Document:

Unassociated Document

     

    Exhibit
      10.2

     

    REVOLVING
      LOAN AGREEMENT

    

    THIS
      REVOLVING LOAN AGREEMENT ("Agreement") is made this 29th day
      of
      September, 2006, by and between LEGENT GROUP, LLC, a Delaware limited liability
      company ("Borrower") and UNITED WESTERN BANK, a Colorado banking corporation
      ("Lender").

     

    RECITALS

     

    A. Borrower
      is the sole owner of Legent Clearing, LLC, a Delaware limited liability company
      ("Legent Clearing"). Legent Clearing provides correspondent clearing services
      for the securities industry.

     

    B. Borrower
      has requested and applied to Lender for a loan not to exceed Five Million and
      No/100ths Dollars ($5,000,000.00) ("Loan") to permit it to provide funds to
      Legent Clearing in the event such funds are necessary to facilitate the
      operation of Legent Clearing. 

     

    C. Lender
      has agreed to provide such Loan to Borrower upon the condition that any advance
      made upon the Loan be utilized only for the purposes and pursuant to the terms
      and conditions contained herein. 

     

    NOW,
      THEREFORE, in consideration of the mutual covenants and agreements herein
      contained, the parties hereto agree as follows:

     

     

    ARTICLE
      1

    INCORPORATION
      OF RECITALS

     

    1. Incorporation
      of Recitals.
      The
      foregoing preambles and all other recitals set forth herein are made a part
      of
      this Agreement.

     

     

    ARTICLE
      2

    BORROWER'S
      REPRESENTATIONS AND WARRANTIES

     

    1. Representations
      and Warranties.
      To
      induce Lender to execute this agreement and perform the same, Borrower hereby
      represents and warrants as follows:

     

    (a) The
      Borrower is a duly organized and validly existing limited liability company,
      in
      good standing under the laws of the State of Delaware and is duly qualified
      to
      do business and is in good standing in each jurisdiction within the conduct
      of
      its business or the ownership or operation of its properties require such
      qualification;

     

    (b) Legent
      Clearing is a duly organized and validly existing limited liability company,
      in
      good standing under the laws of the State of Delaware and is duly qualified
      to
      do business and is in good standing in each jurisdiction within the conduct
      of
      its business or the ownership or operation of its properties require such
      qualification;

     

    (c) That
      the
      execution and performance of this Agreement are permitted under Borrower's
      governing documents;

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    (d) That
      no
      conditions exist that would prevent Borrower or Legent Clearing from fully
      complying with the conditions and provisions of this Agreement within the time
      limits provided;

     

    (e) That
      no
      litigation or proceedings are pending or threatened that could or might
      materially affect Borrower's or Legent Clearing's ability to perform this
      Agreement;

     

    (f) That
      Borrower has full power and authority to execute, deliver, and perform this
      Agreement and all other applicable documents to which Borrower is a
      party;

     

    (g) That
      the
      execution, delivery, and performance of this Agreement, the execution and
      payment of the Promissory Note, as described below, have not constituted and
      will not constitute a breach or default under any other agreement under which
      Borrower is a party or may be bound or affected, or violation of any law or
      court order that may affect the Borrower;

     

    (h) That
      all
      financial statements and other information previously furnished by Borrower
      and
      Legent Clearing to Lender in connection with the Loan hereunder are true,
      complete, and correct in all material respects, and that no material adverse
      change has occurred since the furnishing of such statements and
      information.

     

    2. Borrower
      agrees that all of said representations and warranties will be true at the
      date
      of the execution of this Agreement and at all times thereafter.

     

    ARTICLE
      3

    TERMS
      OF
      LOAN AND DOCUMENTS

     

    1. Agreement
      to Borrow and Lend.
      Subject
      to the terms and conditions herein contained, Borrower agrees to borrow from
      Lender and Lender commits to lend to Borrower a revolving loan in an amount
      that, in the aggregate, will not exceed a total outstanding and committed Loan
      amount of $5,000,000.00 at any one time.

     

    2. Method
      of Disbursements.
      This
      Loan is a revolving loan, which contemplates disbursements by and repayments
      to
      Lender of portions of the Loan in accordance with the terms and conditions
      herein. Borrower shall provide a written request to Lender for any advance
      hereunder, which may be sent by hand delivery or by telecopy. Upon receipt
      of
      such written request, Lender shall promptly transfer the amount of the requested
      advance to an account designated by Borrower. 

     

    3. Loan
      Origination Fee.
      Borrower shall pay to Lender a loan origination fee equal to $50,000.00, which
      shall be payable at the execution of this Agreement.

     

    4. Loan
      Documents.
      Borrower agrees that it will execute and deliver or deliver to Lender the
      following documents in form, substance, and execution acceptable to
      Lender:

     

    (a) Promissory
      Note payable to the order of Lender in accordance with the terms of this
      Agreement;

     

    
      
         

      

      
        2

        
          

        

      

      
         

      

    

    (b) Security
      Agreement pledging the 100% member's interest in Legent Clearing owned by
      Borrower, together with all stock owned by Borrower in Kane Reid Securities
      Group, Inc. ("Kane Reid") and all warrants held by Legent Clearing to purchase
      shares of common stock of in Kane Reid;

     

    (c) Unconditional
      Limited Guarantees and Subordinations of Henry C. Duques and Jerry Callaghan
      ("Guarantors"); and

     

    (d) Evidence
      satisfactory to Lender as to the power and authority of the persons executing
      this Agreement, the Promissory Note, and the Security Agreement to act for
      and
      bind the executing entity.

     

    5. Interest.
      Notwithstanding the rate of interest, time of accrual, or time for payment
      thereof to be provided for in the Note:

     

    (a) Said
      interest shall be computed only upon advances of proceeds made hereunder from
      and after the date of each advance; and

     

    (b) Said
      interest shall be computed on the basis of a 360-day year, but for the actual
      number of days in the period for which interest is charged.

     

    6. Interest
      After Acceleration or Maturity.
      Any
      principal not paid when due shall bear interest at the Default Rate of the
      Promissory Note.

     

    ARTICLE
      4

    LOAN
      EXPENSE AND ADVANCES

     

    1. Loan
      Expense.
      Borrower agrees to pay all expenses of the Loan ("Loan Expense"), including
      all
      amounts payable pursuant to Sections 2 and 3 hereof. 

     

    2. Lender's
      Origination Fees.
      Borrower agrees, as consideration for the execution of this Agreement by Lender,
      to pay origination fees to Lender at the times and in the amounts set forth
      in
      Article 3 of this Agreement.

     

    3. Lender's
      Attorney Fees.
      Borrower agrees to pay reasonable fees for services of Lender's attorneys and
      said attorneys' reasonable out-of-pocket expenses in the preparation and
      attendance upon the execution of this Agreement and of the Loan Documents,
      and
      in connection with the disbursement of the proceeds of the Loan.

     

    4. Right
      of Lender to Make Advances to Cure Borrower's Defaults.
      In the
      event that Borrower shall fail to perform any of Borrower's covenants or
      agreements herein contained after the applicable grace or cure period (as stated
      in Article 9 for monetary and nonmonetary defaults) following Borrower's receipt
      of Lender's written notice of such failure, Lender may (but shall not be
      required to) perform any of such covenants and agreements, and any amounts
      expended by Lender in so doing and any amounts expended by Lender pursuant
      to
      Article 10 hereof shall constitute additional indebtedness
      hereunder.

     

    
      
         

      

      
        3

        
          

        

      

      
         

      

    

    ARTICLE
      5

    REQUIREMENTS
      PRECEDENT

    TO
      THE
      LENDER'S OBLIGATION UNDER THE LOAN

     

    Borrower
      agrees that Borrower will perform, and that Lender's obligation to make advances
      under the Loan, and thereafter to make further disbursements of proceeds
      thereof, is conditioned upon Borrower's performance of the following conditions
      precedent:

     

    1. Borrower
      shall have complied with and performed all of the terms and provisions of
      Article 3 and such other provisions of this Agreement as by their terms are
      to
      have been complied with and performed;

     

    2. Borrower
      and Legent Clearing shall have furnished Lender with copies of those financial
      statements, tax returns and other documents requested by Lender for Borrower
      and
      Legent Clearing.

     

    ARTICLE
      6

    BORROWER'S
      AGREEMENTS

     

    1. Furnishing
      Information.
      Borrower will (i) promptly supply Lender with such information concerning its
      affairs and property as Lender may reasonably request from time to time
      hereafter; (ii) promptly notify Lender of any condition or event that
      constitutes a breach or event of default of any term, condition, warranty,
      representation, or provisions of this Agreement or any other agreement, and
      of
      any material adverse change in its financial conditions; (iii) maintain a
      standard and modern system of accounting in accordance with generally accepted
      accounting principles; (iv) permit Lender or any of its agents or
      representatives to have access to and to examine all of their books and records
      regarding the development at any time or times hereafter during business hours;
      and (v) permit Lender to copy and make abstracts from any and all of said books
      and records.

     

    2. Documents
      of Further Assurance.
      Borrower will, on request of Lender, from time to time execute, deliver, and
      furnish documents as may be necessary to undertake the transactions contemplated
      under this Agreement, as Lender may reasonably request in writing.

     

    3. Financial
      Information.
      Not
      later than seventeen (17) days after the end of each calendar month, Borrower
      shall provide to Lender internally-prepared financial statements, for month-end,
      including a balance sheet, income and expense statement for Borrower and Legent
      Clearing, including the FOCUS Report for Legent Clearing. Not later than ninety
      (90) days after the end of each fiscal year, Borrower shall provide to Lender
      financial statements, including a balance sheet, income and expense statement,
      and sources and uses of funds for Borrower and Legent Clearing, prepared in
      accordance with generally accepted accounting principles and certified by an
      independent accounting firm.

     

    4. Corporate
      Status.
      Borrower shall not, and shall not permit Legent Clearing to, reorganize,
      restructure, merge, divest itself of any major assets or in any other way
      change, alter or revise its corporate structure, without the advance written
      consent of the Lender, which shall not be unreasonably withheld. Borrower shall
      not sell, assign, encumber or convey any of its interest in Legent Clearing
      or
      Kane Reid during the term of this Loan.

     

    
      
         

      

      
        4

        
          

        

      

      
         

      

    

    5. Required
      Capital.
      Borrower shall not permit the minimum regulatory capital of Legent Clearing
      to
      fall to less than Twenty Million and No/100ths Dollars ($20,000,000.00), as
      determined by the monthly FOCUS Report, after advance of any Loan Proceeds.
      Further, Borrower shall assure that Legent Clearing shall maintain capital
      of at
      least Twenty-Five Million and No/100ths Dollars ($25,000,000.00), as determined
      in accordance with Generally Accepted Accounting Principles, during this term
      of
      the Loan.

     

    6. Use
      of
      Proceeds.
      Borrower shall use all proceeds from the Loan as equity injections or the making
      of subordinated loans to Legent Clearing to facilitate its
      operations.

     

    7. No
      Additional Debt.
      Borrower shall not borrow additional funds during the term of this Loan, other
      than incurring ordinary business trade debt payable currently, without the
      advance written approval of Lender. For purposes of this section, "borrowing
      of
      additional funds" shall not include that existing loan in the amount of Five
      Million Dollars ($5,000,000.00) payable from Borrower to the order of Henry
      C.
      Duques, which loan is fully subordinate to the terms and conditions of this
      Loan.

     

    ARTICLE
      7

    ASSIGNMENTS

     

    1. Lender's
      Right to Assign.
      Lender
      may assign, negotiate, pledge, participate or transfer otherwise hereunder,
      this
      Agreement, the Promissory Note, and all other Loan Documents to any banks or
      financial institutions and, in case of such assignment, rights, and remedies
      of
      Lender in connection with the interest so assigned shall be enforceable against
      Borrower by such banks or financial institutions with the same force and effect
      and to the same extent as the same would have been enforceable by Lender but
      for
      such assignment. As used herein the term financial institution shall include,
      but not be limited to, a REIT, insurance company, pension fund, educational
      institution, building and loan or savings and loan association, welfare or
      retirement fund, or fraternal or religious organization.

     

    2. Prohibition
      of Assignments by Borrower.
      Borrower shall not assign or attempt to assign its rights under this Agreement.
      

     

    ARTICLE
      8

    TIME
      IS
      OF THE ESSENCE

     

    1. Time
      Is of the Essence.
      Borrower agrees that time is of the essence in this Agreement.

     

    ARTICLE
      9

    EVENTS
      OF
      DEFAULT

     

    1. The
      occurrence of any one or more of the following shall constitute an "Event of
      Default" as said term is used herein:

     

    (a) Failure
      of Borrower to observe or perform any of the conditions by Borrower to be
      performed under the terms of this Agreement;

     

    
      
         

      

      
        5

        
          

        

      

      
         

      

    

    (b) The
      occurrence of any default under the Promissory Note or any of the other
      documents evidencing or securing the Loan, which default remains uncured after
      the expiration of any applicable cure period;

     

    (c) If
      at any
      time or times hereafter any material representation, statement, report, or
      certificate is made now or hereafter by Borrower or Legent Clearing that is
      not
      materially true and correct;

     

    (d) If
      all or
      a substantial part of the assets of Borrower or Legent Clearing are attached,
      seized, subjected to a writ or distress warrant, or are levied upon, or come
      into the possession of any receiver, trustee, custodian, or assignee for the
      benefit of creditors and the same is not dismissed or withdrawn within sixty
      (60) days;

     

    (e) If
      Borrower or Legent Clearing is enjoined, restrained, or in any way prevented
      by
      court order, or if any proceeding is filed or commenced seeking to enjoin,
      restrain, or in any way prevent Borrower from conducting all or a substantial
      part of its business affairs, and such order or proceeding is not vacated or
      dismissed within forty-five (45) days of Borrower's or Legent Clearing's receipt
      of notice of such order or proceeding;

     

    (f) If
      there
      occurs the appointment of a receiver, trustee, or custodian of all or any
      substantial part of the assets of Borrower, or Legent Clearing, or either of
      them, and the same is not dismissed or withdrawn within sixty (60)
      days;

     

    (g) If
      a
      notice of lien, levy, or assessment is filed of record with respect to all
      or
      any part of the property of Borrower, Legent Clearing, or either of them, by
      the
      United States or any department and not released within sixty (60) days of
      Borrower's receipt of notice of filing;

     

    (h) Failure
      to promptly pay to Lender the amount by which the indebtedness hereunder may,
      at
      any time, exceed the face amount of the Promissory Note, which failure remains
      uncured after any applicable grace or cure period;

     

    (i) Filing
      of
      any petition by or against Borrower, or Legent Clearing, or either of them,
      under Federal Bankruptcy Act or any similar law, state or federal, whether
      now
      or hereafter existing, which is not dismissed within forty-five (45) days of
      Borrower's receipt of notice of such filing.

     

    Unless
      otherwise provided in this Article 9, Lender shall provide Borrower with notice
      of any default and a period of ten (10) days to cure a monetary default and
      thirty (30) days to cure a nonmonetary default.

     

    ARTICLE
      10

    LENDER'S
      REMEDIES IN EVENT OF DEFAULT

     

    1. Remedies
      Conferred Upon Lender.
      Upon
      the occurrence of any event of default, which remains uncured after any
      applicable grace or cure period, Lender may, in addition to all remedies
      conferred upon Lender by law and the terms of this Agreement, the Promissory
      Note and other Loan Documents, pursue any one or more of the following remedies
      concurrently or successive being the intent hereof that none of such remedies
      shall be to the exclusion of any other:

     

    
      
         

      

      
        6

        
          

        

      

      
         

      

    

    (a) Withhold
      further disbursement of any proceeds of the Promissory Note;

     

    (b) Declare
      the Promissory Note to be due and payable forthwith; or

     

    (c) Exercise
      or pursue any other remedy or cause of action permitted under this Agreement
      or
      any Loan Documents, or conferred upon Lender by operation of law.

