Document:

Exhibit 10.1
    

    

    

    
      OFFICE LEASE AGREEMENT
    

    
      1.01 - BASIC LEASE PROVISIONS
    

    
    	
          (a)
        	
          Lessee, Legal Entity: BankTrust, an Alabama banking corporation
        
	

        	

        	
           
        
	
          (b)
        	
          Lessee Address: 100 St. Joseph Street, Mobile, Alabama 36602
        
	

        	

        	
           
        
	
          (c)
        	
          Lessee Tax Identification No.: 63-0909434
        
	

        	

        	
           
        
	
          (d)
        	
          Lessor:
        	
          The Employees’ Retirement System of Alabama, an instrumentality
          of The State of Alabama and the Teachers’ Retirement System of
          Alabama, an instrumentality of the State of Alabama, (collectively,
          “Lessor”).
        
	

        	

        	
           
        
	
          (e)
        	
          Lessor Address: 201 South Union Street, Montgomery, Alabama 36104
        
	

        	

        	
           
        
	
          (f)
        	
          
            Lessor Tax Identification No.:          63-0474586
          

        
	

        	

        	
           
        
	
          (g)
        	
          
            Lease Date: August 25, 2010
          

        
	

        	

        	
           
        
	
          (h)
        	
          Premises: Located in the RSA BankTrust Building at 107 St.
          Francis Street, Mobile, AL 36602, more particularly identified in
          Section 1.02
        
	

        	

        	
           
        
	
          (i)
        	
          
            Rentable Square Footage of Premises:          72,247 Square Feet
          

        
	

        	

        	
           
        
	
          (j)
        	
          
            Rentable Square Footage of Building:          291,674 Square
            Feet
          

        
	

        	

        	
           
        
	
          (k)
        	
          
            Lessee’s Share:          twenty-five (25%)
          

        

    

    
      

    

    
    	
          
            EXHIBITS
          

        	

        	

        
	

        	

        	
           
        
	
          Exhibit A
        	
          –
        	
          Floor Plans
        
	
          Exhibit A-1
        	
          --
        	
          Remote Facility Plan
        
	
          Exhibit B
        	
          –
        	
          Work Letter
        
	
          Exhibit C
        	
          --
        	
          Operating Costs Exclusions
        
	
          Exhibit D
        	
          –
        	
          Rules and Regulations
        
	
          Exhibit E
        	
          --
        	
          Reserved Parking Plan
        
	
          Exhibit F
        	
          --
        	
          Building Signage
        

    

    
      

      SCHEDULES
    

    

    

    
      
        

        

      

      
        
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      1.02 - LEASED PREMISES
    

    
      This Office Lease Agreement (this “Lease”) is made and entered into
      on the Lease Date by and between Lessor and Lessee.  Lessor leases to
      Lessee and Lessee leases from Lessor the Premises, consisting of 72,247
      rentable square feet, located on the 1st floor and the
      mezzanine level, and on the entirety of the 25th, 26th,
      27th, 28th, 29th, 30th and 31st
      floors, situated in that certain office building known as the RSA
      BankTrust Building and located at 107 St. Francis Street in Mobile,
      Alabama (the “Building”).  Floor plans for the Premises are included in Exhibit
      A attached hereto.  The remote drive-through teller facility
      (“Remote Facility”) to be constructed by Landlord on the ground floor of
      the Building as shown on Exhibit A-1 shall also be included in
      the Premises.  “Lessee’s Share” as used in this Lease shall equal the
      percentage determined using a fraction, the numerator of which is the
      rentable area contained within the Premises and the denominator of which
      is the rentable area of the Building.  Lessee’s Share is shown in
      Section 1.01(k).
    

    
      1.03 - TERM
    

    
      (a)       Subject to satisfaction of the Conditions Precedent set
      forth in subsection 1.03 (b) herein, the initial term of this Lease (the
      “Initial Term”) shall commence on the earlier of (i) the date on which
      Lessee, with Lessor's approval, shall take possession of the Premises
      for the use permitted by this Lease, or (ii)  the date that is thirty
      (30) days after the later of the date on which a certificate of
      substantial completion from Lessor’s architect and a certificate of
      occupancy for the Premises (the “Certificates”) have been issued (the
      “Commencement Date”), and shall extend for a period of ten (10) years
      and nine (9) months from the Commencement Date, subject to extension or
      early termination pursuant to the terms of this Lease.
    

    
      (b)       The Conditions Precedent are:
    

    
      (i)       Completion of renovation of the parking facility ready for
      use, replacement of exterior windows, removal of safety barricades along
      the sidewalks adjacent to the Building and installation of the signage
      for the name of the Building as provided in Section 9.08.
    

    
      
        

        

      

      
        
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      (ii)      Installation of the Remote Facility and completion of same
      ready for operation and use by Lessee and its customers.
    

    
      (c)       For purposes of this Lease, "Substantial Completion" and
      “Substantially Complete” shall mean that the work to be performed is
      sufficiently complete except for normal "punch list" items that can be
      completed thereafter without unreasonable interference with Lessee’s
      business operations in the Premises, as reasonably determined by
      Lessor’s architect and Lessee’s appointed representative.  At least
      thirty (30) days prior to the Scheduled Commencement Date as described
      below Lessor’s architect will provide Lessee’s appointed representative
      with a proposed punch list.  The contractor performing such work and
      Lessor shall be allowed to enter the Premises at all reasonable times
      following Substantial Completion as necessary to complete any unfinished
      punch list items, and such entry shall not constitute an actual or
      constructive eviction of Lessee, in whole or in part, nor shall it
      entitle Lessee to any abatement or diminution of Rent (as defined below)
      or relieve Lessee from any obligation under this Lease.  Lessor shall
      Substantially Complete its work by September 1, 2011 (the “Scheduled
      Commencement Date”), subject to delays due to governmental regulation,
      holding over or retention of possession by any tenant or occupants,
      unusual scarcity of or inability to obtain labor or materials, labor
      difficulties, acts of God, casualty or other causes beyond Lessor's
      reasonable control, any of which shall extend the Scheduled Commencement
      Date for a period equal to the duration of each such delay.  If Lessor
      cannot Substantially Complete its work by the Scheduled Commencement
      Date due to the above mentioned causes, then this Lease shall not be
      void or voidable and Lessor shall not be liable for any loss or damage
      as a result of the delay.  Notwithstanding anything herein to the
      contrary, if the Conditions Precedent have not been satisfied, and the
      Certificates have not been issued by March 31, 2012, except for reasons
      due to Lessee’s willful act or willful failure to act, then the
      provisions of subsection 1.03(d) shall apply.
    

    
      (d)       Lessor acknowledges that Lessee is presently occupying
      premises located at 100 St. Joseph Street, Mobile, Alabama 36602 (the
      “Existing Premises”) pursuant to that certain Lease dated April 17, 1995
      between Chippewa Lakes, LLC as landlord and Lessee as tenant (the
      “Existing Lease”), which Existing Lease expires December 31, 2011.  In
      the event that Lessor does not achieve Substantial Completion and the
      Certificates are not issued on or before the Scheduled Delivery Date,
      regardless of any delays due to the events described more particularly
      in Section 10.02 and as a result Lessee is unable to vacate and
      surrender the Existing Premises on or prior to March 31, 2012, then:
    

    
      
        

        

      

      
        
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      (i)       Lessor shall reimburse Lessee for its rental expenditures
      and any holdover penalties under the Existing Lease and for its rental
      expenditures for any temporary replacement premises leased pursuant to
      subsection (ii) below, to the extent that such amounts are incurred
      after March 31, 2012 and Lessor and Lessee shall cooperate with each
      other, at no cost to Lessee, in an effort to keep Lessee in occupancy of
      the Existing Premises and to minimize payment by Lessor of any sums
      which the landlord under the Existing Lease may require as a condition
      to permitting Lessee to remain in possession of the Existing Premises
      after March 31, 2012.
    

    
      (ii)      In the event Lessor and Lessee are unable to obtain an
      agreement from the landlord under the Existing Lease permitting Lessee
      to remain in the Existing Premises for any period after March 31, 2012,
      Lessor shall, in cooperation with Lessee, locate temporary facilities
      for use and occupancy by Lessee until that date which is thirty (30)
      days after such time as the Premises are ready for Lessee’s occupancy
      for the conduct of its business therein, and Lessor shall pay to Lessee
      the reasonable costs of moving and relocating Lessee to such temporary
      facilities, such payment to be made prior to commencement of the Initial
      Term.
    

    
      (e)       The parties acknowledge and agree that the area of the
      Premises to be located on the mezzanine level is intended for use by
      Lessee as its IT facility (the “Facility Area”) in support of its
      banking business and is not open to its customers or to the public in
      general.  It is Lessee’s expectations that its present IT facility can
      be relocated independently and at an earlier date than the relocation of
      its business from Lessee’s existing business location.  As an
      accommodation to Lessee, Lessor agrees that, upon completion of Lessor’s
      work on the Facility Area and issuance of the certificate of substantial
      completion and certificate of occupancy for the Facility Area, Lessor
      shall deliver possession of the Facility Area, for use and occupancy by
      Lessee under the terms and conditions of this Lease.  Such occupancy
      shall not modify the terms of this Lease respecting the determination of
      the Commencement Date of the Lease Term, but Lessee’s obligation for
      payment of Lessee’s share of Operating Costs, calculated on the rentable
      square feet of area of the Facility Area, shall commence as to such area
      on the date Lessee commences use of said area of the Premises.
    

    
      
        

        

      

      
        
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      1.03.1 – OPTIONS TO EXTEND
    

    
      Lessee shall have the option to renew the term of this Lease for
      three (3) successive renewal terms of five (5) years each (collectively,
      the "Renewal Terms," and collectively with the Initial Term, the “Term”
      or "Lease Term").  Each option to renew must be exercised by written
      notice from Lessee (“Lessee’s Option Notice”) received by Lessor not
      later than nine (9) months prior to the expiration of the then-current
      term.  This option to renew shall be null and void and of no further
      force and effect if (i) Lessor does not receive Lessee’s Option Notice
      prior to such nine (9) month period, or (ii) on the date that Lessor
      receives Lessee’s Option Notice or on the date of the commencement of
      the Renewal Term that is the subject of Lessee’s Option Notice, (A) this
      Lease is not in full force and effect, or (B) there exists an uncured
      Default (as defined in Section 8.01 below).  Each Renewal Term shall be
      on the same terms and conditions as set forth herein except that the
      Base Rent defined in Section 1.06.1 and the Parking Card Fee [defined in
      Section 3.05 (a)] shall be adjusted as provided in said Section 1.06.1.
    

    
      1.04 - IMPROVEMENTS TO THE PREMISES
    

    
      The Leasehold Improvements (as defined in the Work Letter) shall be
      completed on a “turn-key” basis and as described in the Work Letter and
      in accordance with those certain plans and specifications approved by
      Lessor and Lessee (the “Plans”), all as provided in the Work
      Letter.  Term Leasehold Improvements shall also include the Remote
      Facility, and related equipment and electronics used in the operations
      thereof (collectively, the “Remote Facility System”)
    

    
      
        

        

      

      
        
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      1.05 - ACCEPTANCE OF PREMISES
    

    
      Promptly upon Lessor’s delivery of possession of the Premises, Lessee
      shall notify Lessor in writing of any specific construction work not
      included in the Plans that Lessor had agreed in writing to perform
      within the Premises and that, through no fault or request of Lessee or
      its agents, has been omitted.  Upon receipt of such written notice
      Lessor shall cause such specified omitted work to be
      completed.  Lessee’s occupancy of the Premises shall constitute
      acceptance of the Premises by Lessee except for such omitted work and
      other punch list items, but subject nevertheless to Lessor’s obligation
      to construct the improvements in accordance with the Plans.
    

    
      1.06 - RENT
    

    
      All monies payable by Lessee to Lessor under this Lease, including
      without limitation, Base Rent (as defined below) and Additional Rent (as
      defined below) (collectively, the “Rent”) shall be deemed to be Rent and
      shall be payable and recoverable as Rent in the manner herein provided,
      and Lessor shall have all rights against Lessee for default in any such
      payment.  Rent shall be paid to Lessor in advance, on the first day of
      each calendar month, during the Lease Term, without abatement, deduction
      or set-off of any kind, except as otherwise provided herein.  Lessee
      shall pay Rent when due, in legal tender of the United States of
      America, at the address of Lessor as set forth herein, or to such other
      person or entity or to such other address as Lessor may designate in
      writing.    Should this Lease commence on a day other than the first day
      of the month or terminate on a day other than the last day of the month,
      the Rent for such partial month shall be prorated based on a 365-day
      year.
    

