 2002 (as amended,
supplemented or otherwise modified, the “Construction Agency Agreement”),
pursuant to which (i) the Lessor has appointed the Construction Agent as its
sole and exclusive agent in connection with the construction of the Buildings
in accordance with the Plans and Specifications, and (ii) the Construction
Agent has agreed, for the benefit of the Lessor, to cause the construction of
the Buildings to be completed in accordance with the Plans and Specifications.

         Subject to the terms and conditions of the Construction Agency Agreement,
the Lessor and the Construction Agent desire that the terms of the Construction
Agency Agreement apply to the Land described in Schedule 1 and wish to execute
this Supplement to provide therefor.

         NOW, THEREFORE, in consideration of the foregoing, and for other good and
valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, the parties hereto covenant and agree as follows:

         1.     The Construction Agent agrees to act as Construction Agent and to
perform its obligations under the Construction Agency Agreement in connection
with the completion of construction of the Building on the Land described in
Schedule 1 in accordance with the Plans and Specifications for such Land. The
Construction Agent hereby represents and warrants to Lessor that the
Construction Agent has heretofore delivered to Lessor a true, correct and
complete copy of the Plans and Specifications for the Building on the Land
described in Schedule 1 or, if not available on the date hereof, will deliver
such Plans and Specifications as soon as available.

         2. Each of the Lessor and the Construction Agent acknowledges and agrees
that the construction of the Buildings on the Land described in Schedule 1
shall be governed by the terms of the Construction Agency Agreement.

A-1

 

         3.     The anticipated construction budget relating to the construction and
development of the Building on the Land described in Schedule 1 is $               .
[The acquisition cost of the Land described in Schedule 1 is $               .]*/

         4.     This Supplement shall, upon its execution and delivery, constitute a
part of the Construction Agency Agreement.

	*/	 	May not be applicable if Ground Lease is used.

A-2

 

         IN WITNESS WHEREOF, the parties hereto have caused this Supplement to be
duly executed and delivered by their proper and duly authorized officers as of
the day and year first above written.

	 	CONCORD EFS, INC.

	 	 

	 	By

      Name:

      Title:

	 	 

	 	ATLANTIC FINANCIAL GROUP, LTD.

	 	 

	 	By:      Atlantic Financial Managers, Inc.,
            its
General Partner

	 	 

	 	By

      Name:

      Title:

A-3

 

Schedule 1 to Supplement

Description of Land Interest

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