     

    2. Nonwaiver
      of Remedies.
      No
      waiver of any breach or default hereunder shall constitute or be construed
      as a
      waiver by Lender of any subsequent breach or default or of any breach or default
      of any other provision of this Agreement.

     

    ARTICLE
      11

    CAPTIONS

     

    The
      captions and headings of various Articles and Sections of this Agreement and
      exhibits pertaining hereto are for convenience only and are not to be considered
      as defining or limiting in any way the scope or intent of the provisions
      hereof.

     

    ARTICLE
      12

    NOTICES

     

    Any
      notice that any party hereto may be required or may desire to give hereunder
      shall be deemed to have been given on the date telecopied or hand delivered,
      and
      addressed to the other party at its address as shown below or at such other
      address as the party to be served may have furnished to the party seeking or
      desiring to serve notice.

     

    If
      to
      Borrower:  Legent
      Group, LLC
9300
      Underwood Avenue, Suite 400
Omaha,
      Nebraska 68114
Attn:
      Jeff
      Sime___________
Tel:
      402-384-6122-_______
Fax:
      402-384-6125________

    

    

    If
      to
      Lender:       United
      Western Bank
700
      17th
      Street, Suite 100
Denver,
      Colorado 80202
Attn:
      John E. Fiedler, Regional President
Tel:
      (720) 956-6502
Fax:
      (720) 932-3962

     

    
      
         

      

      
        7

        
          

        

      

      
         

      

    

    ARTICLE
      13

    MISCELLANEOUS

     

    1. No
      Partnership.
      Nothing
      contained herein, or in any other Loan Document, and no action or inaction
      whatsoever on the part of Lender, shall be deemed to make Lender a partner
      or
      joint venturer with Borrower.

     

    2. Successors
      and Assigns.
      This
      Agreement shall inure to the benefit of the parties and their respective
      successors and permitted assigns. No assignment made by Borrower in violation
      of
      this Agreement shall confer any rights on any assignee of Borrower.

     

    3. Entire
      Agreement.
      This
      Agreement and the other Loan Documents and other documents referred to herein
      constitute the entire agreement between the Lender and Borrower with respect
      to
      the subject matter hereof and may not be modified or amended in any manner
      other
      than by supplemental written agreement executed by the parties
      hereto.

     

    4. Counterparts.
      This
      Agreement may be executed in any number of counterparts and each such duplicate
      original shall be deemed to be an original.

     

    5. Choice
      of Law; Venue.
      This
      Agreement and any of the documents executed in conjunction herewith shall be
      construed in accordance with the laws of the State of Colorado. Venue shall
      be
      proper in any federal district court located in the City and County of Denver,
      Colorado, or any state court located within the City and County of Denver,
      Colorado.

     

    IN
      WITNESS WHEREOF, this Agreement is executed this day and date above
      written.

     

    LEGENT
      GROUP, LLC,

    a
      Delaware limited liability company

    

    

    By:
      /s/Frank
      McPartland___________________________

    Name:
      Frank
      McPartland_____________________

    Its:
      Member/Manager________________________

    

    

    UNITED
      WESTERN BANK,

    a
      Colorado banking corporation

    

    

    By:
      /s/John
      E. Fiedler_____________________________

    Name:
      John E. Fiedler

    Its:
      Regional President

     

     

    
      
         

      

      
        8Unassociated Document

    Exhibit
      10.3

    OFFICE
      LEASE

    UNITED
      WESTERN FINANCIAL CENTER

    700
      17TH STREET

    DENVER,
      COLORADO

    

    700
      17TH
      STREET OPERATING LLC,

    a
      Delaware limited liability company

    as
      LANDLORD

    

    and

    

    UNITED
      WESTERN BANK, 

    a
      federally chartered savings bank

    as
      TENANT

    

    

    

    ____________

     

    
 

    

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    TABLE
      OF CONTENTS

    
      	 	 	Page
	 	 	 
	
              1.

               

            	
              LEASED
                PREMISES.

               

            	
              1

               

            
	
              2.

               

            	
              TERM.

               

            	
              1

               

            
	
              3.

               

            	
              RENT.

               

            	
              2

               

            
	
              4.

               

            	
              INTENTIONALLY
                OMITTED.

               

            	
              3

               

            
	
              5.

               

            	
              USE.

               

            	
              3

               

            
	
              6.

               

            	
              OPERATING
                EXPENSES.

               

            	
              3

               

            
	
              7.

               

            	
              UTILITIES
                AND SERVICES.

               

            	
              6

               

            
	
              8.

               

            	
              MAINTENANCE
                AND REPAIRS.

               

            	
              7

               

            
	
              9.

               

            	
              ALTERATIONS
                AND ADDITIONS.

               

            	
              7

               

            
	
              10.

               

            	
              INSURANCE.

               

            	
              8

               

            
	
              11.

               

            	
              INDEMNITY.

               

            	
              9

               

            
	
              12.

               

            	
              DAMAGE,
                DESTRUCTION AND BUSINESS INTERRUPTION.

               

            	
              9

               

            
	
              13.

               

            	
              TENANT
                TAXES.

               

            	
              10

               

            
	
              14.

               

            	
              COMMON
                AREAS.

               

            	
              11

               

            
	
              15.

               

            	
              ASSIGNMENT
                AND SUBLETTING.

               

            	
              11

               

            
	
              16.

               

            	
              TENANT'S
                DEFAULT.

               

            	
              12

               

            
	
              17.

               

            	
              LANDLORD'S
                DEFAULT.

               

            	
              14

               

            
	
              18.

               

            	
              CONDEMNATION.

               

            	
              14

               

            
	
              19.

               

            	
              SUBORDINATION.

               

            	
              15

               

            
	
              20.

               

            	
              QUIET
                ENJOYMENT.

               

            	
              15

               

            
	
              21.

               

            	
              DELAYS.

               

            	
              15

               

            
	
              22.

               

            	
              GENERAL
                PROVISIONS.

               

            	
              15

               

            

    

    

    
      	
              EXHIBIT
                A-

               

            	
              LEGAL
                DESCRIPTION

               

            
	
              EXHIBIT
                B-

               

            	
              FLOOR
                PLAN

               

            
	
              EXHIBIT
                C-

               

            	
              RULES
                AND REGULATIONS

               

            
	
              EXHIBIT
                D-

               

            	
              DELETED

               

            
	
              EXHIBIT
                F-

               

            	
              ANNUAL
                ASBESTOS NOTICE

               

            
	
              EXHIBIT
                G-

               

            	
              ASBESTOS
                NOTIFICATION AND DISTURBANCE AGREEMENT

               

            
	
              EXTENSION
                OPTION RIDER

               

            

    

    

    
      
        
        

      

      
        (i)

        
          

        

      

      
        
        

      

    

    OFFICE
      LEASE

    
       

      THIS
        LEASE made and entered as of the 1st day of October, 2006 by and between
        700
        17TH
        STREET
        OPERATING LLC, a Colorado limited liability company doing business in Colorado
        as 700 17th
        Street
        Colorado Operating Company (hereinafter referred to as "Landlord"), and UNITED
        WESTERN BANK, a federally chartered savings bank (hereinafter referred to
        as
        "Tenant").

       

      For
        and
        in consideration of the rental and of the covenants and agreements hereinafter
        set forth to be kept and performed by Tenant, Landlord hereby leases to Tenant
        and Tenant hereby leases from Landlord the leased premises herein described
        for
        the Lease Term, at the rental and subject to and upon all of the terms,
        covenants and agreements hereinafter set forth.

       

      1. LEASED
        PREMISES.

       

      1.1. Grant
        of Leased Premises.
        Landlord
        hereby leases to Tenant and Tenant leases from Landlord those certain premises
        set forth in Section 6.1 of the Summary (hereinafter referred to as the
        "Leased Premises"), which Leased Premises are located in the multi-story
        commercial office building described in Section 6.2 of the Summary
        (hereinafter referred to as the "Building"). The Building, any outside plaza
        areas, land and other improvements surrounding the Building, the Common Areas,
        as defined below, and the land upon which any of the foregoing are situated
        are
        sometimes collectively referred to herein as the "Real Property." The legal
        description of land comprising the Real Property is set forth in the attached
        Exhibit A.
        A floor plan showing the size and location of the Leased Premises within
        the
        Building is set forth in the attached Exhibit B.
        Tenant's use and occupancy of the Leased Premises shall include the use,
        in
        common with others, of the Common Areas as hereinafter described, but excepting
        therefrom and reserving unto Landlord the exterior faces of all exterior
        walls
        of the Building, the roof and the right to install, use and maintain where
        necessary in the Leased Premises all pipes, ductwork, conduits and utility
        lines
        through hung ceiling space, partitions, beneath the floor or through other
        parts
        of the Leased Premises; provided such installation, use and maintenance do
        not
        unreasonably interfere with the use and occupancy of the Leased Premises
        by
        Tenant or diminish Tenant's access to the Leased Premises. 

       

      1.2. Rentable
        Area.
        Landlord and Tenant hereby confirm and stipulate that the number of square
        feet
        of "Rentable Area" contained in the Leased Premises initially leased by Tenant
        pursuant to this Lease (i) is as set forth in Section 6.1 of the
        Summary, (ii) has been calculated in accordance with Landlord's standard
        rentable area measurement standards used for the Building, and (iii) is not
        subject to remeasurement, adjustment or modification, and accordingly, there
        shall be no modification or adjustment of the Base Rent, Tenant's Share of
        Operating Expenses, the Tenant Improvement Allowance (if any) or any other
        dollar amounts set forth in this Lease which are based upon any such square
        footage amount.

       

      1.3. Construction
        by Landlord.
        Tenant
        shall occupy the Leased Premises in its current "AS IS" condition without
        any
        obligation on Landlord's part to contract or pay for any tenant improvements
        or
        refurbishment work in the Leased Premises, and Tenant shall be solely
        responsible, at its sole cost and expense, for constructing any and all
        alterations and refurbishment work for the Leased Premises pursuant to and
        in
        accordance with the provisions of Article 9 below.

       

      2. TERM.

       

      2.1. Basic
        Term.
        The
        term of this Lease ("Lease Term") shall be as set forth in Section 7.1 of
        the Summary and shall commence on the date ("Commencement Date") set forth
        in
        Section 7.2 of the Summary, and shall terminate on the date (the
        "Expiration Date") set forth in Section 7.3 of the Summary, unless this
        Lease is sooner terminated as hereinafter provided, or extended in accordance
        with the Extension Option Rider attached as Exhibit H. 

      

      2.2 Termination
        Option.
        Tenant
        shall have the option to terminate this Lease or any contiguous space in
        the
        Lease (such contiguous space shall include a Suite or a contiguous floor
        plan of
        the Lease, such as the Bank lobby and the mezzanine space collectively) at
        any
        time after the 24th month of the initial Lease Term (the “Termination Option”)
        by paying a Termination Fee determined by the following formula:

      

      The
        net
        present value of all future rentals contracted to be paid over the unexpired
        term of the Lease Agreement discounted at an interest rate per annum equal
        to
        the Treasury Constant Maturity Yield Index published during the second full
        week
        preceding the Termination Date for instruments having a maturity coterminous
        with the remaining term of the Lease. "Treasury
        Constant Maturity Yield Index"
        shall mean the average yield for "This Week" as reported by the Federal Reserve
        Board in Federal Reserve Statistical Release H.15 (519).   If there is
        no Treasury Constant Maturity Yield Index for instruments having a maturity
        coterminous with the remaining term of this Note, then the index shall be
        equal
        to the weighted average yield to maturity of the Treasury Constant Maturity
        Yield Indices with maturities next longer and shorter than such remaining
        average life to maturity, calculated by averaging (rounded upward to the
        nearest
        1/8 of 1% per annum) the yields of the relevant Treasury Constant Maturity
        Yield
        Indices (rounded upward to the nearest 1/8 of 1% per annum).  In the event
        that there is no Treasury Constant Maturity Index available, Landlord and
        Tenant
        shall mutually agree upon a reasonable alternate index. 

      

      Tenant
        is
        required to provide six months’ advance written notice to Landlord of any
        Termination Option. The Termination Fee shall be payable on or before the
        stated
        effective date of the termination of the Leased Premises. In the event that
        Tenant exercises its Termination Option with respect to only a portion of
        the
        Lease Premises as allowed herein, then the Landlord and Tenant agree to execute
        an amendment to this Lease confirming the effect of the space reduction.
        

       

      
        
          
          

        

        
          
          

          
            

          

        

        
          
          

        

      

      3. RENT.

       

      3.1. Base
        Rent.
        Tenant
        agrees to pay Landlord, promptly when due, without notice or demand and without
        deduction or set-off of any amount for any reason whatsoever, as "Base Rent"
        for
        the Leased Premises, the annual amounts set forth in Section 8 of the
        Summary, which shall be payable in the monthly installment amounts set forth
        in
        Section 8 of the Summary. Said monthly installments of Base Rent shall be
        payable in advance on the first (1st)
        day of each calendar month during the Lease Term, except that the Base Rent
        for
        the first (1st) full calendar month of the Lease Term shall be paid at the
        time
        of Tenant's execution of this Lease.

       

      3.2. Adjustment
        of Rent on Commencement or Expiration.
        In
        the event the Lease Term commences or expires on a day other than the first
        (1st)
        day of a calendar month, Tenant shall pay to Landlord on the first
        (1st)
        day of the Lease Term, or on the first (1st)
        day of the month in which the Lease Term expires, a sum determined by
        multiplying one-thirtieth (1/30th) of the monthly installment of Base Rent
        by
        the number of days in the first (1st)
        or last calendar month of the Lease Term.

       

      3.3. Operating
        Expenses.
        In
        addition to paying the Base Rent specified in Section 3.1 above, Tenant
        agrees to pay Landlord as additional rent "Tenant's Share" of "Operating
        Expenses", as those terms are defined in Sections 6.1 and 6.2 below, which
        are in excess of the Operating Expenses for the "Base Year", as such term
        is
        defined in Section 6.2 below.

       

      3.4. Place
        of Payment.
        Base
        Rent, Tenant's Share of Operating Expenses and all other sums or charges
        required by this Lease to be paid by Tenant to Landlord, all of which are
        herein
        sometimes collectively referred to as "Rent," shall be paid at the office
        of
        Landlord as set forth herein, or at such other place as Landlord may from
        time
        to time designate, in lawful money of the United States.

       

      3.5. Right
        of First Refusal. During
        the Lease Term, Tenant may at any time propose to lease any or all space
        within
        the Building which is available for lease, and Landlord shall negotiate with
        Tenant in good faith to agree upon terms within twenty (20) days after Landlord
        or its agent receives such a written lease proposal from Tenant. Landlord
        shall
        notify Tenant of the availability of any space in the Building upon the
        termination of a lease in the Building or upon notice by any tenant of their
        election not to exercise (i) any right of first refusal or (ii) option rights
        with respect to their lease. Tenant acknowledges that any space which is
        subject
        to any expansion, first refusal and similar rights currently set forth in
        any
        lease for space in the Building which has been executed as of the date of
        execution of this Lease (collectively, the "Superior Rights") shall not be
        considered "available
        for lease"
        for
        purposes of this section 3.5. In addition, if Landlord receives a bona fide
        offer from an independent third party to lease any specific space in the
        Building which is available for lease, Tenant shall have a right of refusal
        as
        set forth below regarding such space (the "First
        Refusal Space").