    
      1.06.1 - BASE RENT
    

    
      Lessee agrees to pay to Lessor base rent (“Base Rent”) throughout the
      Term in twelve (12) equal monthly installments in advance in the amounts
      per rentable square foot contained within the Premises (as such amounts
      may be modified from time to time in accordance with provisions of this
      Lease) set forth below:
    

    
      
        

        

      

      
        
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            Initial Term
          

        
	
           
        
	
          
            Years
          

        	
          
            Rate PSF
          

        	
          
            Monthly Base Rent
          

        
	
          Months 0-9:
        	
          $00.00
        	
          
            $      00.00
          

        
	
          Months 10 - 36:
        	
          $11.00
        	
          $66,226.42
        
	
          Years 4-6:
        	
          $11.75
        	
          $70,741.86
        
	
          Years 7-8 :
        	
          $12.25
        	
          $73,752.15
        
	
          Years 9-end of lease term:
        	
          $12.75
        	
          $76,762.44
        

    

    

    

    
    	
          
            First Renewal Term
          

        
	
           
        
	
          
            Years
          

        	
          
            Rate PSF
          

        	
          
            Monthly Base Rent
          

        	
          
            Parking
          

        
	
          11 – 12
        	
          $13.18
        	
          $79,351.29
        	
          $35.00/space
        
	
          13 – 14
        	
          $13.38
        	
          $80,555.41
        	
          $35.00/space
        
	
          15
        	
          $13.63
        	
          $82,060.55
        	
          $35.00/space
        
	

        	

        	

        	
           
        
	
          
            Second Renewal Term
          

        
	
           
        
	
          
            Years
          

        	
          
            Rate PSF
          

        	
          
            Monthly Base Rent
          

        	
          
            Parking
          

        
	
          16
        	
          $14.00
        	
          $84,288.17
        	
          $40.00/space
        
	
          17 – 18
        	
          $14.25
        	
          $85,793.31
        	
          $40.00/space
        
	
          19 – 20
        	
          $14.50
        	
          $87,298.46
        	
          $40.00/space
        
	

        	

        	

        	
           
        
	
          
            Third Renewal Term
          

        
	
           
        
	
          
            Years
          

        	
          
            Rate PSF
          

        	
          
            Monthly Base Rent
          

        	
          
            Parking
          

        
	
          21 – 22
        	
          $15.00
        	
          $90,308.75
        	
          $45.00/space
        
	
          23 – 24
        	
          $15.50
        	
          $93,319.04
        	
          $45.00/space
        
	
          25
        	
          $16.00
        	
          $96,329.33
        	
          $45.00/space
        

    

    
      1.06.2 - INTEREST RATE ON DELINQUENCIES
    

    
      Any installment of the Rent, including without limitation, Base Rent
      and all other amounts due from Lessee under this Lease in addition to
      Base Rent (“Additional Rent”), not paid within ten (10) days of the date
      when due shall be subject to a late charge equal to the lesser of (i)
      five percent (5%) of such installment or (ii) $100, and shall bear
      interest from the date due until paid at the greater of (i) the rate
      equal to eight percent (8%) per annum or (ii) the rate equal to two
      percent (2%) above the interest rate per annum published or announced
      from time to time by Bank of America, N.A. and its successors or assigns
      as their prime rate or base rate of interest (but in no event greater
      than the highest non-usurious rate permitted under the laws of the State
      of Alabama) and such interest shall constitute Additional Rent hereunder
      due and payable with the installment of the Base Rent next due.  These
      provisions for interest to be paid and late charges shall be in addition
      to Lessor's other rights and remedies hereunder or at law or in equity
      and shall not be construed as liquidated damages or as limiting Lessor's
      remedies in any manner.
    

    
      
        

        

      

      
        
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      2.02 - ADDITIONAL RENT -- OPERATING COSTS
    

    
      (a)       Lessee shall pay as Additional Rent Lessee’s Share of all
      "Operating Costs" for the Building and the land upon which the Building
      is situated.  "Operating Costs" shall be all expenses paid or incurred
      by Lessor or on Lessor's behalf as reasonably determined by Lessor to be
      necessary or appropriate for the ownership, operation, maintenance and
      repair of the Building, the land upon which it is situated, and any
      other improvements provided by Lessor to the common areas of the
      Building or for the general benefit of all of the tenants of the
      Building, including without limitation, all expenses paid or incurred by
      Lessor for heating, cooling, electricity, water, gas, sewers, refuse
      collection, telephone service not separately chargeable to specific
      tenants, and similar utilities services; the cost of supplies;
      janitorial services; landscaping, maintenance and replacements; window
      washing; insurance; management fees; services of independent
      contractors; cost of all maintenance and service contracts; personal
      property taxes; non-capitalized alterations or improvements made to the
      Building by reason of the laws and/or requirements of any insurer or
      governmental agency enacted, promulgated or made applicable to the
      Building after the Commencement Date; the cost of compensation
      (including without limitation, employment taxes and fringe benefits) of
      all persons who perform duties in connection with such Operating Costs;
      annualized costs of capital expenditures made after completion of
      renovation of the Building to the extent that such capital expenditures
      improve the efficiency of the Building by reducing the Operating Costs
      and are amortized using a straight-line method over a life acceptable to
      the appropriate taxing authority together with interest at the rate
      equal to eight percent (8%) per annum, regardless of whether such
      capital expenditures are required by governmental law or regulation; the
      costs of telecommunications equipment and cable that is not used
      exclusively by any single tenant or any subset of tenants of the
      Building; painting and decorating common areas, including without
      limitation, holiday decorations; deductible payments under insurance
      policies; the cost of legal services that relate to the Building as a
      whole and are for the benefit of the tenants of the Building; and the
      cost of accounting services relating to the Building as a whole.  Lessor
      may, in a reasonable manner, allocate insurance premiums for so-called
      "blanket" insurance policies that insure other properties as well as the
      Building and said premiums allocable to the Building shall be deemed to
      be Operating Costs.
    

    
      
        

        

      

      
        
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      (b)       Notwithstanding the provisions of the foregoing subsection
      (a), Operating Costs shall not include those costs described in Exhibit
      C attached hereto.
    

    
      (c)       Notwithstanding anything in Sections 2.02, 2.02.1 and
      2.02.2 to the contrary, Lessee’s Share of the Operating Costs before the
      first anniversary of the Commencement Date shall not exceed an amount
      equal to $5.00 per rentable square foot contained within the
      Premises.  After the first anniversary of the Commencement Date,
      Lessee’s Share of the Operating Costs that are under Lessor’s control
      shall not increase more than three percent (3%) per annum, and Lessee’s
      Share of the Operating Costs that are not under Lessor’s reasonable
      control (defined to include including without limitation, real estate
      and personal property taxes, insurance, security and common area
      utilities) shall not increase more than five percent (5%) per annum.
    

    
      (d)       The parties acknowledge that a portion of the spaces in the
      Parking Facility will be used for valet parking by the Battle House
      Hotel for its guests and invitees (the “Valet Spaces”) and that the
      hotel will not be contributing to the Operating Costs attributable to
      the Parking Facility.  Accordingly, the Operating Costs for the Parking
      Facility, for purposes of calculating Lessee’s Share thereof, shall be
      reduced by an amount equal to the Adjustment Factor.  The Adjustment
      Factor is an amount determined by multiplying the Operating Costs by a
      fraction, the numerator of which is the gross revenue received by Lessor
      for the Valet Spaces, and the denominator of which is the gross revenues
      from all parking spaces.
    

    
      
        

        

      

      
        
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      2.02.1 - ADJUSTMENT FOR ESTIMATED COSTS
    

    
      (a)       Within sixty (60) days following the Commencement Date and
      thereafter at such times as Lessor elects (but no more than once during
      any Lease year after the first Lease year), Lessor shall furnish Lessee
      a written statement setting forth the estimated Operating Costs for the
      succeeding twelve (12) month period together with a statement showing
      one-twelfth (1/12) of Lessee’s Share of the estimated Operating
      Costs.  The estimated Operating Costs may reflect anticipated cost
      increases.  Lessee shall pay one-twelfth (1/12) of Lessee’s Share of the
      estimated Operating Costs to Lessor monthly.  Failure by Lessor to
      provide estimated Operating Costs shall not constitute a waiver of
      Lessee’s obligation to pay Operating Costs.  If Lessor shall not have
      furnished estimated Operating Costs at the times contemplated herein,
      then until the first day of the first month next following the month in
      which revised estimated Operating Costs are provided, Lessee shall pay
      to Lessor each month an amount equal to the monthly sum payable by
      Lessee to Lessor under the most current estimate of Operating Costs.  In
      such event, promptly after revised estimated Operating Costs are
      furnished to Lessee or together therewith, Lessor shall give notice to
      Lessee stating whether the aggregate amount of the installments of
      Lessee’s Operating Costs previously paid for such year is more or less
      than the aggregate amount of the installments of Lessee’s Operating
      Costs to be paid for such year in accordance with revised estimated
      Operating Costs, and within thirty (30) days after receipt of such
      notice, the parties shall pay the amount of such deficiency or
      overpayment in the same manner as provided in Section 2.02.2 below.
    

    
      (b)       Lessor may at any time or from time to time furnish to
      Lessee a revised estimate of Operating Costs and, in such case, Lessee’s
      Operating Costs for the remainder of the year shall be based upon such
      revised estimate of Operating Costs and paid substantially in the same
      manner as provided in Section 2.02.2 below.
    

    
      
        

        

      

      
        
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      2.02.2 - ACTUAL COSTS
    

    
      Following each calendar year (or portion of such calendar year if the
      Lease Term begins or ends in such calendar year) of this Lease, Lessor
      shall deliver to Lessee a written summary and analysis statement in
      reasonable detail setting forth the actual Operating Costs incurred
      during the previous calendar year.  If the actual Operating Costs exceed
      the previously estimated Operating Costs, Lessee shall pay to Lessor
      Lessee’s Share of such excess within thirty (30) days following receipt
      of such statement.  If such statement shows actual Operating Costs to be
      less than previously estimated Operating Costs, Lessor shall pay to
      Lessee Lessee’s Share of the difference between the estimated and actual
      Operating Costs within thirty (30) days following the date of such
      statement.  Upon written request by Lessee,  Lessor shall deliver to
      Lessee a complete copy of Lessor’s files supporting its determination of
      the actual Operating Costs incurred during the previous calendar year,
      and Lessee shall reimburse Lessor for the reasonable cost of reproducing
      such materials within thirty (30) days of Lessee’s receipt of an invoice
      therefor.
    

    
      3.01-USE OF BUILDING AND REMOTE FACILITY
    

    
      (a)       The Premises shall be used for executive and general
      offices and for no other purpose without the prior written consent of
      Lessor.  Lessee shall not use the Premises in any manner inconsistent
      with the maintenance of the Building as a first-class office building in
      the quality of its upkeep, use and occupancy, or in any manner that
      would necessitate any alteration or addition to the Building.  Lessee
      shall not do or permit to be done in or about the Premises, nor bring or
      keep or permit to be brought or kept therein anything (i) that is
      prohibited by or will in any way conflict with any law, statute,
      ordinance, or governmental rule or regulation now in force or which may
      hereafter be enacted, or (ii) that would vitiate Lessor’s insurance or
      increase the rate of Lessor’s insurance on the Building.
    

    
      (b)       The parties acknowledge and agree that, at the time of
      execution of this Lease, the City of Mobile has designated St. Francis
      Street for use as a two way street, and that the St. Francis Street exit
      has been designed to require right turns onto St. Francis Street.  The
      parties also acknowledge and agree that St. Francis Street may from time
      to time during the Term be designated for one way vehicular traffic or
      for two way vehicular traffic (each a “re-designation”).  In the event
      of any such re-designation(s), Lesser shall at no cost to Lessee
      reconfigure and construct the St. Francis Street exit to provide for
      left turns onto St. Francis Street (for one way designation), or for
      right turns onto St. Francis Street (for two way designation).  Such
      construction shall be performed during non business hours and vehicular
      access to and through the Remote Facility shall not be obstructed by
      reason of such work.  Upon receipt of knowledge of any official notice
      of intention to make any such conversion, Lessor shall promptly take
      such action as is necessary in order to complete such reconfiguration
      for use on the date that St. Francis Street is opened as a converted
      street.
    

    
      
        

        

      

      
        
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      (c)       Lessor shall not use or allow any other tenant in the
      Building to use electronics or communication devices that interfere with
      the use of electronics or communication devices by Lessee.  Upon receipt
      of notice from Lessee of any such interference Lessor shall immediately
      cause the use of any such interfering device to cease or to cause such
      device to be shielded in a manner that eliminates such interference.
    

    
      (d)       Lessor shall not
      lease or permit to be leased any space in the Building to any tenant
      that is not at least a Class B Tenant, which term is defined as tenants
      that typically occupy premises in Class B Buildings located in
      Birmingham, Atlanta and Montgomery.
    

    
      3.02-UTILITIES AND OTHER SERVICES
    

    
      (a)       Lessor shall furnish building standard amounts of water and
      electric current for HVAC, lighting, power and elevator services to the
      extent that they are available to the Building from the appropriate
      utility companies, the cost of such services shall be included in
      Operating Costs and Lessee shall have the use of a building standard
      amount of outlets and fixtures in the Premises, but not less than those
      as specified in the Plans.  Lessor shall exercise all reasonable efforts
      to maintain continuity of and keep in good repair the above services;
      however, Lessor shall in no event be liable in damages for stoppage or
      interruption of such services or damage for any injury to any person or
      property arising out of any defect in any apparatus providing such
      services.  Lessor shall only be required to maintain and operate the
      HVAC systems for all parts of the Premises between the hours of 7 a.m.
      and 6 p.m. on Monday through Friday and 8 a.m. and 1 p.m. on Saturday,
      or as such hours may be extended by Lessor from time to time (holidays
      excepted).  In the event Lessee shall require HVAC service beyond the
      hours set out hereinabove, Lessee shall pay to Lessor such uniform
      charges as Lessor may establish from time to time for such additional
      HVAC service beyond the hours set out hereinabove; provided however,
      that, the initial charge for providing such after-hours HVAC service to
      one floor of the Building shall be Thirty-Five Dollars ($35.00) per hour.
    

    
      
        

        

      

      
        
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      (b)       Lessor shall regulate the use of the elevators in the
      Building to the end that contractors, vendors and service personnel
      shall during normal business hours use not more than two elevators with
      access to and from the Building at the basement level.
    

    
      3.03 BUILDING REGULATIONS
    

    
      Lessee shall obey all reasonable rules and regulations of the
      Building as imposed by Lessor, the current version of which are set
      forth in Exhibit D and incorporated herein by reference as a part of
      this Lease.  The rules and regulations are in addition to and shall not
      be construed to modify or amend this Lease in any way.  Lessor shall
      have the right to make changes or additions to such rules and
      regulations provided such changes or additions, except those affecting
      the safety and operation of the Building or the Premises, do not
      unreasonably affect Lessee's use of the Premises, the parking facility
      or the Common Areas. Lessor shall not be liable for failure of any
      tenant to obey such rules and regulations, except that Lessor shall take
      reasonable steps to enforce such rules and regulations to the extent
      necessary to prevent any breach thereof by any tenant that disturbs
      Lessee’s use of the Premises, the parking facility or the Common Areas.
    

    
      3.04-QUIET ENJOYMENT
    

    
      Lessor agrees that subject to the terms, covenants, and provisions of
      this Lease, Lessee shall have the right, upon observing and complying
      with all terms, covenants, and provisions of this Lease, to peaceably
      and quietly occupy and possess the Premises.
    