       

      3.5.1. Term
        of First Refusal.
        Landlord shall give Tenant written notice (the "First Refusal Notice") of
        the
        location of the First Refusal Space and a summary of the terms of the third
        party lease proposal, including without limitation (i) the projected
        commencement date thereof, (ii) a schedule of construction of tenant
        improvements for the First Refusal Space, if any, (iii) the Base Rent payable
        for the First Refusal Space, (iv) any tenant improvement allowance for the
        First
        Refusal Space and (v) the term of the lease for the First Refusal
        Space

       

      3.5.2. Procedure
        for Acceptance.
        On or
        before the date which is ten (10) days after Tenant's receipt of Landlord's
        First Refusal Notice (the "Election Date"), Tenant shall deliver written
        notice
        to Landlord ("Tenant's Election Notice") pursuant to which Tenant shall have
        the
        right to elect either to: (i) lease the First Refusal Space described in
        the
        First Refusal Notice upon the terms set forth in the First Refusal Notice;
        or
        (ii) decline to lease such First Refusal Space identified in the First Refusal
        Notice. If Tenant does not respond in writing to Landlord's First Refusal
        Notice
        by the Election Date, Tenant shall be deemed to have elected not to lease
        the
        First Refusal Space. 

      

      3.5.3
         Execution
        of Lease.
        If
        Tenant leases any portion of the First Refusal Space, Tenant’s Election Notice
        shall specifically state that in consideration of Landlord’s agreement to cease
        offering such space to third parties.
        Tenant
        agrees to execute a new lease in substantially the form of this Lease
        incorporating the terms of Landlord’s First Refusal Notice within thirty (30)
        days after the date of Tenant’s Election Notice. In
        the event Tenant
        does not sign a new lease within the time permitted, and such delay is not
        caused by Landlord, Tenant immediately shall pay to Landlord as liquidated
        damages an amount equal to six months rent for the First Refusal Space at
        the
        rate stated in the First Refusal Notice, the Right of First Refusal for the
        applicable First Refusal Space shall terminate and Landlord may proceed to
        market and lease such space to any third party free of any rights of Tenant.
        However, if Landlord and Tenant (or an affiliate) within six months thereafter
        voluntarily enter into a lease of such space, the unamortized portion of
        such
        termination fee (based on the number of days remaining in such six-month
        period
        on the date such lease is executed) shall be credited against the rent payable
        under such lease. 

       

      
        
          
          

        

        
          2

          
            

          

        

        
          
          

        

      

      4. INTENTIONALLY
        OMITTED.

       

      5. USE.

       

      5.1. Permitted
        Use.
        Tenant
        shall use the Leased Premises solely for general office use and uses incidental
        thereto, consistent with the character of the Building as a first-class office
        building, and shall not permit the Leased Premises to be used for any other
        purpose.

       

      5.2. Compliance
        with Laws.
        Tenant
        shall, at its sole cost and expense, promptly comply with all applicable
        laws,
        statutes, ordinances, rules, regulations, orders and requirements, and all
        recorded covenants, conditions and restrictions in effect during the Lease
        Term
        or any part of the Lease Term hereof, regulating Tenant's particular use
        or
        occupancy of the Leased Premises or imposing any duty on Landlord or Tenant
        with
        regard thereto or with regard to alteration thereof, including the requirements
        of federal, state, county and municipal authorities now in force or which
        may
        hereinafter be in force. Notwithstanding the foregoing, or any provision
        of this
        Lease to the contrary, Landlord shall be responsible for compliance with
        all
        laws, statutes, ordinances, rules, regulations, orders, and requirements
        of
        general application to the Building. Tenant shall not use or permit the use
        of
        the Leased Premises in any manner which may tend to create waste or a nuisance;
        nor which may obstruct or interfere with the rights of other tenants of the
        Building or injure them.

       

      5.3. Insurance
        Cancellation.
        Tenant
        shall not do or permit anything to be done on or about the Leased Premises,
        other than the Permitted Uses, which may in any way increase the existing
        rate
        of any insurance policy covering the Building or Real Property or any of
        its
        contents or cause cancellation of any such insurance policy.

       

      5.4. Landlord's
        Rules and Regulations.
        Tenant
        shall observe and comply with the Building Rules and Regulations which are
        in
        effect on the date hereof, as set forth in the attached Exhibit C,
        and upon thirty (30) days prior written notice to Tenant, such reasonable
        amendments and additions thereto as Landlord may from time to time promulgate
        and enforce on a non-discriminatory basis. Landlord shall not be responsible
        to
        Tenant for the non-performance of said rules and regulations by any other
        tenants of the Building but shall enforce the rules and regulations only
        in a
        uniform and non-discriminatory manner. 

       

      5.5. Hazardous
        Materials.
        Tenant shall not use or allow another person or entity to use any part of
        the
        Leased Premises for the storage, use, treatment, manufacture or sale of
        "Hazardous Material," as that term is defined herein. As used herein, the
        term
        "Hazardous Material" means any hazardous or toxic substance, material or
        waste
        which is or becomes regulated by any local governmental authority, the state
        in
        which the Building is located or the United States Government, including,
        without limitation, any material or substance which is (i) defined or listed
        as
        a "hazardous waste," "extremely hazardous waste," "restricted hazardous waste,"
        "hazardous substance" or "hazardous material" under any applicable federal,
        state or local law or administrative code promulgated thereunder, (ii)
        petroleum, or (iii) asbestos. Hazardous Material shall not include copier
        toner
        or normal cleaning supplies. Tenant shall notify Landlord immediately after
        Tenant becomes aware of the release of any Hazardous Material in, on or about
        the Real Property. In addition, Tenant agrees to indemnify, defend, protect
        and
        hold Landlord harmless from and against any and all claims, actions,
        administrative proceedings, judgments, damages, punitive damages, penalties,
        fines, costs, liabilities, interest or losses, including reasonable attorneys'
        fees and expenses, consultant fees, and expert fees, together with all other
        costs and expenses of any kind or nature, that arise during or after the
        Lease
        Term directly or indirectly from or in connection with the presence, suspected
        presence, release or suspected release of any Hazardous Materials in or into
        the
        air, soil, surface water or groundwater at, on, about, under or within the
        Premises or Real Property or any portion thereof, caused by Tenant, its
        assignees or subtenants and/or their respective agents, employees, contractors,
        licensees or invitees.
        In
        addition, Landlord agrees to indemnify, defend, protect and hold Tenant harmless
        from and against any and all claims, actions, administrative proceedings,
        judgments, damages, punitive damages, penalties, fines, costs, liabilities,
        interest or losses, including reasonable attorneys' fees and expenses,
        consultant fees, and expert fees, together with all other costs and expenses
        of
        any kind or nature, that arise during or after the Lease Term directly or
        indirectly from or in connection with the presence, suspected presence, release
        or suspected release of any Hazardous Materials in or into the air, soil,
        surface water or groundwater at, on, about, under or within the Premises
        or Real
        Property or any portion thereof, caused by Landlord or its agents, employees
        or
        contractors.

       

      6. OPERATING
        EXPENSES.

       

      6.1. Tenant's
        Obligations.
        In
        addition to the Base Rent provided hereinabove, Tenant shall pay to Landlord
        Tenant's Share of Operating Expenses, which are in excess of Tenant's Share
        of
        the Operating Expenses for the Base Year, incurred by Landlord on account
        of
        operation and maintenance of the Building and Real Property during the Lease
        Term. For purposes hereof, "Tenant's Share" shall mean the percentage set
        forth
        in Section 10 of the Summary which was calculated by dividing the Rentable
        Area of the Leased Premises set forth in Section 6.1 of the Summary, by the
        total Rentable Area within the Building set forth in Section 10 of the
        Summary. 

       

      6.2. Definitions.

       

      6.2.1. "Base
        Year"
        shall mean the calendar year set forth in Section 11 of the
        Summary.

       

      6.2.2. "Expense
        Year"
        shall mean each calendar year during the Lease Term (or partial calendar
        year if
        the Lease Term commences or ends on other than the first or last day of a
        calendar year).

       

      
        
          
          

        

        
          3

          
            

          

        

        
          
          

        

      

      6.2.3. "Operating
        Expenses,"
        for purposes hereof, are intended to be inclusive of all costs of operating
        and
        maintaining the Building and the Real Property, except franchise, estate,
        inheritance, net income, gift, corporate and excess profit taxes of Landlord,
        interest on and capital retirement of Landlord's mortgage loans, and costs
        charged by Landlord directly to specific tenants (including any utilities
        separately metered and charged to specific tenants). Landlord agrees to make
        reasonable efforts to minimize operating costs insofar as such efforts are
        not
        inconsistent with Landlord's intent to operate and maintain the Building
        in the
        first-class manner. Operating Expenses may include, but shall not be limited
        to
        the following:

       

      6.2.3.1. "Tax
        Expenses,"
        which for purposes hereof shall mean, collectively, any and all general and
        special taxes and impositions of every kind and nature whatsoever levied,
        assessed, or imposed upon, or with respect to the Building and Real Property,
        any leasehold improvements, fixtures, installations, additions, and equipment,
        whether owned by Landlord or Tenant (but only to the extent not separately
        paid
        by Tenant), or either because of or in connection with Landlord's ownership,
        transfer, leasing and operation of the Building and Real Property, including,
        without limitation, real estate taxes, personal property taxes, sewer rents,
        water rents, general or special assessments, duties or levies charged or
        levied
        upon or assessed against the Building and Real Property and related personal
        property, transit taxes, all costs and expenses (including legal fees and
        court
        costs) charged for the protest or reduction of property taxes or assessments
        in
        connection with the Building and Real Property, or any tax or excise on rent
        or
        any other tax (however described) on account of rental received for use and
        occupancy of any or all of the Building or Real Property (except Landlord's
        net
        income taxes), whether any such taxes are imposed by the United States, the
        State of Colorado, the County of Denver, or any local governmental municipality,
        authority, or agency or any political subdivision of any thereof. 

       

      6.2.3.2. All
        costs and expenses to Landlord in maintaining fire and extended coverage
        insurance, property damage, liability and rent loss insurance and any other
        insurance maintained by Landlord covering the use and operation of the Building,
        Common Areas, and Real Property which is customary in comparable buildings
        in
        the area or which is reasonably deemed prudent by Landlord.

       

      6.2.3.3. All
        costs and expenses of repairing, operating and maintaining the heating,
        ventilating and air conditioning system for the Building, including the cost
        of
        all utilities required in the operation thereof, except those paid directly
        by
        tenants of the Building and including the cost of replacements of equipment
        (amortized over the useful life thereof) used in connection with such repair
        and
        maintenance work and all costs and expenses incurred in making alterations
        or
        additions to the heating, ventilating and air conditioning system in order
        to
        comply with governmental rules, regulations and statutes.

       

      6.2.3.4. The
        costs of capital improvements and structural repairs and replacements made
        in or
        to the Building in order to conform to changes subsequent to the Commencement
        Date in any applicable laws, ordinances, rules, regulations or orders of
        any
        governmental or quasi-governmental authority having jurisdiction over the
        Building (herein "Required Capital Improvements") and the costs of any capital
        improvements and structural repairs and replacements designed primarily to
        reduce Operating Expenses or to reduce the rate of increase in Operating
        Expenses (herein "Cost Savings Improvements"). The expenditures for Required
        Capital Improvements and Cost Savings Improvements shall be reimbursed to
        Landlord in equal installments over the useful life of such capital improvement
        or structural repair or replacement (as reasonably determined by Landlord)
        together with interest on the balance of the unreimbursed expenditure at
        a rate
        equal to the floating commercial loan rate announced from time to time by
        US
        Bank, a national banking association, or its successor, as its prime rate,
        plus
        2% per annum (the "Interest Rate") which is in effect on the date the
        expenditure was incurred by Landlord.

       

      6.2.3.5. All
        costs and expenses incurred by Landlord in providing standard services and
        utilities to tenants of the Building, including office janitorial services,
        window washing and utilities not separately metered and not charged by Landlord
        directly to specific tenants; together with the cost of replacement of building
        standard electric light bulbs and fluorescent tubes and ballasts, which Landlord
        shall have the exclusive right to provide and install.

       

      6.2.3.6. All
        costs and expenses incurred by Landlord in operating, managing, repairing
        and
        maintaining the Building and Real Property, including all sums expended in
        connection with the Common Areas for general maintenance and repairs,
        resurfacing, painting, restriping, cleaning, sweeping and janitorial services,
        window washing, maintenance and repair of elevators, stairways, sidewalks,
        curbs
        and Building signs, sprinkler systems, planting and landscaping, lighting
        and
        other utilities, maintenance and repair of any fire protection systems,
        automatic sprinkler systems, lighting systems, emergency back-up utility
        systems, storm drainage systems and any other utility systems, personnel
        to
        implement such services and to police the Common Areas, rental and/or
        depreciation of machinery and equipment used in such maintenance and services,
        police and fire protection services, trash removal services, all costs and
        expenses pertaining to snow and ice removal, security systems, utilities,
        premiums and other costs for workers' compensation insurance, wages, withholding
        taxes, social security taxes, personal property taxes, fees for required
        licenses and permits, supplies, and charges for management of the Building
        and
        Common Areas. Costs and expenses incurred by Landlord in operating, managing,
        repairing and maintaining the Building and Real Property which are incurred
        exclusively for the benefit of specific tenants of the Building will be billed
        accordingly and will not be included within the general Operating
        Expenses.

       

      6.2.3.7. In
        the Base Year, if the Building is not ninety-five percent (95%) occupied
        during
        all or a portion of any said year, Landlord shall make an appropriate adjustment
        to the variable components of Operating Expenses for such year or applicable
        portion thereof, employing sound accounting and management principles, to
        determine the amount of Operating Expenses that would have been paid had
        the
        Building been ninety-five percent (95%) occupied; and the amount so determined
        shall be deemed to have been the amount of Operating Expenses for such year,
        or
        applicable portion thereof. Landlord shall have the right, from time to time,
        acting in a commercially reasonable manner to equitably allocate some or
        all of
        the Operating Expenses among different tenants of the Building, including,
        but
        not limited to, between the office and retail space tenants of the
        Building.

       

      
        
          
          

        

        
          4

          
            

          

        

        
          
          

        

      

      6.2.3.8. Notwithstanding
        any provision to this Lease to the contrary, Operating Expenses shall expressly
        exclude (i) management fees in excess of the then current market rates; (ii)
        costs for acquiring sculptures, paintings, or other objects of art; (iii)
        wages,
        salaries, and compensation of employees who work at the Building above the
        level
        of Building Manager; (iv) mortgage principal or interest; (v) capital
        improvements for which are required to be made to the Premises by Tenant
        or to
        any other premises located in the Building by the tenant thereof pursuant
        to the
        provisions of its lease; (vi) depreciation on the Building or any portion
        thereof; (vii) cost of improvements made by or for tenants of the Building;
        (viii) finders fees and real estate broker commissions; (ix) capital items
        other
        than those referred to in Section 6.2 above; (x) costs arising out of Landlord’s
        provision of services and utilities to Tenant or other tenants of the building
        outside regular business hours or in amounts exceeding those required for
        general office purpose for which Landlord receives direct reimbursement from
        Tenant or such other tenants; (xi) legal, consulting or accounting fees or
        expenses attributable to leasing space within the Building, the collection
        or
        enforcement of leases of space within the Building, sale or financing of
        the
        Building or any part thereof, or for any other purposes except as reasonably
        necessary in connection with the day-to-day operation of the Building (exclusive
        of fees incurred in connection with leasing and enforcing leases of space
        in the
        Building); (xii) any costs for goods and/or services representing an amount
        paid
        to any person, firm, corporation or other entity related to Landlord (or
        any
        partner thereof) which is in excess of the reasonable fair market value of
        such
        goods and/or services, if said goods and/or services had been rendered by
        an
        unrelated third party; (xiii) the cost of installing, operating, and maintaining
        any specialty services operated by Landlord, such as an athletic club or
        luncheon club; (xiv) any items for which Landlord is reimbursed by or from
        any
        insurance, warranty claims, or other sources, or is otherwise compensate
        by any
        third party including any other tenants of the Building (Landlord will use
        reasonable efforts to collect such compensation or reimbursement, and any
        Operating Expenses paid by Tenant in the calendar year in which the event
        giving
        rise to such compensation or reimbursement occurred will be readjusted in
        the
        event that any such compensation or reimbursement is received by Landlord
        after
        the end of such calendar year); (xv) any and all costs arising from the presence
        of Hazardous Materials in, on or about the Building, including, without
        limitation, Hazardous Materials in the ground water or soil, not placed in
        the
        Leased Premises or Building by Tenant or any of Tenant’s agents or employees;
        (xvi) Landlord’s general corporate overhead and general administrative expenses
        and costs associated with the operation of the business of the entity which
        constitutes the Landlord as distinguished from the costs of operation of
        the
        Building; (xvii) overtime expense, late fees, penalties, interest, or other
        expenses incurred by Landlord in curing any default hereunder or otherwise
        arising from any failure by Landlord to perform any obligation to be performed
        by or at the expense of Landlord under this Lease or otherwise; any fines,
        penalties, late payment charges, interest and any other costs due to the
        violation of Landlord or any tenant of the terms and conditions of any lease
        of
        space in the Building; and any costs necessitated by or resulting from the
        gross
        negligence or willful misconduct of Landlord; and (xviii) ground lease rents
        or
        any other financing expenditure. 

       

      6.3. Calculation
        and Payment of Operating Expenses.

       

      6.3.1. Calculation
        of Excess and Underage.
        If
        for any Expense Year ending or commencing within the Lease Term, Tenant's
        Share
        of Operating Expenses for such Expense Year exceeds Tenant's Share of Operating
        Expenses for the Base Year, then Tenant shall pay to Landlord, in the manner
        set
        forth in Section 6.3.2, below, as additional rent, an amount equal to the
        excess (the "Excess").

       

      6.3.2. Statement
        of Actual Operating Expenses and Payment by Tenant.
        Landlord
        shall endeavor to give to Tenant on or before the first (1st)
        day of April following the end of each Expense Year, a statement (the
        "Statement") which shall state the Operating Expenses incurred or accrued
        for
        such preceding Expense Year, and which shall indicate the amount, if any,
        of any
        Excess. Upon receipt of the Statement for each Expense Year ending during
        the
        Lease Term, if an Excess is present, Tenant shall pay, within twenty (20)
        days
        after receipt of said Statement, the full amount of the Excess for such Expense
        Year, less the amounts, if any, paid during such Expense Year as Estimated
        Excess (as defined in Section 6.3.3 below). If any Statement reflects that
        Tenant has overpaid Tenant's Share of Operating Expenses for such Expense
        Year,
        Landlord shall remit to Tenant with such applicable Statement the amount
        of the
        overpayment. The failure of Landlord to timely furnish the Statement for
        any
        Expense Year shall not prejudice Landlord from enforcing its rights under
        this
        Article 6. Even though the Lease Term has expired and Tenant has vacated
        the Leased Premises, when the final determination is made of Tenant's Share
        of
        the Operating Expenses for the Expense Year in which this Lease terminates,
        if
        an Excess is present, Tenant shall immediately pay to Landlord an amount
        as
        calculated pursuant to the provisions of Section 6.3.1 of this Lease. The
        provisions of this Section 6.3.2 shall survive the expiration or earlier
        termination of the Lease Term.

       

      6.3.3. Statement
        of Estimated Operating Expenses.
        In
        addition, Landlord shall endeavor to give Tenant prior to the start of each
        Expense Year a yearly expense estimate statement (the "Estimate Statement")
        which shall set forth Landlord's reasonable estimate (the "Estimate") of
        what
        the total amount of Operating Expenses for such Expense Year shall be and
        the
        estimated Excess (the "Estimated Excess") as calculated by comparing Tenant's
        Share of Operating Expenses, which shall be based upon the Estimate, to Tenant's
        Share of Operating Expenses for the Base Year. The failure of Landlord to
        timely
        furnish the Estimate Statement for any Expense Year shall not preclude Landlord
        from enforcing its rights to collect any Estimated Excess under this
        Article 6. If pursuant to the Estimate Statement an Estimated Excess is
        calculated for the then-current Expense Year, Tenant shall pay, with its
        next
        installment of Base Rent due, a fraction of the Estimated Excess for the
        then-current Expense Year (reduced by any amounts paid pursuant to the last
        sentence of this Section 6.3.3). Such fraction shall have as its numerator
        the number of months which have elapsed in such current Expense Year to the
        month of such payment, both months inclusive, and shall have twelve (12)
        as its
        denominator. Until a new Estimate Statement is furnished, Tenant shall pay
        monthly, with the monthly Base Rent installments, an amount equal to one-twelfth
        (1/12) of the total Estimated Excess set forth in the previous Estimate
        Statement delivered by Landlord.

       

      
        
          
          

        

        
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      6.3.4. Audit
        of Operating Expenses. Tenant will have a period of 90 days after Tenant’s
        receipt of a Statement (the “Review Period”) to review or cause to be reviewed
        Landlord’s records of Operating Expenses at Tenant’s sole cost and expense and
        upon reasonable prior notice at the place (in the City and County of Denver,
        Colorado) Landlord normally maintains such records during Landlord’s normal
        business hours. If Tenant does not, based on such review, object to such
        Statement before the expiration of the applicable Review Period, then Tenant
        will be deemed to have waived any such right to object to or challenge such
        Statement. If timely objection is made by Tenant under this Section 6.3.4.,
        Landlord and Tenant shall use reasonable good faith efforts to resolve any
        such
        objection within forty-five (45) calendar days after the date on which the
        notice of objection was given by Tenant. If Landlord and Tenant are unable
        to
        resolve such objection within such 45-day period, Landlord and Tenant shall
        select a mutually acceptable independent certified property manager who has
        experience in these matters (the “Property Manager”) to resolve such dispute. If
        Landlord and Tenant fail to agree on a Property Manager, each party shall
        identify its own independent certified property manager and those two property
        managers shall identify the Property Manager. The Property Manager shall
        make
        his determination in a manner consistent with this Lease and after taking
        into
        account the quality and manner of the operation of the Building. The Property
        Manager shall make his decision as to each item in dispute and give written
        notice of his decision to Landlord and Tenant within thirty (30) calendar
        days
        after his appointment. The determination made as to any items in accordance
        with
        the foregoing procedures shall be final and binding on both Landlord and
        Tenant
        as to such items. Any adjustment required to be made to any previous payment
        made by Tenant by reason of such decision shall be made by Tenant or Landlord
        within ten (10) business days after notice of the final decision has been
        given
        to Landlord and Tenant. The parties shall bear their own expenses regarding
        any
        audit of Operating Expenses. Landlord will bear the cost of the Property
        Manager
        if it is determined that Landlord has overstated Tenant’s Share of Operating
        Expenses for the applicable calendar year by more than $0.05 per square foot
        of
        Rentable Area of the Leased Premises, so long as the Tenant’s auditor bills on
        an hourly rate and does not perform the review of the Landlord’s records on a
        contingency basis; and Tenant will bear the cost of the Property Manager
        in all
        other events. Following the resolution of any objection raised by Tenant
        pursuant to the terms and procedures set forth in this Section 6.3.4, any
        and
        all subsequent calculations and billings relating to matters which are similar
        to the matters that were the subject of such objection shall be determined
        in a
        manner which is consistent with the resolution of the initial objection.
        

       

      7. UTILITIES
        AND SERVICES.

       

      7.1. Standard
        Tenant Services.
        Landlord
        shall provide the following services on all days during the Lease Term, unless
        otherwise stated below.

       

      7.1.1. Subject
        to reasonable changes implemented by Landlord and to all governmental rules,
        regulations and guidelines applicable thereto, Landlord shall provide heating
        and air conditioning when necessary for normal comfort for normal office
        use in
        the Leased Premises, from Monday through Friday, during the period from 7:00
        a.m. to 6:00 p.m., and on Saturday during the period from 7:00 a.m. to 1:00
        p.m., except for the date of observation of New Year's Day, Presidents' Day,
        Memorial Day, Independence Day, Labor Day, Thanksgiving Day, Christmas Day
        and
        other locally or nationally recognized holidays (collectively, the
        "Holidays").

       

      7.1.2. Landlord
        shall provide adequate electrical wiring and facilities and power for normal
        general office use for Building standard lighting and standard office equipment,
        as determined by Landlord. Tenant shall bear the cost of replacement of
        non-Building standard lamps, starters and ballasts for lighting fixtures
        within
        the Leased Premises.

       

      7.1.3. Landlord
        shall provide city water from the regular Building outlets for drinking,
        lavatory and toilet purposes.

       

      7.1.4. Landlord
        shall provide janitorial services five (5) days per week, except the date
        of
        observation of the Holidays, in and about the Leased Premises and window
        washing
        services in a manner consistent with other comparable buildings in the vicinity
        of the Building.

       

      7.1.5. Except
        when repairs or inspections are being made thereto, and subject to such rules
        and regulations as established by Landlord from time to time, Landlord shall
        provide nonexclusive automatic passenger elevator service for use by Tenant,
        its
        customers and employees at all times.

       

      7.2. Overstandard
        Tenant Use.
        Tenant
        shall not, without Landlord's prior written consent, use heat-generating
        machines, machines other than normal fractional horsepower office machines,
        or
        equipment or lighting other than building standard lights in the Leased
        Premises, which may affect the temperature otherwise maintained by the air
        conditioning system or increase the water normally furnished for the Leased
        Premises by Landlord pursuant to the terms of Section 7.1 of this Lease.

       

      7.3. Additional
        Services.
        Landlord
        shall also have the right, but not the obligation, to provide any additional
        services which may be required by Tenant, including, without limitation,
        locksmithing, non-Building standard lamp replacement, additional janitorial
        service and additional repairs and maintenance, provided that Tenant shall
        pay
        to Landlord upon billing, the sum of all costs to Landlord of such additional
        services. Charges for any service for which Tenant is required to pay from
        time
        to time hereunder, shall be deemed additional rent hereunder and shall be
        billed
        on a monthly basis.

       

      
        
          
          

        

        
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      7.4. Interruption
        of Services.
        Landlord
        shall not be liable for any damage, loss or expense incurred by Tenant by
        reason
        of any interruption or failure of the utilities and services. Landlord may,
        with
        notice to Tenant, or without notice in case of emergency, cut off and
        discontinue utilities and service when such discontinuance is necessary in
        order
        to make repairs or alterations. No such action shall be construed as an eviction
        or disturbance of possession by Landlord or relieve Tenant from paying Rent
        or
        performing any of its obligations under this Lease.

       

      8. MAINTENANCE
        AND REPAIRS.

       

      8.1. Tenant's
        Repairs.
        Subject
        to Landlord's repair obligations in Section 8.2 below, and subject to
        Section 22.18 below, Tenant shall, at Tenant's own expense, keep the Leased
        Premises, including all improvements, fixtures and furnishings therein, in
        good
        order, repair and condition at all times during the Lease Term. In addition,
        Tenant shall, at Tenant's own expense but under the supervision and subject
        to
        the prior approval of Landlord, and within any reasonable period of time
        specified by Landlord, promptly and adequately repair all damage to the Leased
        Premises and replace or repair all damaged or broken fixtures and appurtenances;
        provided however, that, at Landlord's option, or if Tenant fails to make
        such
        repairs, Landlord may, but need not, make such repairs and replacements,
        and
        Tenant shall pay Landlord the cost thereof, including a percentage of the
        cost
        thereof (to be uniformly established for the Building) sufficient to reimburse
        Landlord for all overhead, general conditions, fees and other costs or expenses
        arising from Landlord's involvement with such repairs and replacements forthwith
        upon being billed for same. Landlord may, but shall not be required to, enter
        the Leased Premises at all reasonable times to make such repairs, alterations,
        improvements and additions to the Leased Premises or at the Building or to
        any
        equipment located in the Building as Landlord shall desire or deem necessary
        or
        as Landlord may be required to do by governmental or quasi-governmental
        authority or court order or decree.

       

      8.2. Landlord's
        Repairs.
        Anything
        contained in Section 8.1 above to the contrary notwithstanding, Landlord
        shall repair and maintain the structural portions of the Building, including
        the
        basic plumbing, heating, ventilating, air conditioning and electrical systems
        installed or furnished by Landlord (but not including any non-base building
        facilities installed by or on behalf of Tenant); provided, however, to the
        extent such maintenance and repairs are caused in part or in whole by the
        act,
        neglect, fault of or omission of any duty by Tenant, its agents, servants,
        employees or invitees, Tenant shall pay to Landlord as additional rent, the
        reasonable cost of such maintenance and repairs. Landlord shall not be liable
        for any failure to make any such repairs, or to perform any maintenance unless
        such failure shall persist for an unreasonable time after written notice
        of the
        need of such repairs or maintenance is given to Landlord by Tenant. There
        shall
        be no abatement of rent and no liability of Landlord by reason of any injury
        to
        or interference with Tenant's business arising from the making of any repairs,
        alterations or improvements in or to any portion of the Building or the Leased
        Premises or in or to fixtures, appurtenances and equipment therein. Tenant
        hereby waives and releases any right to make repairs at Landlord's expense
        under
        any law, statute or ordinance now or hereafter in effect.

       

      8.3. Notification
        to Landlord.
        Tenant
        agrees to promptly notify Landlord or its representative of any accidents
        or
        defects in the Building of which Tenant becomes aware, including defects
        in
        pipes, electrical wiring and HVAC equipment. In addition, Tenant shall provide
        Landlord with prompt notification of any matter or condition which may cause
        injury or damage to the Building or any person or property therein.

       

      8.4. Condition
        Upon Expiration of Lease.
        Upon
        the expiration of the Lease Term, or any sooner termination, Tenant shall
        remove
        all of its personal property, including, without limitation, any wiring or
        cabling installed in the Premises on or behalf of Tenant, and any alterations
        and improvements required to be removed pursuant to Section 9.2 below and
        surrender the Leased Premises in good condition, ordinary wear and tear
        excepted. Tenant shall repair, at its expense, any damage to the Leased Premises
        occasioned by its removal of any article of personal property, trade fixtures,
        furnishings, signs, and improvements including but not limited to repairing
        the
        floor, patching holes and painting walls. Notwithstanding the foregoing,
        Tenant
        is not obligated the bank vault located in the first floor bank lobby area
        of
        the Building. 