    
      3.05 PARKING
    

    
      (a)       For every five hundred (500) rentable square feet or
      fraction thereof of office space contained within the Premises, Lessor
      shall make available to Lessee one (1) parking access card per parking
      space in the parking facilities located in the Building, on a
      self-parking basis.  Lessor shall provide throughout the Term twenty
      (20) of the calculated parking access cards at no charge to Lessee.  The
      remaining balance of calculated parking access cards shall be at a cost
      to Lessee of $25.00 per month per parking card (the “Parking Card Fee”),
      which Parking Card Fee may be increased or decreased by Lessor in
      accordance with market rates for similar class parking facilities, as
      determined by Lessor in its commercially reasonable discretion.
      Notwithstanding the foregoing, the Parking Card Fee payable during the
      Initial Term (i) shall not increase before the third (3rd)
      anniversary of the Commencement Date, (ii) shall not increase more than
      twenty-five percent (25%) and (iii) shall be capped at a not to exceed
      cost of $31.25 per space per month during the Term.  The number of
      access cards herein allocated shall increase or decrease pro rata with
      any increase or decrease in the rentable square footage in the Premises.
    

    
      
        

        

      

      
        
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      (b)       Lessor shall designate fifty of Lessee’s parking spaces as
      reserved for its use, and Lessee’s reserved parking spaces are
      designated on Exhibit E attached hereto.
    

    
      (c)       Use of the parking facility shall be limited to tenants in
      the Building and for valet parking for guests of the Battle House Hotel.
    

    
      3.05.1 - PARKING RULES AND REGULATIONS
    

    
      Lessee shall comply with all commercially reasonable rules and
      regulations established by Lessor or the operator of the parking
      facility, provided such rules and regulations are uniformly applied and
      enforced and do not impair Lessee’s use of the parking facility.  Lessee
      shall provide to Lessor the license number of automobiles to be parked
      in the parking facility pursuant to the rights granted
      hereunder.  Lessor may provide parking stickers to Lessee to identify
      automobiles parked in such parking facility, and in any event, any
      automobiles parked in areas reserved for Lessee or for other tenants in
      the Building which are not properly identified as automobiles belonging
      to Lessee, or employees or agents thereof, shall be removed by Lessor at
      the expense of the vehicle owner.
    

    
      3.05.2 – INTERFERENCE WITH LESSEE’S PARKING
    

    
      If Lessee is not permitted to utilize any allocated parking space in
      the parking facility for any vehicle for which Lessee is renting space
      at any time during the Lease Term by reason of unauthorized use by
      others, such failure or inability shall not be deemed to be a Default by
      Lessor provided Lessor takes prompt action to remove such vehicle.
    

    
      
        

        

      

      
        
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      3.05.3 - LESSOR'S RIGHTS
    

    
      Lessor shall have the right to erect barriers to the parking facility
      that can be passed or removed by use of a card or other identification
      system. Lessor shall have the right to promulgate commercially
      reasonable rules and regulations pertaining to any such system as may be
      installed, provided same do not impair Lessee’s use of the parking
      facility.  During the Lease Term, Lessor shall have the right to
      designate and to relocate visitor parking areas, handicapped persons'
      parking areas and other restricted parking areas periodically, all at
      Lessor's sole discretion; provided however that Lessor’s reserved spaces
      shall not be relocated.
    

    
      3.06- LIABILITY FOR PERSONAL PROPERTY AND UNAUTHORIZED ACTIVITY
    

    
      Any personal property maintained on the Premises will be at the sole
      risk of Lessee and its employees, and Lessor shall not be liable for any
      act or default not authorized expressly by Lessor, including without
      limitation, the criminal acts of janitors or other employees or
      contractors of Lessor.
    

    
      3.07- ENVIRONMENTAL MATTERS
    

    
      Lessee and Lessor shall each comply with all Environmental Laws (as
      such term is defined below) concerning the proper storage, handling and
      disposal of any Hazardous Material (as such term is defined below) with
      respect to the Building. Lessee shall not generate, store, handle or
      dispose of any Hazardous Material in, on or about the Building without
      the prior written consent of Lessor.  In the event that Lessee is
      notified of any investigation or violation of any Environmental Law
      arising from Lessee's activities at the Premises, Lessee shall
      immediately deliver to Lessor a copy of such notice.  In such event or
      in the event Lessor reasonably believes that a violation of
      Environmental Law exists, Lessor may conduct such tests and studies
      relating to compliance by Lessee with Environmental Laws or the alleged
      presence of Hazardous Materials upon the Premises as Lessor deems
      desirable, all of which shall be completed at Lessee's
      expense.  Lessor's inspection and testing rights are for Lessor's own
      protection only, and Lessor has not, and shall not be deemed to have
      assumed any responsibility to Lessee or any other party for compliance
      with Environmental Laws, as a result of the exercise, or non-exercise of
      such rights.  Lessee shall indemnify, defend, protect and hold harmless
      Lessor and its directors, officers, agents and employees from any and
      all loss, claim, expense, liability and cost (including without
      limitation, attorneys' fees) arising out of or in any way related to the
      presence of any Hazardous Material introduced to the Premises during the
      Lease Term by Lessee, its agents, employees, customers, licensees or
      invitees.  To the extent possible under the Constitution of the State of
      Alabama, Lessor shall indemnify, defend, protect and hold harmless
      Lessee and its directors, officers, agents and employees from any and
      all loss, claim, expense, liability and cost (including without
      limitation, attorneys' fees) arising out of or in any way related to the
      presence of any Hazardous Material introduced to the Building prior to
      the Commencement Date or introduced during the Lease Term by Lessor, its
      agents, employees, customers, licensees or invitees.  For purposes of
      this Lease, the term “Environmental Laws” shall mean any law governing
      the use, storage, disposal or generation of any Hazardous Material,
      including without limitation, the Comprehensive Environmental Response
      Compensation and Liability Act of 1980, as amended and the Resource
      Conservation and Recovery Act of 1976, as amended.  For purposes of this
      Lease, the term “Hazardous Material” shall mean any substances, material
      and wastes which are or become regulated under any Environmental Law or
      which are classified as hazardous or toxic under any Environmental Law
      and explosives and firearms, radioactive material, asbestos and
      polychlorinated biphenyls.
    

    
      
        

        

      

      
        
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      4.01-ASSIGNMENT  -- SUBLET
    

    
      Lessee shall not assign or mortgage this Lease or sublet all or any
      portion of the Premises without Lessor's prior written consent in each
      instance, which consent may not be unreasonably withheld or delayed by
      Lessor.  Any request for Lessor's written consent to an assignment shall
      be accompanied by a copy of the proposed assignment which must be in a
      form reasonably acceptable to Lessor.  No assignment or subletting, if
      consented to by Lessor, shall relieve Lessee of its liability under this
      Lease.  Lessee shall pay to Lessor, in consideration for Lessor's
      written consent to the assignment or sublease, one-half of all rent and
      other consideration received by Lessee from any such assignee or
      subtenant that is in excess of  the sum of the rental obligation
      required under the terms of this Lease for the Premises or a portion
      thereof for which the consent of Lessor is requested.  This payment
      shall be paid to Lessor when received by Lessee, whether such payment is
      received on the effective date of the assignment or sublease or over the
      term of the assignment or sublease.  Consent by Lessor to any assignment
      or sublease shall not operate as a waiver of the necessity for Lessee to
      obtain the prior written consent of Lessor to any subsequent assignment
      or sublease and the terms of any such consent shall be binding upon the
      assignee or subtenant.  Lessee shall not mortgage or encumber its
      interests under this Lease without Lesser’s prior written consent, which
      shall not be unreasonably withheld or delayed.  Any transfer of this
      Lease by reason of the sale of all or substantially all of Lessee’s
      assets or by reason of merger, consolidation or conversion to a
      different legal entity shall not constitute an assignment for purposes
      of this Section.
    

    
      
        

        

      

      
        
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      4.02-RECAPTURE OF PREMISES
    

    
      (a)       For a period of thirty (30) days after Lessee has given
      written notice to Lessor requesting consent to an assignment of this
      Lease or a sublease of all or a portion of the Premises, which notice
      shall identify the proposed assignee or subtenant and specify the terms
      of the proposed assignment or sublease, Lessor shall have the right,
      exercisable by Lessor by giving written notice ("Lessor's Termination
      Notice") to Lessee, to terminate this Lease as to that portion of the
      Premises that Lessee proposes to assign or sublease effective ninety
      (90) days following the date of Lessor's Termination Notice to
      Lessee.  If Lessor elects to terminate this Lease as to such portion of
      the Premises, Lessee shall, on or before the effective termination date
      in Lessor's Termination Notice, vacate and deliver to Lessor possession
      of that portion of the Premises subject to Lessor's Termination Notice.
    

    
      (b)       Upon termination by Lessor of this Lease with respect to
      any portion of the Premises, Lessor may, at Lessor's option, enter into
      a new lease covering such portion of the Premises to be vacated by
      Lessee with the intended assignee, subtenant or others on such terms as
      Lessor and the other party may agree.  In such event, Lessee shall not
      be entitled to any portion of the profit, if any, which Lessor may
      realize on account of such termination and reletting.  From and after
      the date of such termination of this Lease, neither Lessor nor Lessee
      shall have any further obligation to the other with respect to the
      portion of the Premises subjected to such termination, except for
      matters occurring or obligations arising prior to the effective date of
      such termination.
    

    
      
        

        

      

      
        
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      5.02-LESSOR'S RIGHT OF ENTRY
    

    
      (a)       Lessor and its agents and employees shall have the right to
      enter the Premises at reasonable hours (and, except in cases of
      emergency, upon reasonable advance notice to Lessee, which notice,
      notwithstanding any other provision of this Lease, may be given orally)
      to make inspections, or to make alterations or repairs to the Building
      or the Premises.  Lessee shall be entitled at its own option to have an
      agent present during any such entry.  In the event of an emergency or in
      order to comply with all laws, orders, ordinances and requirements of
      any governmental unit or authority (whose compliance is the
      responsibility of Lessor and is necessary to address imminent risk of
      injury to persons or damage to property), Lessor and its agents and
      employees shall have the right of entry at any time and may perform any
      acts related to safety, protection, preservation or improvement of the
      Building or the Premises or required by such governmental unit or
      authority.  Except as expressly provided in this Lease, Lessee shall not
      be entitled to any abatement or reduction of Rent because of work
      performed within the Building or the Premises by Lessor; provided, that,
      (i) if Lessee is prevented from using a material portion of the Premises
      for its intended purpose for more than an entire business day because of
      such work, then Base Rent shall abate for that portion of the Premises
      that is unusable for Lessee’s intended purposes on a per diem basis for
      each day that Lessee is prevented from using such portion of the
      Premises as a result of such work or (ii) if Lessee is prevented from
      using its computer network because of such work, then Base Rent shall
      abate in its entirety until the use of such computer network is restored.
    

    
      (b)       During the last nine (9) months of the Lease Term, Lessor
      shall have the right at all reasonable times to enter the Premises to
      show the same to prospective tenants or purchasers.  During the last
      nine (9) months of the Lease Term, Lessor shall also have the right to
      display "For Rent" signs on the Building or the Premises and to
      advertise the same for lease.
    

    
      
        

        

      

      
        
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      5.02.1 - MAINTENANCE 
    

    
      (a)       Lessee shall keep the Premises in a reasonably clean and
      neat condition, repairing any damage to the Premises caused in whole or
      in part by Lessee or its agents, employees, customers, licensees, or
      invitees, or by the misuse of the Premises by Lessee or its agents,
      employees, customers, licensees, or invitees.  The reasonable cost of
      any such repairs that are performed by Lessor at the request of Lessee,
      plus an administrative fee of eight percent (8%) of such costs, shall be
      reimbursed within ten (10) days following Lessor’s delivery to Lessee of
      written invoice therefor.  Lessor will keep the Premises in a dry and
      tenantable condition and will maintain in a good state of repair,
      maintenance and condition the following items, excluding damages caused
      by normal wear and tear and damages caused by persons other than Lessee
      or its agents, employees, customers, licensees or invitees: (i) Building
      standard items located within the Premises including without limitation,
      all exterior windows, interior light fixtures, doors, electrical and
      plumbing systems and mechanical installations and or systems and (ii)
      the Building corridors, lobbies, common areas and structural members and
      equipment used to provide those services to Lessee and other tenants as
      set forth herein.
    

    
      (b)       Lessor shall be responsible for installation of the Remote
      Facility System in accordance with the Plans and shall assign to Lessee
      all warranties relating thereto; and Lessee shall be responsible for
      maintenance and repair of the Remote Facility System thereafter.
    

    
      (c)       Lessor agrees to furnish Lessee the following
      services:  (i) central heat and air conditioning in season serving the
      Building common areas and the Premises; (ii)  electrical lighting
      service and Building standard bulb replacement for fixtures that are
      part of the Leasehold Improvements; (iii) janitorial services Mondays
      through Fridays, exclusive of normal and traditional business holidays,
      for similar buildings in Mobile, Alabama, including periodic cleaning of
      floors and carpeting as necessary, and otherwise in accordance with the
      written standards provided by Lessor to Lessee; and (iv) Building
      standard amounts of electrical current, but not less than that as
      specified in the Plans.  All costs incurred by Lessor in performing such
      maintenance and repairs shall (subject to the provisions excluding
      certain operating expenses from Operating Costs in Section 2.02) be
      included in Operating Costs. If such damage is caused by acts or
      omissions of Lessee, its agents, employees, customers, or invitees,
      excluding normal wear and tear, Lessee shall pay the entire cost of the
      repair of such damage.  Lessee shall promptly give Lessor written notice
      of any damage caused by Lessee, its agents, employees, customers,
      licensees, or invitees.  Lessee shall further provide Lessor prompt
      notice of any defective condition in or about the Premises that becomes
      known to Lessee, but Lessee's failure to provide such notice shall not
      constitute a Default.  Lessor to the extent reasonably practical, shall
      endeavor to conduct such maintenance and repairs in such a manner so as
      to minimize any inconvenience to Lessee.
    