       

      9. ALTERATIONS
        AND ADDITIONS.

       

      9.1. Landlord's
        Consent Required.
        Tenant
        shall not make any alterations or additions to the Leased Premises without
        first
        procuring Landlord's written consent, which consent shall not be unreasonably
        withheld. In no event, however, shall Tenant alter the exterior of the Leased
        Premises or make any change or alteration which would impair the structural
        soundness of the Building. Upon obtaining such consent, Tenant shall cause
        the
        work to be done promptly and in good and workmanlike manner and in accordance
        with the plans and specifications submitted to and approved by Landlord.
        Landlord's consent notwithstanding, all work shall be performed in accordance
        with all applicable building codes and governmental laws, rules and regulations,
        including, without limitation, the Americans with Disabilities Act. All work
        done and materials supplied shall be done or supplied only by contractors
        approved by Landlord, and Landlord shall have the right to grant such approval
        conditionally or to withdraw the same at any time. Landlord's approval hereunder
        shall create no responsibility or liability on the part of Landlord for the
        completeness, design, sufficiency or compliance with all laws, rules and
        regulations of governmental agencies or authorities regarding the alterations.
        Any and all alterations or additions to the Leased Premises to be performed
        by
        or on behalf of Tenant shall be further subject to the provisions of
        Section 22.18 below.

       

      9.2. Surrender
        at End of Lease Term.
        Any
        alterations, additions and improvements made by Tenant on the Leased Premises,
        except Tenant's trade fixtures, shall at once when made become property of
        Landlord and remain upon and be surrendered with the Leased Premises at the
        expiration of the Lease Term, unless prior to the termination date Landlord
        provides written notice to Tenant to remove the same, in which case Tenant
        shall
        remove same on or before the expiration of the Lease Term, and repair any
        damage
        resulting from such removal.

       

      
        
          
          

        

        
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      9.3. Payment
        for Work.
        All
        costs of any such work shall be paid promptly by Tenant so as to avoid the
        assertion of any mechanic's or materialman's lien. Tenant shall discharge,
        by
        bonding, payment or other means, any mechanic's lien filed against the Leased
        Premises or the Building within thirty (30) days after the receipt of notice
        thereof, and shall promptly inform Landlord of any such notice. If the lien
        is
        not discharged within said thirty (30) day period, Landlord shall have the
        right, but not the obligation, to discharge said lien by payment, bonding
        or
        otherwise, and the costs and expenses to Landlord of obtaining such discharge
        shall be paid to Landlord by Tenant on demand as additional rent. Whether
        or not
        Tenant orders any work directly from Landlord, Tenant shall pay to Landlord
        a
        percentage of the cost of such work (such percentage, which shall vary depending
        upon whether or not Tenant orders the work directly from Landlord, to be
        established on a uniform basis for the Building) sufficient to compensate
        Landlord for all overhead, general conditions, fees and other costs and expenses
        arising from Landlord's involvement with such work.

       

      9.4. Protection
        against Liens.
        At
        least five (5) days prior to the commencement of any work on the Leased
        Premises, Tenant shall notify Landlord of the names and addresses of the
        persons
        supplying labor and materials for the proposed work so Landlord may avail
        itself
        of the provisions of statutes such as Section 38-22-105 of the Colorado
        Revised Statutes. During the progress of any such work on the Leased Premises,
        Landlord or its representatives shall have the right to go upon and inspect
        the
        Leased Premises at all reasonable times, and shall have the right to post
        and
        keep posted thereon notices such as those provided for by CRS
        Section 38-22-105 or to take any further action which Landlord may deem to
        be proper for the protection of Landlord's interest in the Leased
        Premises.

       

      10. INSURANCE.

       

      10.1. Tenant's
        Compliance with Landlord's Fire and Casualty Insurance; Landlord’s
        Insurance.
        Tenant
        shall, at Tenant's expense, comply as to the Leased Premises with all insurance
        company requirements pertaining to the use of the Leased Premises. If Tenant's
        conduct or use of the Leased Premises causes any increase in the premium
        for
        such insurance policies, then Tenant shall reimburse Landlord for any such
        increase. Tenant, at Tenant's expense, shall comply with all rules, orders,
        regulations or requirements of the American Insurance Association (formerly
        the
        National Board of Fire Underwriters) and with any similar body. At
        all time during the Lease Term, Landlord shall keep or cause to be kept;
        (i)
        personal injury and property damage liability insurance for the Common Areas,
        with commercially reasonable limits; and (ii) “All-Risk” property coverage on
        the Building, in an amount equal to the full replacement value of the
        Building.

       

      10.2. Tenant’s
        Insurance.
        Tenant
        shall maintain the following coverages in the following:

       

      10.2.1. Commercial
        General Liability Insurance covering the insured against claims of bodily
        injury, personal injury and property damage arising out of Tenant's operations,
        assumed liabilities or use of the Leased Premises, including a Broad Form
        Commercial General Liability endorsement covering the insuring provisions
        of
        this Lease and the performance by Tenant of the indemnity agreements set
        forth
        in Article 11 of this Lease, (and liquor liability coverage in the event
        alcoholic beverages are served on the Leased Premises) for limits of liability
        not less than:

      
        	 	 
	
                Bodily
                  Injury and

                Property
                  Damage Liability

              	
                $1,000,000
                  each occurrence

                $1,000,000
                  annual aggregate

              
	 	 
	
                Personal
                  Injury Liability

              	
                $1,000,000
                  each occurrence

                $1,000,000
                  annual aggregate

                0%
                  Insured's participation

              

      

       

      10.2.2. Physical
        Damage Insurance covering (i) all office furniture, trade fixtures, office
        equipment, merchandise and all other items of Tenant's property on the Leased
        Premises installed by, for, or at the expense of Tenant, (ii) the Tenant
        Improvements, including any Tenant Improvements which Landlord permits to
        be
        installed above the ceiling of the Leased Premises or below the floor of
        the
        Leased Premises, and (iii) all other improvements, alterations and
        additions to the Leased Premises, including any improvements, alterations
        or
        additions installed at Tenant's request above the ceiling of the Leased Premises
        or below the floor of the Leased Premises. Such insurance shall be written
        on an
        "all risks" of physical loss or damage basis, for the full replacement cost
        value new without deduction for depreciation of the covered items and in
        amounts
        that meet any co-insurance clauses of the policies of insurance and shall
        include a vandalism and malicious mischief endorsement, sprinkler leakage
        coverage and earthquake sprinkler leakage coverage.

       

      10.2.3. Workers'
        compensation insurance as required by law.

       

      10.2.4. Loss-of-income,
        business interruption and extra-expense insurance in such amounts as will
        reimburse Tenant for direct and indirect loss of earnings attributable to
        all
        perils commonly insured against by prudent tenants or attributable to prevention
        of loss of access to the Leased Premises or to the Building as a result of
        such
        perils.

       

      
        
          
          

        

        
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      10.2.5. Form
        of Policies.
        The
        minimum limits of policies of insurance required of Tenant under this Lease
        shall in no event limit the liability of Tenant under this Lease. Such insurance
        shall: (i) name Landlord, Landlord's lenders, the lessors of a ground or
        underlying lease with respect to the Real Property and any other party Landlord
        so specifies, as an additional insured; (ii) specifically cover the
        liability assumed by Tenant under this Lease, including, but not limited
        to,
        Tenant's obligations under Article 11 of this Lease; (iii) be issued
        by an insurance company having a rating of not less than A-X in Best's Insurance
        Guide or which is otherwise acceptable to Landlord and licensed to do business
        in the state in which the Real Property is located; (iv) be primary
        insurance as to all claims thereunder and provide that any insurance carried
        by
        Landlord is excess and is non-contributing with any insurance requirement
        of
        Tenant; (v) provide that said insurance shall not be canceled or coverage
        changed unless thirty (30) days' prior written notice shall have been given
        to
        Landlord and any mortgagee or ground or underlying lessor of Landlord;
        (vi) contain a cross-liability endorsement or severability of interest
        clause acceptable to Landlord; and (vii) with respect to the insurance
        required in Sections 10.2.1, 10.2.2, 10.2.4 and 10.2.5 above, have
        deductible amounts not exceeding $10,000.00. Tenant shall deliver said policy
        or
        policies or certificates thereof to Landlord on or before the Lease Commencement
        Date and at least thirty (30) days before the expiration dates thereof. If
        Tenant shall fail to procure such insurance, or to deliver such policies
        or
        certificate, within such time periods, Landlord may, at its option, in addition
        to all of its other rights and remedies under this Lease, and without regard
        to
        any notice and cure periods set forth in Section 16.1, procure such
        policies for the account of Tenant, and the cost thereof shall be paid to
        Landlord as Additional Rent within ten (10) days after delivery of bills
        therefor.

       

      10.3. Subrogation.
        Landlord
        and Tenant agree to have their respective insurance companies issuing property
        damage insurance waive any rights of subrogation that such companies may
        have
        against Landlord or Tenant, as the case may be. Landlord and Tenant hereby
        waive
        any right that either may have against the other on account of any loss or
        damage to their respective property to the extent such loss or damage is
        insurable under policies of insurance for fire and all risk coverage, theft,
        public liability, or other similar insurance.

       

      11. INDEMNITY.

       

      11.1. Indemnification
        of Landlord.
        Tenant
        shall indemnify and hold Landlord harmless from and against any and all losses,
        claims and damages arising from Tenant's use of the Leased Premises or the
        conduct of its business or from any activity, work or thing done, permitted
        or
        suffered by Tenant in or about the Leased Premises, and shall further indemnify
        and hold Landlord harmless from and against any and all claims arising from
        any
        breach or default in the performance of any obligation on Tenant's part to
        be
        performed under the terms of this Lease, or arising from any act or negligence
        of Tenant or any of its agents, contractors or employees, and from and against
        all costs, attorney's fees, expenses and liabilities incurred in or about
        any
        such claim or any action or proceeding brought thereon; and in case any action
        or proceeding be brought against Tenant by reason of any such claim, Tenant,
        upon notice from Landlord, shall defend the same at Tenant's expense by counsel
        reasonably satisfactory to Landlord. 

       

      11.2. Indemnification
        of Other Tenants.
        Tenant
        shall indemnify and save harmless all other tenants of the Building from
        any
        loss or damage caused to the Building owing to the leakage or escape of water,
        gas or other substances from any pipes, machinery or equipment installed
        by
        Tenant within the Building.

       

      11.3. Indemnification
        of Tenant.
        Landlord
        shall indemnify and hold Tenant harmless from and against any and all losses,
        claims and damages arising from any and all claims arising from any breach
        or
        default in the performance of any obligation on Landlord’s part to be performed
        under the terms of this Lease, or arising from any act or negligence of Landlord
        or any of its agents, contractors or employees, and from and against all
        costs,
        attorney's fees, expenses and liabilities incurred in or about any such claim
        or
        any action or proceeding brought thereon; and in case any action or proceeding
        be brought against Landlord by reason of any such claim, Landlord, upon notice
        from Tenant, shall defend the same at Landlord’s expense by counsel reasonably
        satisfactory to Tenant. 

       

      12. DAMAGE,
        DESTRUCTION AND BUSINESS INTERRUPTION.

       

      12.1. Repair
        of Damage to Leased Premises by Landlord.
        Tenant
        shall promptly notify Landlord of any damage to the Leased Premises resulting
        from fire or any other casualty. If the Leased Premises or any Common Areas
        of
        the Building serving or providing access to the Leased Premises shall be
        damaged
        by fire or other casualty, Landlord shall promptly and diligently, subject
        to
        reasonable delays for insurance adjustment or other matters beyond Landlord's
        reasonable control, and subject to all other terms of this Article 12,
        restore the structural components of the Leased Premises and such Common
        Areas.
        Such restoration shall be to substantially the same condition of the structural
        components of the Leased Premises and Common Areas prior to the casualty,
        except
        for modifications required by zoning and building codes and other laws or
        by the
        holder of a mortgage on the Building, or the lessor of a ground or underlying
        lease with respect to the Real Property and/or the Building, or any other
        modifications to the Common Areas deemed desirable by Landlord, provided
        access
        to the Leased Premises and any common restrooms serving the Leased Premises
        shall not be materially impaired. Notwithstanding any other provision of
        this
        Lease, upon the occurrence of any damage to the Leased Premises, Tenant shall
        assign to Landlord (or to any party designated by Landlord) all insurance
        proceeds payable to Tenant under Tenant's insurance required under
        Section 10.2 above pertaining to all tenant improvements and fixtures in
        the Leased Premises (but not Tenant's personal property), and Landlord shall
        repair any injury or damage to the tenant improvements installed in the Leased
        Premises and shall return such tenant improvements to their original condition;
        provided that if the cost of such repair by Landlord exceeds the amount of
        insurance proceeds received by Landlord from Tenant's insurance carrier,
        as
        assigned by Tenant, the cost of such repairs shall be paid by Tenant to Landlord
        prior to Landlord's repair of the damage. In connection with such repairs
        and
        replacements, Tenant shall, prior to the commencement of construction, submit
        to
        Landlord, for Landlord's review and approval, all plans, specifications and
        working drawings relating thereto, and Landlord shall select the contractors
        to
        perform such improvement work. Landlord shall not be liable for any
        inconvenience or annoyance to Tenant or its visitors, or injury to Tenant's
        business resulting in any way from such damage or the repair thereof; provided
        however, that if such fire or other casualty shall have damaged the Leased
        Premises or Common Areas necessary to Tenant's occupancy, and if such damage
        is
        not the result of the negligence or willful misconduct of Tenant or Tenant's
        employees, contractors, licensees, or invitees, Landlord shall allow Tenant
        a
        proportionate abatement of Base Rent and Tenant's proportionate share of
        Operating Expenses to the extent Landlord is reimbursed from the proceeds
        of
        rental interruption insurance purchased by Landlord as part of Operating
        Expenses, during the time and to the extent the Leased Premises are unfit
        for
        occupancy for the purposes permitted under this Lease, and not occupied and
        used
        by Tenant as a result thereof.

       

      
        
          
          

        

        
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      12.2. Landlord's
        Option to Repair.
        Notwithstanding
        the terms of Section 12.1 of this Lease, Landlord may elect not to rebuild
        and/or restore the Leased Premises and/or Building and instead terminate
        this
        Lease by notifying Tenant in writing of such termination within sixty (60)
        days
        after Landlord becomes aware of such damage, such notice to include a
        termination date giving Tenant up to ninety (90) days to vacate the Leased
        Premises, but Landlord may so elect only if the Building shall be damaged
        by
        fire or other casualty or cause, whether or not the Leased Premises are
        affected, and one or more of the following conditions is present:
        (i) repairs cannot reasonably be completed within one hundred twenty (120)
        days of the date of damage (when such repairs are made without the payment
        of
        overtime or other premiums); (ii) the holder of any mortgage on the
        Building or ground or underlying lessor with respect to the Real Property
        and/or
        the Building shall require that the insurance proceeds or any portion thereof
        be
        used to retire the mortgage debt, or shall terminate the ground or underlying
        lease, as the case may be; or (iii) the damage is not fully covered by
        Landlord's insurance policies. In addition, in the event that the Leased
        Premises or the Building is destroyed or damaged to any substantial extent
        during the last twenty-four (24) months of the Lease Term, then notwithstanding
        anything contained in this Article 12, Landlord shall have the option to
        terminate this Lease by giving written notice to Tenant of the exercise of
        such
        option within thirty (30) days after Landlord becomes aware of such damage
        or
        destruction, in which event this Lease shall cease and terminate as of the
        date
        of such notice. Upon any such termination of the Lease pursuant to this
        Section 12.2, Tenant shall pay the Base Rent and additional rent, properly
        apportioned up to such date of termination, and both parties hereto shall
        thereafter be freed and discharged of all further obligations hereunder,
        except
        as provided for in provisions of this Lease which by their terms survive
        the
        expiration or earlier termination of the Lease Term.

       

      12.3. Waiver
        of Statutory Provisions.
        The
        provisions of this Lease, including this Article 12, constitute an express
        agreement between Landlord and Tenant with respect to any and all damage
        to, or
        destruction of, all or any part of the Leased Premises, the Building or any
        other portion of the Real Property, and any statute or regulation of the
        state
        in which the Building is located, with respect to any rights or obligations
        concerning damage or destruction in the absence of an express agreement between
        the parties, and any other statute or regulation, now or hereafter in effect,
        shall have no application to this Lease or any damage or destruction to all
        or
        any part of the Leased Premises, the Building or any other portion of the
        Real
        Property.

       

      12.4. Tenant's
        Responsibilities.
        There
        shall be no abatement of rent (except as expressly provided above in
        Section 12.1) and no liability of Landlord by reason of any injury to or
        interference with Tenant's business or property arising from the making of
        any
        repairs, alterations or improvements in or to any portion of the Building
        or the
        Leased Premises or in or to fixtures, appurtenances and equipment therein.
        Tenant understands Landlord will not carry insurance of any kind on Tenant's
        furniture, furnishings and other personal property, and Landlord shall not
        be
        obligated to repair any damage thereto or replace the same. All such property
        shall be kept, stored and maintained at the sole risk of Tenant.

       

      13. TENANT
        TAXES.

       

      13.1. Personal
        Property.
        Tenant
        shall pay, prior to delinquency, all taxes, assessments, license fees and
        public
        charges levied, assessed or imposed upon or measured by the value of Tenant's
        business operation, and/or the cost or value of any furniture, fixtures,
        equipment and other personal property of Tenant at any time situated upon
        or in
        the Leased Premises. Tenant shall cause all such personal property to be
        assessed and billed separately from the real property of Landlord.

       

      13.2. Other
        Taxes for Which Tenant Is Directly Responsible.
        In
        addition, Tenant shall reimburse Landlord upon demand for any and all taxes
        or
        assessments required to be paid by Landlord, excluding state, local and federal
        personal or corporate income taxes measured by the net income of Landlord
        from
        all sources and estate and inheritance taxes, whether or not now customary
        or
        within the contemplation of the parties hereto, when:

       

      13.2.1. Said
        taxes are measured by or reasonably attributable to the cost or value of
        any
        leasehold improvements made in or to the Leased Premises by or for Tenant,
        to
        the extent the cost or value of such leasehold improvements exceeds the cost
        or
        value of a building standard build-out as determined by Landlord regardless
        of
        whether title to such improvements shall be vested in Tenant or
        Landlord;

       

      13.2.2. Said
        taxes are assessed upon or with respect to the possession, leasing, operation,
        management, maintenance, alteration, repair, use or occupancy by Tenant of
        the
        Leased Premises or any portion of the Real Property;

       

      13.2.3. Said
        taxes are assessed upon this transaction or any document to which Tenant
        is a
        party creating or transferring an interest or an estate in the Leased Premises;
        or

       

      13.2.4. Said
        assessments are levied or assessed upon the Real Property or any part thereof
        or
        upon Landlord and/or by any governmental authority or entity, and relate
        to the
        construction, operation, management, use, alteration or repair of mass transit
        improvements.

       

      13.3. Increase
        in Taxes.
        If
        at any time during the Lease Term any of Tenant's property is assessed as
        a part
        of the Leased Premises, or if the assessed value of Landlord's property is
        increased by the inclusion therein of a value placed on Tenant's property
        or
        other improvements made by Tenant, Tenant shall pay to Landlord upon demand,
        as
        additional rent, the amount of any such additional taxes as may be levied
        against the Building or Real Property by reason thereof.

       

      
        
          
          

        

        
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      14. COMMON
        AREAS.

       

      14.1. Definition.
        The
        term "Common Areas" means all areas and facilities outside the Leased Premises
        provided and designated for the common use and convenience of Tenant and
        other
        tenants of the Building, their respective officers, agents, employees, customers
        and invitees. Common Areas include, but are not limited to, corridors, lobbies,
        pedestrian sidewalks, stairways, landscaped areas, restrooms on multi-tenant
        floors, elevators and shipping and receiving areas of the Building.

       

      14.2. Maintenance.
        Landlord
        agrees to maintain, operate and repair (or cause others to do so) all Common
        Areas and to keep same in clean and sightly condition during the Lease Term.
        The
        manner in which such areas and facilities shall be maintained and the
        expenditures therefor shall be at the discretion of Landlord and as to all
        such
        Common Areas Landlord shall have the right to adopt and promulgate reasonable
        rules and regulations from time to time generally applicable to tenants and
        occupants of the Building and their employees and business invitees. For
        the
        purpose of maintenance and repair, or to avoid an involuntary taking, Landlord
        may temporarily close portions of the Common Areas, and such actions shall
        not
        be deemed an eviction of Tenant or a disturbance of Tenant's use of the Leased
        Premises.

       

      14.3. Tenant's
        Rights and Obligations.
        Landlord
        grants to Tenant, during the Lease Term, the license to use, for the benefit
        of
        Tenant and its officers, agents, employees, customers and invitees, in common
        with others entitled to such use, the Common Areas as they from time to time
        exist, subject to the rights and privileges of Landlord herein reserved.
        Tenant
        shall not at any time interfere with the rights of Landlord and others entitled
        to use any part of the Common Areas, and shall not store, permanently or
        temporarily, any materials, supplies or equipment in the Common
        Areas.

       

      14.4. Changes
        to Common Area.
        Landlord
        shall have the right at any time during the Lease Term to change, alter,
        remodel, reduce, expand or improve the Common Areas, elevators, drains, pipes,
        heating and air conditioning apparatus or any other part of the Building,
        except
        the Leased Premises, without compensation to Tenant. For such purposes, Landlord
        or its agents or employees may, if necessary, enter, pass through and work
        upon
        the Leased Premises; provided Landlord shall carry out such work diligently
        and
        reasonably. If there is a change in the area of the Common Areas as a result
        of
        any of the foregoing, Landlord shall cause adjustments in the computation
        of
        Operating Expenses as shall be necessary to provide for any such
        changes.

       

      15. ASSIGNMENT
        AND SUBLETTING.

       

      15.1. Transfers.
        Tenant
        shall not, without the prior written consent of Landlord, voluntarily or
        by
        operation of law, assign, sublet, encumber or transfer all or any part of
        Tenant's interest in this Lease or in the Leased Premises or permit any part
        of
        the Leased Premises to be used or occupied by any person other than Tenant,
        its
        employees, customers and others having lawful business with Tenant (all of
        the
        foregoing are hereinafter sometimes referred to collectively as "Transfers"
        and
        any person or entity to whom any Transfer is made or sought to be made is
        hereinafter sometimes referred to as a "Transferee"). Notwithstanding the
        foregoing, Tenant may conduct a Transfer, without Landlord’s consent, regarding
        any of the Leased Premises to an affiliate or subsidiary of Tenant or to
        any
        entity currently occupying the Leased Premises as of the date of this Lease.
        If
        Tenant shall desire Landlord's consent to any Transfer, Tenant shall notify
        Landlord in writing, which notice (the "Transfer Notice") shall include:
        (i) the proposed effective date of the Transfer, which shall not be less
        than forty-five (45) days nor more than one hundred eighty (180) days after
        the
        date of delivery of the Transfer Notice; (ii) a description of the portion
        of the Leased Premises to be transferred (the "Subject Space"); (iii) all
        of the terms of the proposed Transfer and the consideration thereof, including
        a
        calculation of the "Profit Rental," as that term is defined in Section 15.4
        below, in connection with such Transfer, the name and address of the proposed
        Transferee, and a copy of all existing operative documents to be executed
        to
        evidence such Transfer or the agreements incidental or related to such Transfer;
        and (iv) current financial statements pertaining to the proposed Transferee
        certified by an officer, partner or owner thereof, and any other information
        required by Landlord, which will enable Landlord to determine the financial
        responsibility, character, and reputation of the proposed Transferee, nature
        of
        such Transferee's business and proposed use of the Subject Space, and such
        other
        information as Landlord may reasonably require. 

       

      15.2. Landlord's
        Consent.
        Subject
        to Landlord's rights in Section 15.3 below, Landlord shall not unreasonably
        withhold its consent to any proposed Transfer of the Subject Space to the
        Transferee on the terms specified in the Transfer Notice. The parties hereby
        agree that it shall be reasonable under this Lease and under any applicable
        law
        for Landlord to withhold consent to any proposed Transfer where one or more
        of
        the following apply, without limitation as to other reasonable grounds for
        withholding consent:

       

      (i) The
        Transferee is of a character or reputation or engaged in business which is
        not
        consistent with the quality of the Building;

       

      (ii) The
        Transferee intends to use the Subject Space for purposes which are not permitted
        under this Lease;

       

      (iii) The
        Transferee is either a governmental agency or instrumentality
        thereof;

       

      (iv) The
        Transfer will result in more than a reasonable and safe number of occupants
        per
        floor within the Subject Space;

       

      
        
          
          

        

        
          11

          
            

          

        

        
          
          

        

      

      (v) The
        Transferee is not a party of reasonable financial worth and/or financial
        stability in light of the responsibilities involved under the Lease on the
        date
        consent is requested;

       

      (vi) The
        proposed Transfer would cause Landlord to be in violation of another lease
        or
        agreement to which Landlord is a party, or would give an occupant of the
        Building a right to cancel its lease;

       

      (vii) The
        terms of the proposed Transfer will allow the Transferee to exercise a right
        of
        renewal, right of expansion, right of first offer, or other similar right
        held
        by Tenant (or will allow the Transferee to occupy space leased by Tenant
        pursuant to any such right); or

       

      (viii) Either
        the proposed Transferee, or any person or entity which directly or indirectly,
        controls, is controlled by, or is under common control with, the proposed
        Transferee, (A) occupies space in the Building at the time of the request
        for consent (B) is negotiating with Landlord to lease space in the Building
        at such time, or (C) has negotiated with Landlord during the twelve
        (12)-month period immediately preceding the Transfer Notice.

       

      If
        Landlord consents to any Transfer pursuant to the terms of this
        Section 15.2 (and does not exercise any of its rights under
        Section 15.3 below), Tenant may within six (6) months after Landlord's
        consent, but not later than the expiration of said six-month period, enter
        into
        such Transfer of the Leased Premises or portion thereof, upon substantially
        the
        same terms and conditions as are set forth in the Transfer Notice furnished
        by
        Tenant to Landlord pursuant to Section 15.1 of this Lease, provided that if
        there are any changes in the terms and conditions from those specified in
        the
        Transfer Notice (A) such that Landlord would initially have been entitled
        to refuse its consent to such Transfer under this Section 15.2, or
        (B) which would cause the proposed Transfer to be more favorable to the
        Transferee than the terms set forth in Tenant's original Transfer Notice,
        Tenant
        shall again submit the Transfer to Landlord for its approval and other action
        under this Article 15 (including Landlord's right under Section 15.3
        below).

       

      15.3. Landlord's
        Right to Sublet or Assume.
        Intentionally deleted. 

       

      15.4. Limitation
        on Profit Rental. In the event Tenant enters into a Transfer, Tenant shall
        pay to Landlord the Profit Rental, if any, received from the Transferee,
        as it
        is received. "Profit Rental" shall be calculated by deducting from the amount
        received by Tenant from the Transferee on account of the Transfer, the sum
        of
        the amounts payable to Landlord by Tenant pursuant to this Lease for the
        Subject
        Space which has been Transferred and all costs of Tenant of such Transfer
        including broker’s fees and commissions, attorney’s fees, tenant finish
        allowances, and any amounts paid for the use or sale of personal property,
        equipment, or furniture. 

       

      15.5. Continuing
        Obligations.
        No
        Transfer, even with Landlord's consent, shall relieve Tenant of its obligations
        to pay the Rent and to perform all of the other obligations to be performed
        by
        Tenant under this Lease, unless the subtenant or assignee is Landlord pursuant
        to Section 15.3. The acceptance of Rent by Landlord from any other person
        shall not be deemed to be a waiver by Landlord of any provision of this Lease
        or
        to be a consent to any subsequent Transfer, and Tenant shall offer to sublet
        or
        assign to Landlord pursuant to Section 15.3 prior to requesting consent for
        any subsequent Transfer.

       

      15.6. Corporations
        and Partnerships.
        A
        sale by Tenant of all or substantially all of its assets shall constitute
        a
        Transfer for purposes of this Lease. If Tenant is a corporation, then any
        assignment or transfer of this Lease by merger, consolidation or liquidation,
        or
        any change in ownership of or power to vote of a majority of its outstanding
        voting stock shall, in Landlord's reasonable discretion, constitute a Transfer
        for purposes of this Lease. If Tenant is a partnership, then any change in
        the
        identity of the general partners having an aggregate interest in the partnership
        exceeding fifty percent (50%) shall, in Landlord's reasonable discretion,
        constitute a Transfer for purposes of this Lease.

       

      16. TENANT'S
        DEFAULT.

       

      16.1. Definition.
        The
        occurrence of any of the following shall constitute a default and breach
        of this
        Lease by Tenant:

       

      16.1.1. Any
        failure by Tenant to pay when due any Rent or any other monetary sums required
        to be paid hereunder.

       

      16.1.2. Any
        failure by Tenant to observe and perform any other provisions of this Lease
        to
        be observed or performed by Tenant within fifteen (15) days after notice
        thereof
        has been provided to Tenant by Landlord, or if performance is not possible
        within said period, any failure of Tenant to commence performance within
        said
        period and to diligently prosecute such performance to completion.

       

      16.1.3. Intentionally
        creating or permitting to be created a nuisance which shall not be abated
        within
        five (5) days after written notice thereof from Landlord.

       

      16.1.4. If
        Tenant, or any guarantor of Tenant's obligations under this Lease ("Guarantor"),
        admits in writing that it cannot meet its obligations as they become due;
        or is
        declared insolvent according to any law; or assignment of Tenant's or
        Guarantor's property is made for the benefit of creditors; or a receiver
        or
        trustee is appointed for Tenant or Guarantor or its property; or the interest
        of
        Tenant or Guarantor under this Lease is levied on under execution or other
        legal
        process; or any petition is filed by or against Tenant or Guarantor to declare
        Tenant bankrupt or to delay, reduce or modify Tenant's debts or obligations;
        or
        any petition is filed or other action taken to reorganize or modify Tenant's
        or
        Guarantor's capital structure, if Tenant or Guarantor is a corporation or
        other
        entity; any such levy, execution, legal process or petition filed against
        Tenant
        or Guarantor shall not constitute a breach of this Lease provided Tenant
        or
        Guarantor shall vigorously contest the same by appropriate proceedings and
        shall
        remove or vacate the same within sixty (60) days from the date of its creation,
        service or filing.

       

      
        
          
          

        

        
          12

          
            

          

        

        
          
          

        

      

      16.1.5. The
        taking of this Lease or Tenant's interest therein under writ of
        execution.

       

      16.2. Interest
        on Unpaid Sums.
        If
        any Rent, or any other monetary sum required to be paid hereunder by Tenant
        to
        Landlord, is not paid when due, such sum shall accrue interest from the date
        due
        until received at the rate which is the higher of (i) the Interest Rate or
        (ii) ten percent (10%) per annum.