    
      
        

        

      

      
        
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      5.02.2-LESSEE'S RIGHT TO MAINTAIN OR REPAIR
    

    
      (a)       If within thirty (30) days following written notice by
      Lessee, Lessor fails or refuses to perform any maintenance or repair to
      the Premises required of Lessee by virtue of the provisions of this
      Lease, or to repair or replace any damage to the Building, or in the
      event of emergency maintenance or repairs, upon such written notice as
      is reasonable or available under the circumstances, Lessee may, in its
      sole discretion, cause all required maintenance, repairs, or
      replacements to be made.  Lessor shall pay Lessee, within ten (10) days
      following Lessor’s delivery to Lessee of written invoice therefor, all
      reasonable costs incurred plus interest on such amount at the rate equal
      to eight percent (8%) per annum from the date such expense is incurred
      until repaid.  Should fail to pay such invoice within thirty (30) days
      from receipt thereof, Lessee shall have the right thereafter to deduct
      the amount of such expenditures from subsequent Rent until Lessee shall
      have recovered same.
    

    
      (b)       Lessee shall also have the same right of self-help and
      offset respecting Lessor’s obligations concerning reconfiguration of the
      Remote Facility as set forth in Section 3.01 (b).
    

    
      
        

        

      

      
        
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      5.03 - ALTERATIONS BY LESSEE
    

    
      Lessee shall not make any alterations, additions or improvements in
      or to the Premises without the prior written consent and approval by
      Lessor of plans therefor and the contractors performing such work, which
      consent and approval shall not be unreasonably withheld, conditioned or
      delayed.  Notwithstanding the foregoing, with respect to carpeting,
      painting and other alterations, additions or improvements in or to the
      Premises that (a) are non-structural in nature (i.e. do not involve
      changes to the structural elements of the Building, including without
      limitation, all partition walls in the Premises), and (b) do not involve
      changes to the Building’s systems, including without limitation, the
      electrical, plumbing, and HVAC system), Lessee need not obtain Lessor’s
      prior written consent but must notify Lessor in writing no less than
      five (5) business days prior to the commencement of any such
      alterations. All alterations, additions, and improvements made by Lessor
      or Lessee in and to the Premises (except furniture, fixtures and
      equipment not permanently attached to the Building or the Premises or
      any part thereof) and all carpet and draperies installed upon the
      Premises by Lessor or Lessee shall remain upon and be surrendered
      without charge to Lessor with the Premises upon the expiration or
      termination of this Lease.  As a condition to Lessor’s consent to any
      proposed alterations, Lessor reserves the right in its sole discretion
      to require the delivery of engineer certificates, lien waivers and
      subordinations, permits and licenses, certificates of insurance or
      performance bonds, as it deems appropriate.  Upon completion of such
      alterations, Lessee shall deliver contractor’s affidavits and full and
      final waivers of lien and receipted bills covering all labor and
      materials expended and used in connection with the alterations.  All of
      Lessee’s alterations, including alterations not requiring Lessor’s
      consent, are to be completed in a good and workmanlike manner, with
      grades of materials commensurate with those used throughout the Building
      and in accordance with all applicable laws and ordinances.  If any lien
      of any mechanic, laborer or supplier or any other lienholder is filed
      against the Building, the Premises or any other part of the real
      property upon which the Building is located, arising out of Lessee’s
      alterations, then within thirty (30) days, Lessee shall have such lien
      released of record or deliver to Lessor a bond in a form, content,
      amount, and issued by a surety satisfactory to Lessor in its sole
      discretion.
    

    
      
        

        

      

      
        
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      5.03.1 - FIXTURES AND EQUIPMENT
    

    
      (a)       At or before the termination or expiration of this Lease,
      Lessee shall remove from the Premises its movable personal property,
      trade fixtures (including the ATM equipment and the safe deposit boxes)
      and any Lessee’s additions that Lessor agreed were removable upon
      termination at the time of their installation by Lessee; provided,
      however, that Lessee shall at its own expense repair any damage or
      injury to the Premises resulting from such removal.  All permanent
      fixtures and other improvements, additions or installations (including
      the vault and the Remote Facility System) shall become the property of
      Lessor and be surrendered with the Premises upon expiration or
      termination of this Lease.
    

    
      (b)       Lessee shall at the expiration of the Lease Term surrender
      possession of the Premises to Lessor in good repair, broom clean
      condition, reasonable wear and tear and damage by casualty excepted.
    

    
      5.04 - ALTERATIONS BY LESSOR
    

    
      Lessor may make repairs, changes or additions to the structure,
      systems, facilities and equipment in the Premises where necessary to
      serve the Premises or the Building.  Lessor may also make changes,
      alterations, or additions to any part of the Building not forming part
      of the Premises.
    

    
      5.04.1 - ALTERATIONS BY LESSOR -- COMMON AREAS
    

    
      Subject to compliance by Lessor with the provisions of Section 5.04,
      Lessor reserves the right in its sole discretion to redesign,
      redecorate, change, rearrange, alter, reconstruct, relocate, modify,
      expand, reduce, or supplement any and all of the facilities designed for
      the common use and convenience of all tenants of the Building, including
      without limitation, parking areas, driveways and other common areas, so
      long as access to the Premises (including the Remote Facility) and use
      of such common areas are not adversely affected thereby.  In connection
      with any such activity and construction, Lessor may erect temporary
      scaffolds and other aids to construction on the exterior of the
      Premises; provided, that, access to the Premises shall not be denied to
      Lessee and that there shall be no encroachment upon the interior of the
      Premises. Lessor shall have the right to close the common areas or any
      portion thereof (including without limitation, all roadways, driveways,
      access ways, sidewalks, parking areas and facilities now or hereafter
      located on the land on which the Building is located) at such times and
      in such manner as is necessary or appropriate in Lessor's sole opinion,
      to prevent their dedication as public rights-of-way or streets.  Lessor
      shall maintain the common areas as, at the time in question, are in
      accordance with good and generally accepted standards of operation of
      Class B office towers in Mobile, Alabama.
    

    
      
        

        

      

      
        
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      6.01-INSURANCE BY LESSOR
    

    
      (a)       Lessor shall maintain property damage and public liability
      insurance against such perils and in such amounts as Lessor may from
      time to time determine are consistent with coverage which is now, or may
      in the future be, considered prudent for similar income producing
      property situated in the same general geographic area as the Building or
      which any mortgagee or creditor of Lessor requires Lessor to carry.  The
      named insured on all policies of insurance maintained by Lessor shall be
      Lessor and, if required, any mortgagee or creditor of Lessor.  The cost
      of all such insurance maintained by Lessor shall be a part of the
      Operating Costs.
    

    
      (b)       The property damage insurance required to be carried by
      Lessor pursuant to subsection (a) above shall also include coverage for
      the Leasehold Improvements, including the Remote Facility System, the
      proceeds of which shall be used to fulfill Lessor’s obligations under
      Section 6.04 herein.  Upon request of Lessee, but no more frequently
      than annually, Lessor shall confirm to Lessee the coverage required in
      this subsection (b).
    

    
      6.02-INSURANCE BY LESSEE
    

    
      (a)       During the Lease Term, Lessee shall fully and completely
      insure all of its personal property located in the Premises against
      damage by fire, extended coverage, vandalism, water damage, and
      sprinkler leakage in an amount selected by Lessee which shall, in any
      event, be adequate to satisfy any co-insurance requirements of the
      policies providing such insurance.  In addition, Lessee shall also
      maintain with respect to the Premises, comprehensive public liability
      insurance, with minimum limits of $2,000,000.00 for injury or death to
      any one person and $2,000,000.00 for injury or death to more than one
      person for any one accident or other occurrence, and $2,000,000.00 with
      respect to property damage.
    

    
      
        

        

      

      
        
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      (b)       Lessee shall maintain the insurance coverage required
      herein with a company or companies reasonably acceptable to Lessor and
      qualified to do business in the jurisdiction in which the Premises are
      located.  The comprehensive public liability insurance shall name Lessor
      as an additional insured.  Lessee shall deliver certificates of
      insurance indicating the above-specified coverage to Lessor upon the
      commencement of the Lease Term, and continuing evidence of such coverage
      annually.  If such insurance is carried under a blanket policy, Lessee
      agrees to deliver to Lessor a proper certificate of such insurance,
      signed by the insurer.  Such insurance policy or policies shall provide
      that it (they) cannot be canceled without at least thirty (30) days
      prior written notice to Lessor.
    

    
      6.03-INDEMNITY
    

    
      (a)       Lessee shall indemnify and hold harmless Lessor from all
      loss, claim, demand, damage, liability, or expense, including without
      limitation, attorneys' fees, resulting from (i) Lessee’s use and
      occupancy of the Premises and (ii) any injury to or death of any person
      or any loss of or damage to any property caused by or resulting from any
      act, omission or negligence of Lessee or any officer, employee, agent,
      contractor, licensee, guest, invitee or visitor of Lessee in or about
      the Premises or the Building.  In no event shall Lessee be liable for
      any punitive or consequential damages incurred by Lessor.  Lessor shall
      not be liable for any loss or damage to person, property or Lessee's
      business sustained by Lessee, or other persons, which may be caused by
      the Building or the Premises, or any appurtenances thereto, being out of
      repair or by the bursting or leakage of any water, gas, sewer, or steam
      pipe, or by theft, or by any act of neglect of any tenant or occupant of
      the Building or of any other person, or by any other cause whatsoever,
      unless caused by the gross negligence or willful misconduct of Lessor.
    

    
      
        

        

      

      
        
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      (b)       To the extent possible under the Constitution of the State
      of Alabama, Lessor shall indemnify Lessee, its agents, and employees and
      hold Lessee, its agents, and employees harmless from and against any and
      all claims, demands, causes of action, losses, liabilities, judgments,
      expenses, and damages to the extent the same (i) are caused by the
      willful misconduct or gross negligence of Lessor or its authorized
      representatives in or about the Building or (ii) arise from any
      accident, injury or damage to any person or property occurring in or
      about the Common Areas that is caused by or resulting from any act or
      negligence of Lessor or any officer, employee, agent or contractor of
      Lessor, except to the extent that such accident, injury, or damage is
      caused by the acts or negligence of Lessee or an officer, employee,
      agent or contractor of Lessee.  In no event shall Lessor be liable to
      Lessee for any punitive or consequential damages incurred by Lessee,
      including without limitation, damages for loss of business.
    

    
      6.04-DESTRUCTION
    

    
      (a)       If any fire or other casualty (whether insured or
      uninsured) renders all or a substantial portion of the Building or any
      portion of the Premises untenantable, Lessor shall within thirty (30)
      days after the occurrence of such damage or within such additional time
      as is necessary in the event of major catastrophe, estimate the length
      of time that will be required to Substantially Complete the repair and
      restoration and shall by written notice given within said time advise
      Lessee of such estimate ("Lessor’s Estimate Notice").  If Lessor
      estimates that the amount of time required to Substantially Complete
      such repair and restoration will exceed two hundred seventy (270) days
      from the date such damage occurred, then Lessor, or Lessee, if all or a
      substantial portion of the Premises is rendered untenantable or
      reasonable access to the Premises is denied, shall have the right to
      terminate this Lease effective immediately upon giving written notice to
      the other at any time within thirty (30) days after delivery of Lessor’s
      Estimate Notice; provided, that, if Lessor so chooses, Lessor's Estimate
      Notice may also include and  constitute such notice of termination,
      provided the time to complete the repair and restoration meets the
      stated criterion.
    

    
      
        

        

      

      
        
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      (b)       Unless this Lease is terminated as provided in the
      preceding subparagraph, Lessor shall proceed with due diligence to
      repair and restore the Building and/or the Premises and Leasehold
      Improvements (including the Remote Facility System) to the condition
      existing prior to such casualty, subject to reasonable delays for
      insurance adjustments and also subject to zoning laws and building codes
      then in effect.  Lessee shall not be entitled to terminate this Lease if
      such repairs and restoration are not in fact completed within the time
      period estimated by Lessor so long as Lessor shall proceed with due
      diligence to complete such repairs and restoration.  Lessor shall have
      no liability to Lessee if such repairs and restoration are not in fact
      completed within the time period estimated by Lessor; provided, that, so
      long as Lessee’s acts, omissions or lack of cooperation do not
      constitute a material reason for the delay, Lessee shall be entitled to
      two (2) days free rent for each day during the period that commences on
      the 270-day deadline and ends when the Premises are ready for Lessee’s
      occupancy for the conduct of its business therein.  Furthermore, if the
      Premises are not ready for Lessee’s occupancy for the conduct of its
      business therein within one (1) year from the date such damage occurred
      and Lessee’s acts, omissions or lack of cooperation do not constitute a
      material reason for the delay, then Lessee shall have the right to
      terminate this Lease.
    

    
      (c)       If the Premises or the Building is damaged by a casualty
      but neither is rendered substantially untenantable, then Lessor shall
      proceed to repair and restore the Building or the Premises and Leasehold
      Improvements to the condition existing prior to such casualty with all
      due diligence. 
    

    
      (d)       Lessee acknowledges that Lessor shall be entitled to the
      full proceeds of any insurance coverage carried by Lessor, for damages
      to the Premises and the Leasehold Improvements, and Lessee shall be
      entitled to those proceeds of Lessee's insurance carried for its own
      personal property and equipment which would be removable by Lessee upon
      termination.
    

    
      (e)       If the Premises or the Building is damaged so as to
      substantially impair Lessee’s use thereof and such damage occurs during
      the last twelve (12) months of the Lease Term, either Lessee or Lessor
      shall have the right to terminate this Lease effective immediately upon
      written notice thereof to the other within thirty (30) days after the
      date of such casualty.
    

    
      
        

        

      

      
        
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      6.04.1 - RENT ABATEMENT
    

    
      If all or any part of the Premises are rendered untenantable by fire
      or other casualty and this Lease is not terminated, Base Rent shall
      abate for that portion of the Premises that is untenantable on a per
      diem basis from the date of the casualty until and to the extent that
      Lessee is no longer so prevented from using such portion of the Premises
      as a result of such casualty.
    

    
      7.01-LESSEE SIGNS
    

    
      In addition to the building signage rights granted Lessee in Section
      9.08 hereinafter, Lessee shall have the right to place and maintain
      Lessee’s standard identification and logo signage in the elevator
      lobbies of each floor of the Premises, at the exterior and interior
      entrances of that portion of the Premises located on the first floor,
      and at the Remote Facility.
    