       

      16.3. Remedies.
        In
        the event of any such default or breach by Tenant, Landlord may at any time
        thereafter, without limiting Landlord in the exercise of any other right
        or
        remedy which Landlord may have:

       

      16.3.1. Without
        terminating this Lease, reenter and attempt to relet or take possession pursuant
        to legal proceedings and remove all persons and property from the Leased
        Premises. In such event, Landlord may, from time to time, make such alterations
        and repairs as may be necessary in order to relet the Leased Premises or
        any
        part thereof for such term or terms (which may be for a term extending beyond
        the Lease Term) and at such rental or rentals and upon such other terms and
        conditions as Landlord, in its sole discretion, may deem advisable. Upon
        each
        such reletting, all rentals received by Landlord from such reletting shall
        be
        applied: first, to the payment of any costs and expenses of such reletting,
        including brokerage fees and attorney's fees; second, to the payment of any
        indebtedness other than Rent due hereunder from Tenant to Landlord; third,
        to
        the payment of Rent due and unpaid hereunder; and the residue, if any, shall
        be
        held by Landlord and applied to payment of future rent as the same may become
        due and payable hereunder. If such rentals received from such reletting during
        any month be less than that to be paid during that month by Tenant hereunder,
        Tenant shall pay any such deficiency to Landlord. Such deficiency shall be
        calculated and paid monthly. In no event shall Tenant be entitled to any
        excess
        of any rental obtained by reletting over and above the Rent herein reserved.
        Actions to collect amounts due by Tenant to Landlord as provided in this
        Section
        may be brought from time to time, on one or more occasions, without the
        necessity of Landlord's waiting until expiration of the Lease Term. No such
        reentry or taking possession of the Leased Premises by Landlord shall be
        construed as an election on its part to terminate this Lease unless a notice
        of
        such intention is given to Tenant or unless the termination thereof be decreed
        by a court of competent jurisdiction. Notwithstanding any such reletting
        without
        termination, Landlord may at any time thereafter elect in writing to terminate
        this Lease for such previous breach. No such alteration of locks or other
        security devices and no removal or other exercise of dominion by Landlord
        over
        Tenant's Property or others at the Leased Premises shall be deemed unauthorized
        or constitute a conversion of the Leased Premises or the property of Tenant
        therein or termination of the Lease, Tenant hereby consenting, after any
        Tenant
        default, to the aforesaid exercise of dominion over Tenant's property within
        the
        Leased Premises. All claims for damages by reason of such reentry and/or
        repossession and/or alteration of locks or other security devices are hereby
        waived, as are all claims for damages by reason of any distress warrant,
        forcible detainer proceedings, sequestration proceedings or other legal process.
        Tenant agrees that any reentry by Landlord may be pursuant to judgment obtained
        in forcible detainer proceedings or other legal proceedings or without the
        necessity for any legal proceedings, as Landlord may elect, and Landlord
        shall
        not be liable in trespass or otherwise.

       

      16.3.2. WITHOUT
        TERMINATING THIS LEASE, DEMAND THAT ALL RENT PAYABLE BY TENANT UNDER THIS
        LEASE
        FOR THE REMAINDER OF THE LEASE TERM BE ACCELERATED AND IMMEDIATELY DUE AND
        OWING
        WITHOUT DISCOUNT. TENANT FULLY UNDERSTANDS THIS PROVISION AND AGREES TO RENDER
        PAYMENT OF THE AMOUNTS DESCRIBED IN THIS SECTION 16.3.2 IN FULL IF SO
        REQUESTED BY LANDLORD.

       

      16.3.3. Terminate
        this Lease and Tenant's right to possession, in which case Tenant shall
        immediately surrender possession. In addition to any other remedies which
        Landlord may have, it shall have the right to recover from Tenant: (i) the
        amount equal to any unpaid rent which has been earned at the time of such
        termination; (ii) as liquidated damages for loss of bargain, and not as a
        penalty, an amount equal to the excess, if any, of the aggregate amount of
        Rent
        and other charges which are Tenant's obligation to pay under this Lease for
        the
        remainder of the stated term over the aggregate of the then reasonable rental
        value of the Leased Premises under a lease substantially similar to this
        Lease
        for the remainder of the stated term, all of which amounts shall be discounted
        to present value at the passbook savings rate of U.S. Bank, a national banking
        association, or its successor, then in effect and shall be immediately due
        and
        payable; and (iii) all other damages and expenses which Landlord has
        sustained because of Tenant's default, including reasonable attorney's fees,
        the
        cost of recovering the Leased Premises, brokerage commissions and advertising
        expenses incurred, and expenses of remodeling the Leased Premises or any
        portion
        thereof for a new tenant, whether for the same or a different use and any
        special concessions made to obtain a new tenant.

       

      16.3.4. If
        Tenant should fail to make any payment or cure any default hereunder within
        the
        time herein permitted, Landlord, without being under any obligation to do
        so and
        without thereby waiving such default, may make such payment and/or remedy
        such
        other default for the account of Tenant (and enter the Leased Premises for
        such
        purpose), and thereupon Tenant shall be obligated to, and hereby agrees,
        to pay
        Landlord, upon demand, all costs, expenses and disbursements (including
        reasonable attorneys' fees) incurred by Landlord in taking such remedial
        action
        as additional rent.

       

      16.3.5. No
        receipt of money by Landlord from Tenant after the termination of this Lease
        as
        herein provided shall reinstate, continue or extend the Lease Term or operate
        as
        a waiver of the right of Landlord to enforce the payment of Rent or other
        money
        when due by Tenant, or operate as a waiver of the right of Landlord to recover
        possession of the Leased Premises by proper remedy.

       

      
        
          
          

        

        
          13

          
            

          

        

        
          
          

        

      

      16.3.6. In
        addition to any other remedies Landlord may have at law or equity and/or
        under
        this Lease, Tenant shall pay upon demand all Landlord's costs, charges and
        expenses, including fees of counsel, agents and others retained by Landlord,
        whether or not suit is filed, incurred in connection with the recovery under
        this Lease or for any other relief against Tenant. In the event Landlord
        or
        Tenant shall bring any action against the other, the losing party shall pay
        the
        successful party's reasonable attorneys fees and court costs.

       

      16.3.7. All
        covenants and agreements to be kept or performed by Tenant under this Lease
        shall be performed by Tenant at Tenant's sole cost and expense and without
        any
        reduction of Rent. If Tenant shall fail to perform any of its obligations
        under
        this Lease, within a reasonable time after such performance is required by
        the
        terms of this Lease, Landlord may, but shall not be obligated to, after
        reasonable prior notice to Tenant, make any such payment or perform any such
        act
        on Tenant's part without waiving its right based upon any default of Tenant
        and
        without releasing Tenant from any obligations hereunder.

       

      16.3.8. Except
        as may be specifically provided to the contrary in this Lease, Tenant shall
        pay
        to Landlord, within fifteen (15) days after delivery by Landlord to Tenant
        of
        statements therefor: (i) sums equal to expenditures reasonably made and
        obligations incurred by Landlord in connection with the remedying by Landlord
        of
        Tenant's defaults pursuant to the provisions of this Section 16;
        (ii) sums equal to all losses, costs, liabilities, damages and expenses
        referred to in Article 10 of this Lease; and (iii) sums equal to all
        expenditures made and obligations incurred by Landlord in collecting or
        attempting to collect the Rent or in enforcing or attempting to enforce any
        rights of Landlord under this Lease or pursuant to law, including, without
        limitation, all legal fees and other amounts so expended. Tenant's obligations
        under this Section 16.3.8 shall survive the expiration or sooner
        termination of the Lease Term.

       

      16.4. Late
        Charges.
        Tenant
        hereby acknowledges late payment by Tenant to Landlord of Rent and other
        sums
        due hereunder will cause Landlord to incur costs not contemplated by this
        Lease,
        the exact amount of which will be extremely difficult to ascertain. Such
        costs
        include, but are not limited to, processing and accounting charges and late
        charges which may be imposed on Landlord by the terms of any mortgage or
        trust
        deed covering the Leased Premises. Accordingly, if any Rent or any other
        sum due
        from Tenant shall not be received by Landlord or Landlord's designee when
        due,
        Tenant shall pay to Landlord a late charge equal to five percent (5%) of
        such
        overdue amount. The parties hereby agree such late charge represents a fair
        and
        reasonable estimate of the cost Landlord will incur by reason of late payment
        by
        Tenant. Acceptance of such late charge by Landlord shall in no event constitute
        a waiver of Tenant's default with respect to such overdue amount nor prevent
        Landlord from exercising any of the other rights and remedies granted
        hereunder.

       

      17. LANDLORD'S
        DEFAULT.

       

      17.1. Notice
        to Landlord.
        Landlord
        shall in no event be charged with default in the performance of any of its
        obligations hereunder unless and until Landlord shall have failed to perform
        such obligations within thirty (30) days (or within such additional time
        as is
        reasonably required to correct any such default) after notice to Landlord
        by
        Tenant properly specifying wherein Landlord has failed to perform any such
        obligations.

       

      17.2. Notice
        to Mortgagee.
        If
        the holder of record of the first mortgage covering the Leased Premises shall
        have given prior notice to Tenant that it is the holder of the first mortgage
        and such notice includes the address at which notices to such mortgagee are
        to
        be sent, then Tenant shall give to the holder of record of such first mortgage
        notice simultaneously with any notice given to Landlord to correct any default
        of Landlord as hereinabove provided. The holder of record of such first mortgage
        shall have the right, within thirty (30) days after receipt of said notice
        (or
        within such additional time as is reasonably required) to correct any such
        default including time to obtain possession of the Leased Premises by
        foreclosure or other means before Tenant may take any action under this Lease
        by
        reason of such default. Any notice of default given Landlord shall be null
        and
        void unless simultaneous notice has been given to said first
        mortgagee.

       

      17.3. Landlord's
        Exculpation.
        It
        is expressly understood and agreed that notwithstanding anything in this
        Lease
        to the contrary, and notwithstanding any applicable law to the contrary,
        the
        liability of Landlord (including any successor Landlord) and any recourse
        by
        Tenant against Landlord shall be limited solely and exclusively to an amount
        which is equal to the interest of Landlord in the Building and Real Property,
        and neither Landlord, nor any of Landlord's officers, members or partners
        nor
        their respective officers, agents, directors or employees shall have any
        personal liability therefor.

       

      18. CONDEMNATION.

       

      18.1. Effect
        of Taking.
        If
        the Leased Premises or any portion thereof are taken under the power of eminent
        domain, or sold by Landlord under the threat of the exercise of said power
        (all
        of which is herein referred to as "condemnation"), subject to Section 18.4
        below, this Lease shall terminate as to the part so taken as of the date
        the
        condemning authority takes title or possession, whichever occurs first. If
        more
        than twenty-five percent (25%) of the floor area of the Leased Premises is
        taken
        by condemnation and as a result thereof, the remaining portion of the Leased
        Premises is rendered unfit for Tenant's use, then subject to Section 18.4
        below,
        Tenant may, at its option, terminate this Lease as of the date the condemning
        authority takes possession, by providing Landlord notice in writing of its
        intent to terminate not later than twenty (20) days after Landlord shall
        have
        notified Tenant of the taking. Failure of Tenant to so notify Landlord shall
        constitute Tenant's agreement to continue the Lease in full force and effect
        as
        to the balance of the Leased Premises.

       

      18.2. Rent
        Reduction.
        If
        the Lease is not fully terminated after any taking, then it shall remain
        in full
        force and effect as to the portion of the Leased Premises remaining; provided
        the Rent payable hereunder shall be reduced on an equitable basis, taking
        into
        account the relative value of the portion taken as compared to the portion
        remaining. Landlord shall, at its expense, restore the remaining portion
        to a
        complete unit of like quality and character as existed prior to the
        condemnation.

       

      
        
          
          

        

        
          14

          
            

          

        

        
          
          

        

      

      18.3. Awards.
        All
        awards for the taking of any part of the Leased Premises under the power
        of
        eminent domain shall be the property of Landlord, whether made as compensation
        for diminution of value of the leasehold or for the taking of the fee; provided
        however, that Tenant shall have the right to file any separate claim available
        to Tenant for any taking of Tenant's personal property and fixtures belonging
        to
        Tenant and removable by Tenant upon expiration of the Lease Term pursuant
        to the
        terms of this Lease, and for moving expenses, so long as such claim is payable
        separately to Tenant and does not diminish the award available to
        Landlord.

       

      18.4. Temporary
        Taking.
        Notwithstanding
        anything to the contrary contained in this Article 18, in the event of a
        temporary taking of all or any portion of the Leased Premises for a period
        of
        one hundred and eighty (180) days or less, then this Lease shall not
        terminate but the Base Rent and Tenant's Share of Operating Expenses shall
        be
        abated for the period of such taking in proportion to the ratio that the
        amount
        of the Rentable Area of the Leased Premises taken bears to the total Rentable
        Area of the Leased Premises. Landlord shall be entitled to receive the entire
        award made in connection with any such temporary taking.

       

      19. SUBORDINATION.

       

      19.1. Mortgages.
        This
        Lease shall be subject and subordinate to the liens of any mortgages or deeds
        of
        trust and to any ground leases, in any amount or amounts whatsoever now or
        hereafter placed on or against the land or improvements, or either thereof,
        of
        which the Leased Premises are a part, or on or against Landlord's interest
        or
        estate therein, without the necessity of the execution and delivery of any
        further instruments on the part of Tenant to effectuate such subordination.
        This
        Lease shall be deemed prior to such mortgage or deed of trust or ground lease,
        whether this Lease is dated prior or subsequent to the date of said mortgage
        or
        deed of trust or ground lease.

       

      19.2. Further
        Instruments.
        Tenant
        covenants and agrees to execute and deliver upon demand, without charge
        therefor, such further instruments evidencing such subordination of this
        Lease
        to the lien of any such ground leases, mortgages or deeds of trust as may
        be
        required by Landlord. Tenant covenants and agrees in the event any proceedings
        are brought for the foreclosure of any such mortgage, or if any ground or
        underlying lease is terminated, to attorn, without any deductions or set-offs
        whatsoever, to the purchaser upon any such foreclosure sale, or to the lessor
        of
        such ground or underlying lease, as the case may be, if so requested to do
        so by
        such purchaser or lessor, and to recognize such purchaser or lessor as the
        lessor under this Lease. Tenant waives the provisions of any current or future
        statute, rule or law which may give or purport to give Tenant any right or
        election to terminate or otherwise adversely affect this Lease and the
        obligations of the Tenant hereunder in the event of any foreclosure proceeding
        or sale.

       

      20. QUIET
        ENJOYMENT.

       

      20.1 Quiet
        Enjoyment.
        Landlord
        agrees Tenant, upon paying Rent and other monetary sums due under this Lease
        and
        performing the covenants and conditions of this Lease, may quietly have,
        hold
        and enjoy the Leased Premises during the Lease Term hereof, subject, however,
        to
        the provisions herein referring to subordination and condemnation.

       

      21.
         DELAYS.

       

      21.1
         Extension
        of Time.
        Whenever
        Landlord shall be delayed or restricted in the performance of any obligation
        of
        Landlord herein (including any obligation with respect to the provision of
        any
        service or utility or the performance of work or repairs) by reason of
        Landlord's inability to obtain materials, services or labor required for
        such
        performance or by reason of any statute, law or regulation of a governmental
        entity, or by reason of any other cause beyond Landlord's control, Landlord
        shall be entitled to extend the time for such performance by a time equal
        to the
        extent of the delay or restriction, and Tenant shall not be entitled to
        compensation for any inconvenience, nuisance or discomfort occasioned
        thereby.