    
      8.01-EVENTS OF DEFAULT
    

    
      The occurrence of any one of the following events shall constitute a
      default (“Default”) under this Lease by Lessee:
    

    
      (a)       Failure of Lessee to make any payment of Rent or other
      required payment when due if such failure continues for a period of
      fifteen (15) days after the date when due.  Lessor agrees to provide
      written notice of a Default under this subsection; provided, that Lessor
      shall not be required to give such written notice more than three (3)
      times during any twelve (12) month period.
    

    
      (b)       Failure of Lessee to comply with any provision of this
      Lease other than the events set forth in subsection 8.01 (a) above, with
      such failure continuing for twenty (20) days after sending of written
      notice by Lessor to Lessee specifying the nature of non-compliance by
      Lessee with reasonable particularity; provided, however, if the nature
      of Lessee's default is such that more than twenty (20) days are
      reasonably required for its cure, Lessee shall not be in default if
      Lessee immediately commences or has commenced such cure and thereafter
      diligently proceeds to cure such default to completion within ninety
      (90) days.
    

    
      (c)       The making of an assignment or general arrangement for the
      benefit of creditors by Lessee or any guarantor of Lessee's obligations
      under this Lease.
    

    
      
        

        

      

      
        
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      (d)       The filing by Lessee or any guarantor of Lessee's
      obligations under this Lease of a petition under any section or chapter
      of the present Federal Bankruptcy Code (or foreign equivalent) or
      amendment thereto or under any similar law or statute of the United
      States (or foreign country) or any state (or province) thereof, or the
      failure to obtain  the dismissal, within thirty (30) days after the
      filing, of an involuntary petition of bankruptcy or insolvency against
      Lessee or guarantor of Lessee's obligations under this Lease.
    

    
      (e)       The appointment of a receiver or trustee for all or
      substantially all the assets of Lessee or any guarantor of Lessee's
      obligations under this Lease.
    

    
      (f)       The attachment, execution or other judicial seizure of any
      of Lessee's assets located in the Premises or of Lessee's interest in
      this Lease and such attachment, execution or other judicial seizure is
      not discharged within thirty (30) days.
    

    
      (g)       The taking by Lessee or any guarantor of Lessee’s
      obligations under this Lease of steps to dissolve or liquidate its
      business.
    

    
      8.02- REMEDIES IN EVENT OF DEFAULT
    

    
      Upon the occurrence of Default, Lessor shall have the option to do
      any one or more of the following after ten (10) days advanced written
      notice to Lessee:
    

    
      8.02.1 - TERMINATION OF LEASE
    

    
      Lessor may terminate this Lease, in which event Lessee shall
      immediately surrender the Premises to Lessor.  If Lessee shall fail to
      do so, Lessor may without notice and prejudice to any other remedy
      available, enter and take possession of the Premises and remove Lessee
      or anyone occupying the Premises and its personal property without being
      liable for any claim for damages.  If Lessor elects to terminate this
      Lease, Lessee shall pay all Rent past due and shall be entitled to
      damages in the amount of the Net Present Value (as defined below) of the
      Rent that would have become due and payable during the remainder of the
      Lease Term (excluding unexercised Renewal Terms).  "Net Present Value"
      as used in this Section shall mean the amount discounted to net present
      value by a discount rate equal to one percentage point above the
      discount rate then in effect at the Federal Reserve Bank located nearest
      to the Premises.
    

    
      
        

        

      

      
        
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      8.02.2 - RELETTING OF PREMISES
    

    
      (a)       Lessor may enter upon and take possession of the Premises
      as agent of Lessee without terminating this Lease and without being
      liable for any claim for damages.  Lessor may relet the Premises and may
      make any suitable alterations to or refurbish the Premises, or both, or
      change the character or use of the Premises.  Lessor shall not be
      required to relet the Premises (i) to any tenant which Lessor may
      consider objectionable, or (ii) for any use or purpose (A) other than
      that specified in this Lease or (B) that Lessor may reasonably consider
      injurious to the Premises.
    

    
      (b)       Lessor may relet all or any portion of the Premises alone
      or in conjunction with other portions of the Building for a term longer
      or shorter than the Lease Term at a rental rate greater or less than the
      then current rental rate provided in this Lease and upon such other
      terms (including without limitation, the granting of concessions) as
      Lessor solely determines to be acceptable.  If Lessor elects to reenter
      and relet all or any portion of the Premises, Lessor shall be entitled
      to recover as damages immediately, (i) the costs of reentry and
      reletting including without limitation the cost of any cleanup,
      refurbishing, removal of Lessee's property and fixtures, expenses from
      Lessee's failure to quit the Premises and to leave them in the required
      condition, any remodeling costs, attorneys' fees, court costs, brokers'
      commissions, advertising costs, and (ii) the difference between the Rent
      and all of Lessee's other obligations under this Lease and the actual
      Rent received by Lessor from the Premises from time to time during the
      period commencing with the date of the Default and continuing through
      the end of the Lease Term.
    

    
      (c)       No such reentry or taking possession of the Premises shall
      be construed as an election on Lessor's part to terminate this Lease
      unless a written notice of such intention is given to Lessee.  Lessor’s
      inability to relet the Premises shall not release Lessee's liability for
      Rent or damages.  If Lessor elects to enter and relet the Premises,
      Lessor may at any time thereafter elect to terminate this Lease for
      Lessee's Default.  If Lessor takes possession of the Premises, Lessor
      shall have the right to rent any other available space in the Building
      before reletting or attempting to relet the Premises.
    

    
      
        

        

      

      
        
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      8.02.3 - LESSOR’S RIGHT TO SUE MORE THAN ONCE
    

    
      Lessor may sue periodically to recover damages during the period
      corresponding to the remainder of the then-current term of this Lease,
      and no action by Lessor for damages shall bar a later action by Lessor
      for damages subsequently accruing.
    

    
      8.02.4 - REMEDIES CUMULATIVE
    

    
      The remedies, as set forth herein and available to Lessor because of
      the Default of Lessee, shall be in addition to and shall not exclude any
      other remedy available to Lessor under this Lease or applicable law.
    

    
      8.02.5 - WAIVER OF REDEMPTION RIGHTS
    

    
      Lessee for itself and on behalf of any and all persons claiming
      through or under it, including without limitation, creditors of all
      kinds, does hereby waive and surrender all right and privilege which
      they or any of them might have under or by reason of any present or
      future law, to redeem the Premises or to have a continuance of this
      Lease for any portion of its remaining Lease Term after having been
      dispossessed or ejected from the Premises by process of law or under the
      terms of this Lease or after the termination of this Lease as herein
      provided.
    

    
      9.01—WAIVER
    

    
      (a)       No provisions of this Lease shall be deemed to have been
      waived unless such waiver is in writing and is signed by the party
      entitled to such right of waiver.  Forbearance by Lessor to enforce one
      or more of the remedies herein provided upon a Default shall not be
      deemed or construed to constitute a waiver of such Default.  Lessor's
      receipt of Rent with knowledge of a Default by Lessee of any term or
      condition of this Lease shall not be deemed or construed to constitute a
      waiver of such Default.
    

    
      (b)       Lessor's failure to enforce against Lessee or any other
      tenant of the Building any of the rules or regulations made by Lessor
      shall not be deemed a waiver of such rules or regulations.  No act or
      thing done by Lessor, its agents or employees during this Lease Term
      shall be deemed an acceptance of a surrender of the Premises and no
      agreement to accept a surrender of the Premises shall be valid unless it
      is in writing and is signed by Lessor.  The delivery of keys to any of
      Lessor's agents or employees shall not serve to terminate this Lease or
      surrender the Premises.  No payment by Lessee or receipt by Lessor, of a
      lesser amount than the Rent due shall be deemed to be other than on
      account of the earliest stipulated Rent, nor shall any endorsement or
      statement on any check or any letter accompanying a payment as Rent be
      deemed an accord and satisfaction.  Lessor may accept such check or
      payment without prejudice to Lessor's right to recover the balance of
      such Rent or pursue any other remedy available to Lessor.
    

    
      
        

        

      

      
        
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      9.02 - HOLDING OVER
    

    
      (a)       Lessee shall surrender possession of the Premises
      immediately upon the expiration or earlier termination of this
      Lease.  If Lessee shall continue to occupy or possess the Premises after
      such expiration or termination without the consent of Lessor, then
      Lessee shall be a tenant at will.  If Lessor has consented to such
      holdover in writing, Lessee shall be a tenant from month-to-month.  All
      the terms, provisions and conditions of this Lease shall apply to the
      tenancy at will or the month-to-month tenancy except those terms,
      provisions and conditions pertaining to the Lease Term, and except that
      the rental shall be immediately adjusted upward upon the expiration or
      earlier termination of this Lease to equal one hundred fifty percent
      (150%) of the Rental for the Premises in effect under this Lease on the
      day immediately prior to the date of the expiration or earlier
      termination of this Lease.
    

    
      The month-to-month tenancy may be terminated by Lessor or Lessee upon
      fifteen (15) days prior notice to the non-terminating party.  In the
      event that Lessee fails to surrender the Premises upon such expiration
      or earlier termination or upon demand if Lessee is occupying the
      Premises pursuant to a tenancy at will, then Lessee shall indemnify and
      hold Lessor harmless against all losses or liability resulting from or
      arising out of Lessee's failure to surrender the Premises.  This
      includes, but is not limited to, any amounts required to be paid or
      damages incurred due to the loss of any tenant or prospective tenant who
      was to have occupied the Premises after said termination pursuant to a
      binding lease between Lessor and such other tenant or expiration and any
      related attorneys' fees and brokerage commissions.
    

    
      
        

        

      

      
        
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      (b)       No payment of money by Lessee to Lessor after the
      termination of this Lease by Lessor or after the giving of any notice of
      termination to Lessee by Lessor, which Lessor is entitled to give Lessee
      under this Lease, shall reinstate, continue or extend the Lease Term or
      shall affect any such notice given to Lessee prior to the payment of
      such money.  It is agreed that after the service of such notice or the
      commencement of any suit by Lessor to obtain possession of the Premises,
      Lessor may receive and collect when due any and all payments owed by
      Lessee under this Lease and otherwise exercise its rights and remedies.
      The making of any such payments by Lessee shall not waive such notice or
      in any manner affect any pending suit or judgment obtained.
    

    
      9.03- - REMOVAL OF PROPERTY
    

    
      If Lessee shall fail to remove any of its property of any nature from
      the Premises or the Building at the termination of this Lease or when
      Lessor has the right of re-entry, Lessor may, at its option, immediately
      remove and store said property without liability for loss or damage,
      such storage to be for the account of and at the expense of Lessee.  In
      the event that Lessee shall not pay the cost of storing any such
      property within thirty (30) days of written notice by Lessor to Lessee
      of any estimated or actual cost of such storage, Lessor may at its
      option sell, or permit to be sold, any or all such property at public or
      private sale, in such manner and at such times and places as Lessor, in
      its sole discretion, may deem proper, without notice to Lessee.  The
      proceeds of such sale may be applied (i) to the cost and expense of such
      sale, including without limitation, reasonable attorneys' fees actually
      incurred; (ii) to the payment of the cost for storing such property;
      (iii) to the payment of any other sums that may then be or thereafter
      become due Lessor from Lessee under any of the terms of this Lease; and
      (iv) the balance, if any, to Lessee.
    

    
      9.04 - NOTICES
    

    
      All notices or other communications between the parties shall be in
      writing and shall be delivered to Lessor at the appropriate address set
      forth in Section 1.01 and to Lessee at its address in the subject
      building by personal delivery, commercially recognized overnight
      courier, or prepaid United States registered or certified mail, return
      receipt requested.  If any notice is delivered in person or by overnight
      courier, such notice shall be deemed duly given upon receipt.  If any
      notice is delivered by United States registered or certified mail,
      return receipt requested, such notice shall be deemed duly given upon
      receipt thereof.  Lessor and Lessee may from time to time by written
      notice to the other designate another address for receipt of future
      notices.
    

    
      
        

        

      

      
        
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      9.05 – ATTORNEYS’ FEES
    

    
      If either party is required to institute suit or other legal
      proceedings against the other party to enforce its rights or the
      obligations of the other party under this Lease, and if either party
      obtains a final judgment against the other party, the non-prevailing
      party agrees to pay all reasonable costs, expenses, attorneys’ fees and
      other litigation expenses incurred by the prevailing party attributable
      to the enforcement of the prevailing party’s rights or the
      non-prevailing party’s obligations under this Lease.  Notwithstanding
      the foregoing, in the event of any default under this Lease, the
      defaulting party shall pay all the expenses and attorneys' fees incurred
      by the other party in connection with such default, whether or not any
      litigation is commenced.
    

    
      9.06 - RELATIONSHIP OF PARTIES
    

    
      Nothing contained in this Lease shall create any relationship between
      Lessor and Lessee other than that of landlord and tenant.  It is
      acknowledged and agreed that Lessor does not in any way or for any
      purpose become a partner of Lessee in the conduct of Lessee's business
      or a joint venturer or a member of a joint or common enterprise with
      Lessee.
    

    
      9.07 - SEVERABILITY
    

    
      The illegality, invalidity or unenforceability of any term,
      condition, or provision of this Lease shall in no way impair or
      invalidate any other term, condition, or provision of this Lease.  All
      such other terms, conditions, and provisions shall remain in full force
      and effect.
    

    
      9.08 - BUILDING NAME
    

    
      (a)       Lessee and Lessor agree that the name of the Building shall
      be the RSA BankTrust Building for long as Lessee is a tenant in the
      Building.  The design and location for such Building name signage are
      shown on Exhibit F attached hereto.  The signage shall be
      fabricated for illumination and installed at Lessor’s cost and
      expense.  The maintenance and energy costs of such signage shall be
      included in the Operating Costs for the Building.
    

    
      
        

        

      

      
        
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      (b)       Moreover, in the event that Lessee’s trade name should
      change, the name of the Building shall also be changed to substitute
      Lessee’s new trade name for the previous trade name.  The cost and
      expense of removal and replacement of such new signage shall be at
      Lessee’s expense.
    