       

      22.
         GENERAL
        PROVISIONS.

       

      22.1 Estoppel
        Certificates.
        Tenant
        shall, at any time, upon not less than ten (10) days written notice from
        Landlord, execute, acknowledge and deliver to Landlord a statement in writing
        (a) certifying this Lease is unmodified and in full force and effect (or if
        modified, stating the nature of the modification) and the date to which the
        Rent
        and Operating Expenses are paid in advance, (b) acknowledging there are
        not, to Tenant's knowledge, any uncured defaults on the part of Landlord
        hereunder or specifying such default if any exist, and (c) containing such
        other information reasonably requested by Landlord or Landlord's mortgagee
        or
        prospective mortgagee or buyer. If Tenant fails to execute and deliver such
        statement within ten (10) days, it shall be deemed conclusively to have
        acknowledged the accuracy of the matter set forth in Landlord's
        statement.

       

      22.2 Transfer
        of Landlord's Interest.
        In
        the event of a sale or conveyance voluntarily or involuntarily by Landlord
        of
        Landlord's interest in the Leased Premises, Landlord shall be relieved from
        and
        after the date of such transfer of all liability accruing thereafter on the
        part
        of Landlord; provided any funds in the hands of Landlord at the time of transfer
        in which Tenant has an interest shall be delivered to the successor of Landlord.
        This Lease shall not be affected by any such sale and Tenant agrees to attorn
        to
        the transferee.

       

      
        
          
          

        

        
          15

          
            

          

        

        
          
          

        

      

      22.3 Captions.
        Article
        and paragraph captions are for convenience only and are not a part of this
        Lease
        and shall not be used for interpretation or construction of this
        Lease.

       

      
        
          22.4
            Time
            of Essence.
            Time
            is of the essence hereof.

        

      

       

      22.5 Severability.
        The
        invalidity of any provision of this Lease, as determined by a court of competent
        jurisdiction, shall in no way affect the validity of any other provision
        hereof.

       

      22.6 Modifications
        for Mortgagee.
        In
        the event any lending institution with whom Landlord has negotiated or shall
        hereafter negotiate for interim or permanent financing for the Building shall
        require a modification of this Lease as a condition to providing such financing,
        Landlord shall promptly provide written notice of the requirement to Tenant.
        If
        Tenant fails or refuses to make such modification within thirty (30) days
        after
        such notice, this Lease may be terminated by Landlord at any time prior to
        the
        date on which the Lease Term commences. Provided, however, Tenant shall not
        be
        required to make any modifications which materially alters its rights and
        responsibilities under this Lease.

       

      22.7 Entire
        Agreement.
        This
        Lease, along with any exhibits or attachments hereto, constitutes the entire
        agreement between the parties relative to the Leased Premises and there are
        no
        oral agreements or representations between the parties with respect to the
        subject matter hereof. This Lease supersedes and cancels all prior agreements
        and understandings with respect to the subject matter hereof. This Lease
        may be
        modified only in writing, signed by the parties in interest at the time of
        the
        modification.

       

      22.8 Recording.
        This
        Lease shall not be recorded and any recordation shall be a breach under this
        Lease.

       

      22.9 Waiver.
        The
        waiver by Landlord of the breach of any provision herein shall not be deemed
        a
        waiver of such provision. Acceptance by Landlord of any performance by Tenant
        after the time the same shall have become due shall not constitute a waiver
        by
        Landlord of the breach or default of any covenant, term or condition unless
        otherwise expressly agreed to by Landlord in writing.

       

      22.10 Binding
        Effect; Choice of Law.
        Subject
        to any provisions hereof restricting assigning or subletting by Tenant and
        subject to the provisions for the transfer of Landlord's interest, this Lease
        shall bind the parties, their successors and assigns. This Lease shall be
        governed by the laws of the State of Colorado.

       

      22.11 Holding
        Over.
        If
        Tenant remains in possession of all or any part of the Leased Premises after
        the
        expiration of the Lease Term hereof, with or without the consent of Landlord,
        such tenancy shall be from month-to-month only, and not a renewal hereof
        or an
        extension for any further term, on the same terms and conditions as provided
        herein, except only as to the Lease Term; provided, however, during such
        period
        as a tenant from month-to-month, Tenant shall pay Base Rent at double the
        rate
        payable for the month immediately preceding the date of termination of this
        Lease and, in addition, Tenant shall reimburse Landlord for all damages
        (consequential as well as direct) sustained by it by reason of Tenant's
        occupying the Leased Premises past the termination date.

       

      22.12 Entry
        by Landlord.
        Landlord
        and its agents shall have the right to enter the Leased Premises at all
        reasonable times for the purpose of examining or inspecting the same, to
        supply
        janitorial services and any other services to be provided by Landlord or
        Tenant
        hereunder, to show the same to prospective purchasers of the Building and
        make
        such alterations, repairs, improvements or additions to the Leased Premises
        or
        to the Building of which they are a part as Landlord may deem necessary or
        desirable. Tenant shall permit Landlord to show the Leased Premises to
        prospective tenants during the last six (6) months of the Lease Term hereof
        or
        any renewal thereof. If Tenant shall not be personally present to open and
        permit an entry into the Leased Premises at any time when such entry by Landlord
        is necessary or permitted hereunder, Landlord may enter by means of master
        key
        without liability to Tenant except for any failure to exercise due care for
        Tenant's property, and without affecting this Lease. If, during the last
        month
        of the Lease Term hereof, Tenant shall have removed substantially all of
        its
        property from the Leased Premises, Landlord may immediately enter and alter,
        renovate and redecorate the Leased Premises without elimination or abatement
        of
        rent or incurring liability to Tenant for any compensation.

       

      22.13 Corporate
        Authority.
        If
        Tenant is a corporation, each individual executing this Lease on behalf of
        said
        corporation represents and warrants he is duly authorized to execute and
        deliver
        this Lease on behalf of said corporation in accordance with a duly adopted
        resolution of the Board of Directors of said corporation or in accordance
        with
        the by-laws of said corporation, and this Lease is binding upon said corporation
        in accordance with its terms.

       

      22.14 Notices.
        All
        notices or demands of every kind required or desired to be given by Landlord
        or
        Tenant hereunder shall be in writing and shall be deemed delivered forty-eight
        (48) hours after depositing the notice or demand in the United States mail,
        certified or registered, postage prepaid, addressed to the Landlord or Tenant
        at
        the address set forth in Sections 3 and 5, respectively, of the Summary, or
        at such other place as such party may designate from time to time.

       

      22.15 Real
        Estate Broker.
        Tenant
        and Landlord represent to each other that Tenant and Landlord, respectively,
        have dealt directly and only with the real estate brokers or agents specified
        in
        Section 12 of the Summary as brokers ("Brokers") in connection with this
        Lease, and insofar as Tenant or Landlord respectively know, no other broker
        negotiated or participated in the negotiations of this Lease, or submitted
        or
        showed the Leased Premises, or is entitled to any commission in connection
        herewith. Tenant and Landlord each agree to indemnify and defend Landlord
        and
        Tenant, respectively, against and hold the other party harmless from any
        and all
        claims, demands, losses, liabilities, lawsuits, judgments, and costs and
        expenses (including without limitation reasonable attorneys' fees) with respect
        to any leasing commission or equivalent compensation alleged to be owing
        on
        account of Tenant's or Landlord’s, respectively, dealings with any real estate
        broker or agent other than the Brokers.

       

      
        
          
          

        

        
          16

          
            

          

        

        
          
          

        

      

      22.16 Signage
        Rights.
        Throughout the term of this Lease, Tenant shall, at its expense, be entitled
        to
        install, modify, remove, expand and maintain: (i) any existing signs on any
        sides of the Building and at any level of the Building; and (ii) any new
        signs
        on any sides of the Building and at any level of the Building. No other external
        signage shall appear on the Building. In addition, Tenant shall have the
        right
        to name the Building and can use that name throughout the term of the Lease.
        All
        such Tenant signage shall be designed, fabricated, constructed, installed,
        maintained, and removed at Tenant's sole cost and expense. Tenant shall be
        responsible for removing such external signage within ninety (90) days from
        the
        date of termination of this Lease. Such signage rights shall be personal
        to
        Tenant. Landlord shall be obligated to place a sign, at Landlord's expense,
        used
        to identify Tenant's business names, in the exterior doorway or walls of
        the
        Premises.
        Landlord shall provide space on the Building directory on the ground floor
        lobby
        of the Building for a listing identifying Tenant's name and suite number.
        

       

      22.17 Asbestos
        Disclosure.
        Landlord
        has advised Tenant that there is asbestos-containing material ("ACM") in
        the
        Building which consists of non-friable floor tile, mastic and fireproofing.
        Such
        ACM exists behind hard barriers, thus, it will not be accessible to tenants
        and
        other occupants of the Building. Attached hereto as Exhibit F
        is a Notice Concerning Asbestos in the Building. Tenant acknowledges that
        any
        construction, remodeling, replacement, maintenance, repair, alterations or
        other
        work at the Building, including but not limited to, major alterations, drilling
        or boring holes, installing electrical, telecommunications or computer lines,
        sanding floors and removing ceiling tiles could disturb the remaining ACM
        and
        possibly release asbestos fibers into the air. Tenant shall not cause or
        permit
        any such work in or on the Building (including, without limitation, any
        alterations, additions or other work to the Leased Premises pursuant to the
        provisions of Article 9 of this Lease) without the prior written consent of
        Landlord, and the granting of Landlord’s consent shall be conditioned upon,
        among other things, Landlord’s approval of the contractor who Tenant causes or
        permits to perform such work and Landlord’s receipt of an Asbestos Notification
        and Disturbance Agreement executed by such Landlord-approved contractor in
        the
        form attached hereto as Exhibit G.

       

      IN
        WITNESS WHEREOF, Landlord and Tenant have executed this Lease as of the day
        and
        year first above written.

      

        
          	
                   

                  TENANT
                    :

                	
                   

                  UNITED
                    WESTERN BANK,
                    

                
	 	
                  a
                    federally chartered savings bank 

                
	 	
                   

                  By:
                    /s/William D. Snider

                
	 	
                  Name:
                    William D. Snider

                
	 	
                  Title:
                    Vice Chairman

                
	 	 
	
                  LANDLORD:

                	
                  700
                    17TH
                    STREET OPERATING LLC,

                
	 	
                  a
                    Delaware limited liability company doing business in Colorado
                    as 700
                    17th
                    Street Colorado Operating Company 

                
	 	 
	 	
                  By:
                    /s/Kenneth
                    Grant

                
	 	
                  Kenneth
                    Grant, Manager

                

        

      

      

      
        
          
          

        

        
          17

          
            

          

        

        
          
          

        

      

      SUMMARY
        OF BASIC LEASE INFORMATION

       

      This
        Summary of Basic Lease Information (the "Summary") is hereby incorporated
        by
        reference into and made a part of the attached Office Lease. Each reference
        in
        the Office Lease to any term of this Summary shall have the meaning as set
        forth
        in this Summary for such term. In the event of a conflict between the terms
        of
        this Summary and the Office Lease, the terms of the Office Lease shall prevail.
        Any initially capitalized terms used herein and not otherwise defined herein
        shall have the meaning as set forth in the Office Lease.

      

        
          	
                  TERMS
                    OF LEASE 

                  (References
                    are to the Office Lease)

                	
                  DESCRIPTION

                
	 	 
	
                  1. Dated
                    as of:

                	
                  October
                    1, 2006

                
	 	 
	
                  2. Landlord:

                	
                  700
                    17th
                    Street Operating LLC, a Delaware limited liability company doing
                    business
                    in Colorado as 700 17th
                    Street Colorado Operating Company

                
	 	 
	
                  3. Address
                    of Landlord:

                	
                  c/o
                    Frederick Ross Company, 717 17th
                    Street, Suite 2000, Denver, CO 80202, Attn: Paul
                    Farabaugh

                
	 	 
	
                  4. Tenant:

                	
                  United
                    Western Bank, a federally chartered savings bank 

                
	 	 
	
                  5. Address
                    of Tenant:

                	
                  700
                    17th
                    Street

                  Suite
                    2100

                  Denver,
                    CO 80202

                  Attention:
                    Patrick Howard

                
	 	 
	
                  6. Leased
                    Premises (Article 1):

                	 
	 	 
	
                  6.1 Leased
                    Premises:

                	
                  Suites
                    100, 200, 500, 925,1550, 1950 and 2250, containing approximately
                    35,340
                    square feet of Rentable Area located within the Building as set
                    forth in
                    Exhibit B
                    attached hereto.

                
	 	 
	
                  6.2 Building:

                	
                  The
                    Leased Premises are located in the "Building" whose address is
                    700 17th
                    Street, Denver, Colorado 80202.

                
	 	 
	
                  7. Term
                    (Article 2):

                	 
	 	 
	
                  7.1 Lease
                    Term:

                	
                  Ten
                    (10) years.

                
	 	 
	
                  7.2 Commencement
                    Date:

                	
                  October
                    1, 2006

                
	 	 
	
                  7.3 Expiration
                    Date:

                	
                  The
                    last day of the month which is ten (10) years after the Commencement
                    Date.

                
	 	 
	
                  8. Base
                    Rent (Article 3):

                	 

        

        
          	
                  YEAR
                    OF LEASE TERM

                	 	
                  ANNUAL
                    BASE RENT

                	 	
                  MONTHLY
                    INSTALLMENT OF BASE RENT

                	 	
                  ANNUAL
                    BASE RENTAL PER SQUARE FOOT OF RENTABLE AREA OF THE LEASED
                    PREMISES

                
	 	 	 	 	 	 	 
	
                  1

                	 	
                  $742,140.00
                    

                	 	
                  $61,845.00
                    

                	 	
                  $21.00
                    

                
	
                  2

                	 	
                  $768,645.00
                    

                	 	
                  $64,053.75

                	 	
                  $21.75
                    

                
	
                  3

                	 	
                  $795,150.00
                    

                	 	
                  $66,262.50
                    

                	 	
                  $22.50
                    

                
	
                  4

                	 	
                  $821,655.00
                    

                	 	
                  $68,471.25
                    

                	 	
                  $23.25
                    

                
	
                  5

                	 	
                  $848,160.00
                    

                	 	
                  $70,680.00
                    

                	 	
                  $24.00
                    

                
	
                  6

                	 	
                  $874,665.00
                    

                	 	
                  $72,888.75
                    

                	 	
                  $24.75
                    

                
	
                  7

                	 	
                  $901,170.00
                    

                	 	
                  $75,097.50
                    

                	 	
                  $25.50
                    

                
	
                  8

                	 	
                  $927,675.00
                    

                	 	
                  $77,306.25
                    

                	 	
                  $26.25
                    

                
	
                  9

                	 	
                  $954,180.00
                    

                	 	
                  $79,515.00
                    

                	 	
                  $27.00
                    

                
	
                  10

                	 	
                  $980,685.00
                    

                	 	
                  $81,723.75
                    

                	 	
                  $27.75
                    

                

        

        
          	
                  9. Tenant's
                    Share (Section 6.1):

                	
                  19.35%
                    (35,340 square feet of Rentable Area within the Leased Premises/182,623
                    square feet of Rentable Area within the Building).

                
	 	 
	
                  10. Base
                    Year (Section 6.2.1):

                	
                  Calendar
                    year 2006.

                
	 	 
	
                  11. Brokers
                    (Section 22.15):

                	
                  None.

                
	 	 
	
                  12. Option
                    to Extend (Extension Option Rider):

                	
                  Tenant
                    has two (2) option(s) to extend the Lease Term for a period of
                    five (5)
                    years each.

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