    
      9.09 - BROKERAGE COMMISSIONS
    

    
      It is agreed and understood that Lessor shall be responsible for
      paying a commission to John Toomey & Company, Inc. The amount of the
      commission shall be four percent (4%) of the gross Base Rents for the
      entire term of the lease. Said commission shall be paid 1⁄2 upon full
      execution and 1⁄2 once Lessee moves into RSA BankTrust Building.
    

    
      10.01 - AUTHORIZATION TO SIGN LEASE
    

    
      Each individual executing this Lease on behalf of Lessee represents
      and warrants that he/she is duly authorized to execute and deliver this
      Lease on behalf of Lessee in accordance with Lessee's limited liability
      partnership registration statement and partnership agreement or a duly
      adopted resolution of Lessee's partners, and that this Lease is binding
      upon Lessee in accordance with its terms.  Lessee shall concurrently
      with its execution of this Lease deliver to Lessor, upon its request a
      certified copy of such limited liability partnership registration
      statement and partnership agreement or resolution of its partners
      authorizing the execution of this Lease.
    

    
      10.02 - FORCE MAJEURE
    

    
      (a)       Except for Lessor’s obligations under subsection 1.03 of
      this Lease, Lessor shall not be required to perform any term, condition
      or covenant within the time required in this Lease so long as such
      performance is delayed or prevented by acts of God, strikes, lockouts,
      material or labor restrictions by any governmental authority, civil
      riot, floods, or any other cause not reasonably within the control of
      Lessor, and which, by the exercise of due diligence, Lessor is unable,
      wholly or in part, to prevent or overcome.
    

    
      (b)       Lessee shall not be required to perform any term, condition
      or covenant in this Lease (excluding the payment of Rent) so long as
      such performance is delayed or prevented by acts of God, strikes,
      lockouts, material or labor restrictions by any governmental authority,
      civil riot, floods, and which, by the exercise of due diligence, Lessor
      is unable, wholly or in part, to prevent or overcome.
    

    
      
        

        

      

      
        
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      10.03 - GOVERNING LAW
    

    
      This Lease shall be governed by, construed and enforced in accordance
      with the laws of the State of Alabama.
    

    
      10.04 - MUTAL WAIVER OF SUBROGATION  
    

    
      Notwithstanding anything set forth in this Lease to the contrary,
      Lessor and Lessee each expressly, knowingly, and voluntarily waive and
      release any and all right of recovery, claim, action, or cause of
      action, against the other and its respective agents, officers and
      employees, for any damage to its properties and loss of business
      (specifically including without limitation, loss of rent by Lessor and
      business interruption by Lessee) as a result of the acts or omissions
      (specifically including without limitation, negligence and intentional
      misconduct) of the other party, or the other party’s agents, officers
      and employees, which claims are covered by the insurance required to be
      maintained by the parties pursuant to the terms of this Lease or other
      insurance as either party may carry at the time of an occurrence.  In
      addition, all insurance policies carried by either party covering the
      Building, the Premises, or the property in the Premises (including
      without limitation, contents, fire, and casualty insurance) shall
      expressly waive any right on the part of the insured against the other
      party for damage to its properties and loss of business as a result of
      the acts or omissions of the other party or the other party’s agents,
      officers and employees; or in the alternative, Lessor and Lessee shall
      each, on or before the Commencement Date obtain and keep in full force
      and effect at all times thereafter a waiver of subrogation from its
      insurer concerning the property, rent loss, and business interruption
      insurance maintained by it for the Building, the Premises, and the
      property located in the Premises.
    

    
      
        

        

      

      
        
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      10.05 - SUBORDINATION
    

    
      (a)       Lessee agrees to subordinate this Lease to any ground
      lease, mortgage, deed of trust, security agreement, assignment of lease
      or other security instrument encumbering the Premises, and all renewals,
      modifications, consolidations, replacements and extensions thereof (“Fee
      Mortgage”) hereafter created upon the Premises, but Lessee agrees that
      any ground lessor, mortgagee or beneficiary under a Fee Mortgage, and
      its successors and assigns (“Fee Mortgagee”), shall have the right at
      any time to subordinate such Fee Mortgage to this Lease.  Lessee agrees
      upon demand to execute such further instruments subordinating this Lease
      as Lessor may reasonably request.  Notwithstanding the foregoing, as a
      condition to Lessee's obligation to subordinate hereunder, Lessor shall
      obtain and furnish to Lessee a subordination, non-disturbance and
      attornment agreement (the "Non-Disturbance Agreement") executed by Fee
      Mortgagee providing that Lessee's possession of the Premises will not be
      disturbed so long as Lessee continues to perform its obligations under
      this Lease and accepts Fee Mortgagee as its landlord as provided below,
      Lessor represents to Lessee that as of the date of the execution and
      delivery of this Lease, there is no Fee Mortgage.
    

    
      (b)       Subject to the terms of the Non-Disturbance Agreement,
      Lessee confirms that if by reason of a default under any Fee Mortgage,
      Fee Mortgagee or its successor or assignee in interest becomes Lessor
      hereunder, Lessee shall attorn to and shall recognize such Fee Mortgagee
      or its successor or assignee as Lessee's landlord under this Lease,
      provided that such successor in interest (i) shall assume and perform
      the Lessor’s obligations under this Lease so long as such successor owns
      the Building; (ii) shall not be bound by any payment of Rent for more
      than the current month to any prior Lessor; (iii) shall not be liable
      for damages for any previous act or omission by any prior landlord under
      this Lease; and (iv) shall not have any obligation with respect to any
      security deposited under this Lease unless such security has been
      physically delivered to the party succeeding to the interest of Lessor.
      Lessee shall execute and deliver, at any time and from time to time,
      upon request of Lessor or of Fee Mortgagee, any instrument which may be
      reasonably necessary or appropriate to evidence such attornment.  Lessee
      waives the provisions of any statute or rule of law now or hereafter in
      effect which may give or propose to give Lessee any right or election to
      terminate this Lease or to surrender possession of the Premises in the
      event any proceeding is brought by Fee Mortgagee to acquire Lessor's
      interest hereunder.
    

    
      
        

        

      

      
        
          36
        

        
          

        

      

      
        

        

      

    

    
      11.01 – OPTION AND RIGHT OF FIRST REFUSAL
    

    
       (a)       Lessee shall have the option (the “Option”), exercisable
      at any time during the Term, to lease the 24th floor of the
      Building (the “Expansion Space”) upon the same terms and conditions that
      apply to the Premises (specifically including without limitation, the
      Rent on the per rentable square foot basis that is applicable to the
      Premises), provided the Expansion Space is not at such time subject to a
      bona fide lease to another tenant.  In the event Lessee should exercise
      the Option, the parties will within thirty (30) days from date of such
      notice enter into and execute an amendment to this Lease which will
      incorporate the Expansion Space into and as a part of the Premises as
      provided in subsection (e) of this Section 9.15.
    

    
      (b)       Lessor also agrees that at any time prior to the end of the
      Lease Term, if Lessor receives a bona fide letter of intent from a
      prospective third party tenant acceptable to Lessor (the “Proposal”) to
      lease the Expansion Space, Lessor shall notify Lessee in writing of the
      lease term and the portion of the Expansion Space to be leased pursuant
      to the Proposal, and Lessee shall have the right (the “Right of First
      Refusal”) within thirty (30) days from the date of  receipt of notice of
      the Proposal and Lessor's notice to Lessee to advise Lessor in writing
      that Lessee agrees to lease that portion of the Expansion Space
      contained in the Proposal (the “Offer Space”), which notice shall
      constitute a binding obligation to lease the Offer Space in its present
      condition upon the terms and conditions that apply to the Premises
      (specifically including without limitation, Rent on the per rentable
      square foot basis that is applicable to the Premises), except as
      modified by this Section.  Failure by Lessee to notify Lessor of its
      exercise of the Right of First Refusal within the time specified shall
      be deemed an election by Lessee not to exercise its Right of First
      Refusal with respect to such Proposal.  The Right of First Refusal shall
      not terminate until the entire Expansion Space has been included in the
      Premises pursuant to this Section.
    

    
      (c)       So long as the Expansion Space is encumbered by the Right
      of First Refusal, any leasehold interest granted in favor of a third
      party in accordance with this Section within the Expansion Space shall
      not exceed a five (5) year term, including option or renewal terms, and
      Lessor shall use its best efforts to obtain the right to relocate such
      tenant in such lease agreement.
    

    
      
        

        

      

      
        
          37
        

        
          

        

      

      
        

        

      

    

    
      (d)       Lessee's obligation to pay Rent on any additional leased
      premises added pursuant to the terms of this Section (the “Additional
      Premises”) shall commence on the date which is the earlier of (i) six
      months from the date that exclusive possession of the Expansion Space
      (or applicable portion thereof) is delivered to Lessee or (ii) thirty
      (30) days from the date of the issuance of the certificate of occupancy
      for the applicable portion of the Expansion Space.  If Lessee exercises
      the Option or the Right of First Refusal, Lessor shall contribute to the
      cost of Lessee’s improvement of such space at the rate of $65.00 per
      rentable square foot of such improved space provided, however, that
      Lessor’s contribution shall be amortized over the Initial Term by
      multiplying the contribution times a fraction, the numerator of which is
      the number of calendar months and portion thereof remaining in the
      Initial Term as of the date(s) of the exercise of the option(s) by
      Lessee, and the denominator of which is the total number of months in
      the Initial Term.  Construction of Lessee’s improvements shall be
      performed in accordance with the provisions of Section 5.03, and Lessor
      shall cooperate with Lessee in providing access to the Building and the
      Expansion Space for Lessee’s contractors and material suppliers.
    

    
      (e)       Upon the exercise of either the Option or the Right of
      First Refusal, all rental obligations of Lessee contained in this Lease,
      including without limitation, the definition of “Lessee’s Share” shall
      be adjusted to reflect the increase in the area of the Premises.  Prior
      to delivery of possession, Lessor and Lessee shall execute an amendment
      to this Lease reflecting and confirming the addition to the Premises of
      the Additional Premises, the additional Base Rent caused thereby, the
      change in Lessee’s Share caused thereby and any other revisions
      necessary due to the addition of the Additional Premises to the Premises
      and providing that all other terms and conditions of this Lease shall
      apply to the Additional Premises.
    

    
      (f)       It is understood and agreed by the parties hereto that
      Lessee cannot exercise the Option or the Right of First Refusal under
      this Section during any period of time that there exists an uncured
      Default.  In no event shall the occurrence of a Default extend the time
      period that Lessee has to exercise such right.
    

    
      
        

        

      

      
        
          38
        

        
          

        

      

      
        

        

      

    

    
      11.02 – MEMORANDUM OF LEASE
    

    
      Upon request of Lessee, Lessor shall promptly execute a memorandum of
      this lease in substance and form mutually agreed to by the parties,
      suitable for recording in the public records of Mobile County, Alabama.
    

    
      

      

      

      [Signatures on Following Pages]
    

    
      
        

        

      

      
        
          39
        

        
          

        

      

      
        

        

      

    

    
      IN WITNESS WHEREOF, Lessor and Lessee have caused this Lease to be
      dated as of the date first set forth above and to be duly executed and
      delivered.
    

    
    	
           
        	
          
            LESSOR:
          

        
	

        	
           
        
	

        	
          The Teachers' Retirement System of Alabama
        
	

        	
           
        
	

        	
          
            By: /s/ David G. Bronner
          

        
	

        	
          David G. Bronner, Secretary-Treasurer
        
	

        	
           
        
	

        	
           
        
	

        	
          The Employees' Retirement System of Alabama
        
	

        	
           
        
	

        	
          
            By: /s/ David G. Bronner
          

        
	

        	
          David G. Bronner, Secretary-Treasurer
        
	

        	
           
        
	

        	
           
        
	

        	
          
            /s/ Lindy J. Beale
          

        
	

        	
          
            Legal Counsel for Lessor for Form
          

        

    

    
      

      

      

    

    
    	
          
            STATE OF ALABAMA
          

        	
          
            )
          

        
	
          
            COUNTY OF MONTGOMERY
          

        	
          
            )
          

        

    

    
      I, the undersigned authority, a Notary Public in and for said County
      in said State, hereby certify that David G. Bronner, whose name as
      Secretary-Treasurer of The Teachers' Retirement System of Alabama, an
      instrumentality of the State of Alabama, and The Teachers’ Retirement
      System of Alabama, an instrumentality of the State of Alabama, is signed
      to the foregoing instrument, and who is known to me, acknowledged before
      me on this day that, being informed of the contents of said instrument,
      he, as such officer and with full authority, executed the same
      voluntarily for and as the act of said instrumentalities.
    

    
      Given under my hand and official seal this the 25th day of August,
      2010.
    

    
      

    

    
    	
           
        	
          
            /s/ Sandra Churchwell
          

        
	

        	
          Notary Public
        

    

    
      AFFIX SEAL
    

    
      My commission expires:  June 23, 2014
    

    
      
        

        

      

      
        
          40
        

        
          

        

      

      
        

        

      

    

    

    

    
    	
           
        	
          
            LESSEE:
          

        
	

        	

        	
           
        
	

        	
          BankTrust
        
	

        	

        	
           
        
	

        	

        	
           
        
	

        	
          By:
        	
          
            /s/ W. Bibb Lamar
          

        
	

        	

        	
          W. Bibb Lamar
        
	

        	

        	
          Chairman and CEO
        

    

    
      

      

    

    
    	
          
            STATE OF ALABAMA
          

        	
          
            )
          

        
	
          
            COUNTY OF MOBILE
          

        	
          
            )
          

        

    

    
      I, the undersigned authority, a Notary Public in and for said County
      in said State, hereby certify that W. Bibb Lamar, whose name as Chairman
      and CEO of BankTrust, an Alabama banking corporation, is signed to the
      foregoing instrument, and who is known to me, acknowledged before me on
      this day that, being informed of the contents of said instrument,
      he/she, as such he and with full authority, executed the same
      voluntarily for and as the act of said BankTrust.
    

    
      Given under my hand and official seal this the 19th day of August,
      2010.
    

    
      

    

    
    	
           
        	
          
            /s/ Carolyn Peterson
          

        
	

        	
          Notary Public
        

    

    
      AFFIX SEAL
    

    
      My commission expires:  September 11, 2011
    

    
      
        

        

      

      
        
          41
        

        
          

        

      

      
        

        

      

    

    
      EXHIBIT B
    

    
      WORK LETTER
    

    
      This Work Letter is attached to and made a part of that certain Office
      Lease Agreement dated                            ,
      2010 (the “Lease”) between The Teachers' Retirement System of Alabama,
      an instrumentality of the State of Alabama, and The Employees'
      Retirement System of Alabama, an instrumentality of the State of
      Alabama, (collectively, “Lessor”), and BankTrust, an Alabama banking
      corporation (“Lessee”).
    

    
      To induce Lessee to enter into the Lease (which is hereby incorporated
      by reference to the extent that the provisions of this Work Letter may
      apply thereto) and in consideration of the mutual covenants hereinafter
      contained, Lessor and Lessee mutually agree as follows:
    

    
      1.        DEFINITIONS.  The
      terms defined in this Paragraph 1, for all purposes of this Work Letter,
      shall have the meanings herein specified, and, in addition to the terms
      defined herein, the definitions in the Lease shall also apply to this
      Work Letter.
    

    
      1.1       “Construction Contract” shall mean the agreement to be entered
      into between Lessor and the Project Contractor for performance of the
      Leasehold Improvements in accordance with the Construction Documents.
    

    
      1.2       “Construction Documents” shall mean the plans, specifications
      and working drawings prepared by the Project Designer based upon the
      Preliminary Plans.
    

    
      1.3       “Leasehold Improvements” shall mean the items which are
      supplied, installed and finished by Lessor for Lessee pursuant to this
      Work Letter.
    

    
      1.4       “Lessor's Contribution” shall mean all costs incurred in
      connection with the Leasehold Improvements from start to finish for the
      design, construction, inspection and completion of the Premises in
      accordance with the Construction Documents and as otherwise necessary to
      complete the Leasehold Improvements for Lessee’s full use of the
      Premises without additional work being required to be performed by
      Lessee.
    

    
      
        

        

      

      
        
          1
        

        
          

        

      

      
        

        

      

    

    
      1.5       “Lessor’s Work” shall mean the building standard items which
      are supplied, installed and finished by Lessor, according to building
      standard specifications and which complete the Premises to Shell
      Condition, ready for construction of the Leasehold Improvements by
      Lessor.
    

    
      1.6       “Preliminary Plans” shall mean the schematic layout and finish
      descriptions that serve as the basis for the preparation of Construction
      Documents.
    

    
      1.7       “Project Contractor” shall mean the general contractor to be
      selected by Lessor to construct and install the Leasehold Improvements.
    

    
      1.8       “Project Designer” shall mean Goodwyn Mills & Cawood.
    

    
      1.9       “Shell Condition” shall mean the Substantial Completion of the
      Premises with the following improvements: (a) unfinished insulated
      outside walls and unfinished concrete floors; (b) building standard
      power supplied to panels provided on floors; (c) HVAC ducts completed
      for core loop on each floor of the Building, (d) main elevator lobby of
      the Building; (e) vertical transportation for contractors and
      subcontractors to perform Lessee's Work; and (f) sprinkler risers on
      each floor of the Building.
    

    
      1.10      “Substantial Completion” is defined in Section 1.03(c) of the
      Lease.
    

    
      2.        SUITE DESIGN.
    

    
      The Project Designer has prepared the Preliminary Plans and they have
      been approved by Lessor and Lessee.  A description of the Preliminary
      Plans (including alternates as provided therein) is set forth on Exhibit
      A attached hereto.
    

    
      
        

        

      

      
        
          2
        

        
          

        

      

      
        

        

      

    

    
      3.        COMPLETION OF THE PREMISES.
    

    
      3.1       All work involved in completion of Lessor’s Work and the
      Leasehold Improvements shall be paid for by Lessor (applying Lessor’s
      Contribution thereto), and shall be carried out by the Project
      Contractor in accordance with the Construction Documents and under the
      sole direction of Lessor.  Lessee shall cooperate with Lessor and
      Project Contractor to promote the efficient and expeditious completion
      of such work.   
    

    
      3.2       If there are any changes in the Leasehold Improvements
      requested by Lessee and if such change requires the issuance of a change
      order, each such requested change must receive the prior written
      approval of Lessor, not to be unreasonably withheld.  To the extent the
      change order increases the cost of the Construction Contract, including
      any costs to Lessor for architects’ and engineers’ fees, such costs
      shall be paid for by Lessee; provided however, Lessee shall not be
      responsible for the cost of any change in the Leasehold Improvements on
      account of any failure of the Construction Documents to conform to the
      Preliminary Plans.
    

    
      3.3       Under no circumstances whatsoever will Lessee or Lessee’s
      authorized representative ever alter or modify or in any manner disturb
      any system or installation of the Building, including, but not limited
      to, Central plumbing system, Central electrical system, Central heating,
      ventilating and air conditioning systems, Central fire protection and
      fire alert systems, Central building maintenance systems, Central
      structural systems, elevators and anything located within the Central
      core of the Building.  Only with Lessor’s express written permission and
      under direct supervision of Lessor or Project Contractor shall Lessee or
      Lessee’s authorized representative alter, add to or modify, or in any
      manner disturb any Branch of any system or installation of the Building
      that is located within the Premises, including, but not limited to,
      Branch plumbing system, Branch electrical system, Branch heating,
      ventilating and air conditioning system, and Branch fire protection and
      alert system (for the purposes of this Section 3.2, “Central” shall be
      defined as that portion of any Building system or component which is
      within the core and/or common to and/or serves or exists for the benefit
      of other tenants in the Building, and shall include without limitation,
      main fire loops on each floor of the Building and duct work to the VAV
      box; and “Branch” shall be defined as that portion of any Building
      system or component which serves to connect or extend Central systems
      into the Premises).
    

    
      
        

        

      

      
        
          3
        

        
          

        

      

      
        

        

      

    

    
      Lessor shall insure that all design, construction and installation
      conforms to the requirements of applicable building, plumbing,
      electrical and fire codes and the requirements of any authority having
      jurisdiction over or with respect to such work, as such codes and
      requirements may from time to time be amended, supplemented, changed or
      interpreted.  
    

    
      IN WITNESS WHEREOF, Lessor and Lessee have executed this Work Letter as
      of the day and year first above written.
    

    
      [Signatures on Following Pages]
    

    
      

      

    

    
      
        

        

      

      
        
          4
        

        
          

        

      

      
        

        

      

    

    

    

    
    	
           
        	
          
            LESSOR:
          

        
	

        	
           
        
	

        	
          The Teachers' Retirement System of Alabama
        
	

        	
           
        
	

        	
          By:_____________________________________
        
	

        	
          David G. Bronner, its Secretary-Treasurer
        
	

        	
           
        
	

        	
           
        
	

        	
          The Employees' Retirement System of Alabama
        
	

        	
           
        
	

        	
          
            By: ____________________________________
          

        
	

        	
          David G. Bronner, its Secretary-Treasurer
        
	

        	
           
        
	

        	
           
        
	

        	
          
            ______________________________________
          

        
	

        	
          Legal Counsel for Lessor
        

    

    

    

    
    	
          
            STATE OF ALABAMA
          

        	
          
            )
          

        
	
          
            COUNTY OF ___________________
          

        	
          
            )
          

        

    

    
       I, the undersigned authority, a Notary Public in and for said County in
      said State, hereby certify that David G. Bronner, whose name as
      Secretary-Treasurer of The Teachers' Retirement System of Alabama, an
      instrumentality of the State of Alabama, and The Teachers’ Retirement
      System of Alabama, an instrumentality of the State of Alabama, is signed
      to the foregoing instrument, and who is known to me, acknowledged before
      me on this day that, being informed of the contents of said instrument,
      he, as such officer and with full authority, executed the same
      voluntarily for and as the act of said instrumentalities.
    

    
      Given under my hand and official seal this the __________ day of
      __________________, 2010.
    

    
    	
           
        	
          
            ______________________________________
          

        
	

        	
          
            Notary Public
          

        

    

    
      AFFIX SEAL
    

    
      My commission expires:  _________________________________________
    

    
      
        

        

      

      
        
          5
        

        
          

        

      

      
        

        

      

    

    

    

    
    	
           
        	
          
            LESSEE:
          

        
	

        	
           
        
	

        	
          BankTrust
        
	

        	
           
        
	

        	
          By:
        	
          
            _______________________________________
          

        
	

        	

        	
          W. Bibb Lamar
        
	

        	

        	
          Chairman and CEO
        

    

    
      

      

      STATE OF ALABAMA        )
COUNTY
      OF MOBILE         )
    

    
      I, the undersigned authority, a Notary Public in and for said County in
      said State, hereby certify that W. Bibb Lamar, whose name as chairman
      and CEO of BankTrust, an Alabama banking corporation is signed to the
      foregoing instrument, and who is known to me, acknowledged before me on
      this day that, being informed of the contents of said instrument, he, as
      such officer and with full authority, executed the same voluntarily for
      and as the act of said corporation.
    

    
      Given under my hand and official seal this the ________ day of
      _____________, 2010.
    

    
    	
           
        	
          
            __________________________________________________
          

        
	

        	
          Notary Public
        

    

    
      AFFIX SEAL
    

    
      My commission expires:  _______________________________________
    

    
      
        

        

      

      
        
          6
        

        
          

        

      

      
        

        

      

    

    
      EXHIBIT C
    

    
      Operating Costs Exclusions
    

    
      (a)       Cost incurred in connection with the original construction
      of the Building or any expansion of or addition thereto;
    

    
      (b)       Legal fees incurred in connection with the original
      development, refinancing, lease or sale of the Building, real estate
      leasing and brokerage commissions and other fees paid with respect to
      Lessor’s leasing activities, and advertising and marketing expenses;
    

    
      (c)       Costs for which Lessor is fully reimbursed by any specific
      tenant or specific occupant of the Building or from any other third
      party or would have been reimbursed through proceeds of insurance had
      Lessor maintained the insurance coverages that it is required to
      maintain under the terms of this Lease;
    

    
      (d)       Any bad debt loss, rent loss or reserves for bad debts or
      rent loss;
    

    
      (e)       Expenses of extraordinary services provided to other
      tenants in the Building which are made available to Lessee at cost or
      for which Lessee is separately charged;
    

    
      (f)       Costs associated with the operation of the business of the
      entity that constitutes Lessor, as the same are distinguished from the
      costs of operating the Building, and costs of debt service, selling,
      syndicating, financing, mortgaging or hypothecating any of Lessor's
      interest in the Building;
    

    
      (g)       The wages and benefits of any employee who does not devote
      substantially all of his or her time to the Building unless such wages
      and benefits are allocated to reflect the actual time spent on operating
      and managing the Building vis-a-vis time spent on matters unrelated to
      operating and managing the Building;
    

    
      
        

        

      

      
        

        

        
          

        

      

      
        

        

      

    

    
      (h)       Amounts paid as ground rental by Lessor;
    

    
      (i)       Costs, including permit, license and inspection costs,
      incurred with respect to the installation of tenant improvements made
      for tenants in the Building or incurred in connection with renovations,
      improvements or decorations that are solely for the benefit of  other
      tenants or occupants of the Building;
    

    
      (j)       Any compensation paid to clerks, attendants or other
      persons in commercial concessions or other vending operations located in
      any parking area or garage;
    

    
      (k)       Costs incurred by Lessor due to the violation by Lessor or
      by any tenant of the Building of the terms and conditions of any lease
      of space in the Building;
    

    
      (l)       Costs related to Lessor's gross negligence; 
    

    
      (m)       Any management fee in excess of four percent (4%) of the
      aggregate of gross receipts of all base rent, additional rent and other
      pass-through costs collected in connection with the Building or any
      management fee payable to Lessor or a subsidiary, parent or affiliate of
      Lessor unless such entity is organized for the purpose of managing the
      Building and operated as a separate business; and
    

    
      (n)      Real estate or personal property ad valorem taxes accruing
      during the Lease Term for so long as the Lessor named in this Lease is
      the owner of the Building and the land on which it is situated, or such
      property is otherwise exempt from taxation.
    

    
      
        

        

      

      
        

        

        
          

        

      

      
        

        

      

    

    
      EXHIBIT D
    

    
      Rules and Regulations
    

    
    	
          1.
        	
          In no event shall Lessee make any structural alterations or
          alterations to the exterior windows to the Leased Premises.
        
	
          2.
        	
          The rights of each Lessee in the entrances, corridors, elevators and
          escalators servicing the Building are limited to ingress and egress
          from such Lessee’s premises for the Lessee and its employees,
          licensees and invitees, and no Lessee shall use, or permit the use
          of, the entrances, corridors, escalators or elevators for any other
          purpose. No Lessee shall encumber or obstruct, or permit the
          encumbrance or obstruction of, any of the sidewalks, plazas,
          entrances, corridors, escalators, elevators, fire exits or stairways
          of the Building and the public facilities, as well as facilities
          furnished for the common use of the Lessees.
        
	
          3.
        	
          Lessor may refuse admission to the Building outside of Business
          Hours on Business Days to any person without proper ID or not known
          to security in charge or not having a pass issued by Lessor or the
          Lessee whose premises are to be entered or not otherwise properly
          identified, and Lessor may require all persons admitted to or
          leaving the Building outside of Business Hours on Business Days to
          provide appropriate identification. During any invasion, riot,
          public excitement or other commotion, Lessor may limit access to the
          Building by closing the doors or otherwise for the safety of the
          Lessees and protection of property in the Building.
        
	
          4.
        	
          Only Lessor or persons approved by Lessor shall be permitted to
          furnish to the Premises janitorial services.
        
	
          5.
        	
          No awnings or other projections shall be attached to the outside
          walls of the Building. No curtains, blinds, shades or screens which
          are different from the standards adopted by Lessor for the Building
          shall be attached to or hung in, or used in connection with, any
          exterior window or, in the case of a multi-tenant floor, the door of
          the premises of any Lessee, without the prior written consent of
          Lessor. Such curtains, blinds, shades or screens must be of
          appropriate quality, type, design and color, and attached in the
          manner approved by Lessor.
        
	
          6.
        	
          No lettering, sign, advertisement, notice or object shall be
          displayed on the exterior windows or, in the case of a multi-tenant
          floor, the exterior doors, or on the outside of any Lessee's
          premises, without the prior written consent of Lessor. In the event
          of the violation of the foregoing by any Lessee, Lessor may remove
          the same without any liability, and may charge the expense incurred
          in such removal to the Lessee violating this rule.
        
	
          7.
        	
          The sashes, sash doors, skylights, windows and doors that reflect or
          admit light and air into the halls, passageways or other public
          places in the Building shall not be covered or obstructed by any
          Lessee, nor shall any bottles, parcels or other articles be placed
          on the window sills or on the peripheral air conditioning
          enclosures, if any.
        
	
          8.
        	
          No showcases or other articles shall be put in front of or affixed
          to any part of the exterior of the Building, nor placed in the
          halls, corridors or vestibules.
        
	
          9.
        	
          No bicycles, vehicles, animals, fish or birds of any kind shall be
          brought into or kept in or about the premises of any Lessee or the
          Building.
        
	
          10.
        	
          No noise, including, without limitation, music or the playing of
          musical instruments, recordings, radios or television, which, in the
          reasonable judgment of Lessor, might disturb other Lessees in the
          Building, shall be made or permitted by any Lessee. Nothing shall be
          done or permitted in the premises of any Lessee which would impair
          or interfere with the use or enjoyment by any other Lessee of any
          space in the Building.
        
	
          11.
        	
          No Lessee, nor any Lessee's contractors, employees, agents, visitors
          or licensees, shall at any time be into or keep upon the premises or
          the Building any inflammable, combustible, explosive, or otherwise
          hazardous or dangerous fluid, chemical, substance or material.
        
	
          12.
        	
          Additional keys for a Lessee's premises and toilet facilities shall
          be procured only from Lessor and paid for by Lessee at Lessor’s
          actual cost. Each Lessee shall, upon the termination of its tenancy,
          turn over to Lessor all keys of stores, offices and toilet rooms,
          either furnished to, or otherwise procured by, such Lessee.
        

    

    

    

    
      
        

        

      

      
        

        

        
          

        

      

      
        

        

      

    

    

    

    
    	
          13.
        	
          All removals, or the carrying in or out of any safes, freight,
          furniture, packages, boxes, crates or any other object or matter of
          any description must take place during such hours and in such
          elevators, and in such manner as Lessor or its agent may reasonably
          determine from time to time. The persons employed to move safes and
          other heavy objects shall be reasonably acceptable to Lessor and, if
          so required by law, shall hold a Master Rigger's license.
          Arrangements will be made by Lessor with any Lessee for moving large
          quantities of furniture and equipment into or out of the Building.
        
	
          14.
        	
          Lessor shall have the right to prohibit any advertising or
          identifying sign by any Lessee which, in Lessor's reasonable
          judgment, tends to impair the reputation of the Building or its
          desirability as a building for others, and upon written notice from
          Lessor, such Lessee shall refrain from and discontinue such
          advertising or identifying sign.
        
	
          15.
        	
          Lessor shall have the right to prescribe the weight and position of
          safes and other objects of excessive weight, and no safe or other
          object whose weight exceeds the lawful load for the area upon which
          it would stand shall be brought into or kept upon any Lessee's
          premises. If, in the reasonable judgment of Lessor, it is necessary
          to distribute the concentrated weight of any heavy object, the work
          involved in such distribution shall be done at the expense of the
          Lessee and in such manner as Lessor shall determine.
        
	
          16.
        	
          Lessor, its contractors, and their respective employees shall have
          the right to use, without charge thereof, all light, power and water
          in the premises of any Lessee while cleaning or making repairs or
          alterations in the premises of such Lessee.
        
	
          17.
        	
          No premises of any Lessee shall be used for lodging of sleeping or
          for any immoral or illegal purpose.
        
	
          18.
        	
          The requirements of Lessees will be attended to only upon
          application at the office of the Building. Employees of Lessor shall
          not perform any work or do anything outside of their regular duties,
          unless under special instructions from Lessor.
        
	
          19.
        	
          Canvassing, soliciting and peddling in the Building are prohibited
          and each Lessee shall cooperate to prevent the same.
        
	
          20.
        	
          Lessee shall not cause or permit any unusual or objectionable fumes,
          vapors or odors to emanate from the Premises which would annoy other
          Lessees or create a public or private nuisance. No cooking shall be
          done in the Premises except as is expressly permitted in the Lease
          or by consent of Lessor.
        
	
          21.
        	
          Nothing shall be done or permitted in any Lessee's premises, and
          nothing shall be brought into or kept in any Lessee's premises,
          which would impair or interfere with any of the Building's services
          or the proper and economic heating, ventilating, air conditioning,
          cleaning or other servicing of the Building or the premises, nor
          shall there be installed by any Lessee any ventilating air
          conditioning, or electrical or other equipment of any kind which, in
          the reasonable judgment of Lessor, might cause any such impairment
          or interference.
        
	
          22.
        	
          No acids, vapors or other materials shall be discharged or permitted
          to be discharged into the waste lines, vents or flues of the
          Building which may damage them. The water and wash closets and other
          plumbing fixtures in or serving any Lessee's premises shall not be
          used for any purpose other than the purposes for which they were
          designed or constructed; and no sweepings, rubbish, rags, acid or
          other foreign substances shall be deposited therein. In addition, no
          illegal materials shall be discharged which may damage the building
          or the environment.
        
	
          23.
        	
          All entrance doors in each Lessee's premises shall be left locked
          and all windows shall be left closed by the Lessee when the Lessee's
          premises are not in use.
        
	
          24.
        	
          Hand trucks not equipped with rubber tires and side guards shall not
          be used within the Building. In addition no hand truck, equipment,
          or deliveries will be allowed in the passenger elevators.
        
	
          25.
        	
          All windows in each Lessee's premises shall be kept closed, and all
          blinds therein above the ground floor shall be lowered as reasonably
          required because of the position of the sun, during the operation of
          the Building air-conditioning system to cool or ventilate the
          Lessee's premises.
        

    

    

    

    
      
        

        

      

      
        

        

        
          

        

      

      
        

        

      

    

    

    

    
    	
          26.
        	
          If the Premises is or becomes infested with vermin solely as a
          result of any misuse or neglect of the Premises by Lessee, its
          agents, employees, visitors or licensees, Lessee shall at Lessee's
          expense cause the same to be exterminated from time to time to the
          reasonable satisfaction of Lessor and shall employ such
          exterminators and such exterminating company or companies as shall
          be designated by Lessor, or if none is so designated as reasonably
          approved by Lessor.
        
	
          27.
        	
          Pallet jacks are not to be used without prior approval of the
          Building Manager.
        
	
          28.
        	
          To the extent there is a conflict between the provisions contained
          in the Lease and these rules, the provisions of the Lease shall
          govern and control.
        

    

    
      

      Rental Remittance
Rent is due and payable in advance to the
      RSA Investment Accounting Offices.  As a courtesy, statements detailing
      rent and tenant charges are sent to each tenant during the middle of the
      month for the following month’s Rent due.  All checks should be made
      payable to the RSA Building Expense Fund and mailed to The Retirement
      Systems of Alabama, Attn: Heather Smith, P.O. Box 302150, Montgomery, AL
      36130-2150.  Rent not paid in a timely manner shall be subject to a late
      charge.
    

    
      Security Measures
A life safety system is provided in
      accordance with applicable federal, state and local laws.  The system
      includes fire alarm, emergency generators for elevator and emergency
      light service, stair pressurization, etc.
    

    
      Vendor/Contractor Access
There may be circumstances in which a
      Lessee will require vendors or contractors to perform work in your suite
      during non-business hours.  Written approval is required from the
      Building Manager.  In such instances, please provide written
      notification to Building Management including:
    

    
    	
           
        	
          
            ●
          

        	
          The company name
        
	

        	
          
            ●
          

        	
          Names of all people who will be doing the work
        
	

        	
          
            ●
          

        	
          Date(s) the work will be performed
        
	

        	
          
            ●
          

        	
          Time the contractor will arrive and depart
        
	

        	
          
            ●
          

        	
          Description of the work being done
        

    

    
      Arrangements must be made by the tenant to provide vendor with access to
      their premises.
    

    
      Solicitation
Solicitation is not allowed in the building or on
      the building premises.  Please notify building management immediately
      (see page 6 for phone number) if you notice a solicitor within the
      Building.  Report as much specific information about the person’s
      appearance and behavior as you can.  Building staff will attempt to
      locate the person as quickly as possible and escort them off the
      premises.
    

    
      Theft
Report any suspected theft, no matter how small to
      Building Management immediately.  You may also notify the Police
      Department or the proper authorities.  The building’s insurance policy
      does not cover the theft of tenant’s personal belongings.  Personal
      property insurance is the responsibility of each tenant.
    

    
      Incident Reports
As a building policy you are to report the
      details of any accident, theft, or injury that occurs on the
      premises.  Please notify the Building Manager’s Office as soon as an
      incident occurs so we can follow up with the appropriate record
      taking.  We appreciate your cooperation in answering any questions the
      building staff may have pertaining to the incident.
    

    
      
        

        

      

      
        

        

        
          

        

      

      
        

        

      

    

    
      Suite Security Measures
Security often involves common
      sense.  Because any building system is only as effective as the people
      relying on it, we encourage you to review these security reminders to
      help you avoid unnecessary loss and problems within your suite.
    

    
    	
          1.
        	
          When you secure your premises at the end of the business day, lock
          all doors and then verify that they are properly locked. We
          recommend securing your suite entry door after 5 p.m. even if people
          are working late.
        
	
          2.
        	
          Do not leave personal property in clear view.
        
	
          3.
        	
          Notify the Building Manager or security guard (see page 6 for
          numbers) immediately if you notice a suspicious person loitering in
          or about your premises. Be suspicious of any person who enters or
          approaches your suite and when confronted makes excuses that they’re
          lost or looking for another company.
        
	
          4.
        	
          Offices are most vulnerable during lunch time and right before
          closing. At these times, there is often a lot of movement, and
          people are frequently away from their desks.
        
	
          5.
        	
          Occasionally examine your wastebasket contents at the end of the day
          to see if any equipment or valuables have been secreted for removal
          later.
        
	
          6.
        	
          Put serial numbers on all business equipment and record in a safe
          place to aid police in locating the equipment if it is stolen.
        
	
          7.
        	
          If an employee is terminated for any reason, consider changing your
          cylinders on the lock, resetting any safe or vault combinations they
          may have been entrusted with and canceling any security access codes
          through building security.
        
	
          8.
        	
          Keys kept on a key ring should never have an identifying tag. If
          they are lost, they may easily be used by thieves to access your
          property.
        
	
          9.
        	
          If your firm will be closed when the rest of the building is
          normally open, arrange for building personnel to have your mail and
          papers collected. A stack of newspapers outside your suite door is a
          clear signal that the premises are not occupied.
        
	
          10.
        	
          No deliveries shall be made on the sidewalk or corridors of the
          building.
        
	
          11.
        	
          Never leave your reception area unattended when your suite entry
          door is unlocked.
        
	
          12.
        	
          Consider having routine background checks done on prospective
          employees as an additional precaution.Exhibit 10.22

Purchase  and  Sale  Agreement executed by and between Golden Flake Snack Foods,
Inc.,  as Seller, And Airmasters, Inc., as Purchasers, with an effective date of
April  22,  2010,  for  the  sale  of  a  Cessna  551  aircraft,  s/n  551-0556.

                                       48
<PAGE>

                               OFFER TO PURCHASE

Date:      April 9, 2010

BUYER:     Airmasters, Inc.
           632 Smith Road
           Albertville, AL  35950

Dear Mr. McCutcheon,

Airmasters, Inc. offers to purchase your aircraft
Model: Cessna Citation II, Registration Number N200GF, Serial Number 551-556 for
$1,150,000********** (USD) under the following conditions:

     -    Pending an Aircraft Evaluation inspection to be performed by Aviation
          Support in Oneonta, AL
     -    Aircraft is to be as represented and have no major damage
     -    All AD's and mandatory SB's will be in compliance.
     -    Aircraft to be delivered with clear title and clear of all liens.
     -    Complete aircraft, engine & logbooks.
     -    All Aircraft Systems & Avionics working properly at delivery
          including the GPS database updates being current and in compliance.
     -    The seller agrees to pay for and correct any airworthy discrepancies
          discovered during the Aircraft Evaluation.
     -    Upon completion for the Aircraft Evaluation, the buyer shall review
          all discrepancies found and request that some or all of them be
          corrected prior to completing the purchase. If both parties cannot
          agree as to which items are to be corrected and where such corrective
          action is to be preformed, the buyer reserves the right to cancel this
          offer. Additionally, if the offer is cancelled due to such a
          disagreement, the seller will refund the costs of the Aircraft
          Evaluation to the buyer - up to $10,800.00.
     -    Upon completion of the Aircraft Evaluation and any related deficiency
          corrections, the seller will provide the buyer a test flight, up to
          one hour in length, to verify that all systems, components and
          avionics are operating normally and that the engines make rated power.
     -    Upon Seller's acceptance of this purchase offer, Purchaser shall wire
          a Fully Refundable deposit of $25,000.00********** (USD) to be held in
          escrow by Insured Aircraft Title Services, Inc., P.O. Box 19527
          Oklahoma City, OK 73144 Telephone (405) 681-6663, FAX (405) 681-9299
     -    Upon the completion of the Aircraft Evaluation, if the aircraft is
          accepted, the deposit becomes non-refundable and will be deducted from
          the Purchase Price.
     -    If the aircraft is rejected during or after the Aircraft Evaluation
          inspection the deposit will be returned to the buyer.
     -    Seller will pay all escrow fees at closing.

This offer is good through April 12, 2010 @ 5:00p.m. CST.
                           ------------------------------

Purchaser:                    Seller:

--------------------          -----------------------------
Airmasters, Inc.              Golden Flake Snack Foods, Inc
Gus King                      Mark McCutcheon

Date:                         Date:
     ---------------               ------------------------

                                     49

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00177-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00177-of-00352.parquet"}]]