Document:

LOAN AGREEMENT

 

Dated as of August 27, 2004

 

Between

 

TRIZEC 333 LA, LLC

as Borrower

 

and

 

MORGAN STANLEY MORTGAGE CAPITAL INC.
and

METROPOLITAN LIFE INSURANCE COMPANY

collectively, as Lender

 

 

 

    	 

    	 

    

 

TABLE OF CONTENTS

 

	 	 	Page
	 	 	 
	ARTICLE I
	 	 
	PRINCIPLES OF CONSTRUCTION
	 	 
	Section 1.1	Definitions	1
	Section 1.2	Principles of Construction	19
	 	 	 
	ARTICLE II
	 	 
	THE LOAN
	 	 
	Section 2.1	The Loan	19
	Section 2.2	Interest Rate	20
	Section 2.3	Loan Payments	21
	Section 2.4	Prepayments	21
	Section 2.5	Defeasance	22
	 	 	 
	ARTICLE III
	 	 
	REPRESENTATIONS AND WARRANTIES
	 	 	 
	Section 3.1	Borrower Representations	25
	Section 3.2	Survival of Representations	36
	 	 	 
	ARTICLE IV
	 	 
	BORROWER COVENANTS
	 	 
	Section 4.1	Borrower Affirmative Covenants	36
	Section 4.2	Borrower Negative Covenants	45
	 	 	 
	ARTICLE V
	 	 
	INSURANCE, CASUALTY AND CONDEMNATION.
	 	 
	Section 5.1	Insurance	48
	Section 5.2	Casualty and Condemnation	53
	Section 5.3	Delivery of Net Proceeds	54

 

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	ARTICLE VI
	 	 
	RESERVE FUNDS
	 	 
	Section 6.1	Required Repair Funds	58
	Section 6.2	Tax Funds	59
	Section 6.3	Insurance Funds	59
	Section 6.4	Capital Expenditure Funds	60
	Section 6.5	Rollover Funds	61
	Section 6.6	Release of Reserve Funds upon Termination of Cash Sweep Period	63
	Section 6.7	Security Interest in Reserve Funds	63
	 	 	 
	ARTICLE VII
	 	 
	PROPERTY MANAGEMENT.
	 	 
	Section 7.1	The Management Agreement	63
	Section 7.2	Prohibition Against Termination or Modification	64
	Section 7.3	Replacement of Manager	65
	 	 	 
	ARTICLE VIII
	 	 
	TRANSFERS
	 	 
	Section 8.1	Transfer or Encumbrance of Property	65
	Section 8.2	Transfer of Equity Interests	67
	Section 8.3	Subordinate Mezzanine Loan Option	69
	 	 	 
	ARTICLE IX
	 	 
	SALE AND SECURITIZATION OF MORTGAGE
	 	 
	Section 9.1	Sale of Mortgage and Securitization	70
	Section 9.2	Securitization Indemnification	71
	Section 9.3	Mezzanine Loans	74
	 	 	 
	ARTICLE X
	 	 
	DEFAULTS
	 	 
	Section 10.1	Event of Default	74
	Section 10.2	Remedies	77
	Section 10.3	Right to Cure Defaults	78
	Section 10.4	Remedies Cumulative	78

 

    	-ii-

    	 

    

 

	ARTICLE XI
	 	 
	MISCELLANEOUS
	 	 
	Section 11.1	Successors and Assigns	79
	Section 11.2	Lender’s Discretion	79
	Section 11.3	Governing Law	79
	Section 11.4	Modification, Waiver in Writing	81
	Section 11.5	Delay Not a Waiver	81
	Section 11.6	Notices	81
	Section 11.7	Trial by Jury	82
	Section 11.8	Headings	83
	Section 11.9	Severability	83
	Section 11.10	Preferences	83
	Section 11.11	Waiver of Notice	83
	Section 11.12	Remedies of Borrower	83
	Section 11.13	Expenses; Indemnity	84
	Section 11.14	Schedules Incorporated	85
	Section 11.15	Offsets, Counterclaims and Defenses	85
	Section 11.16	No Joint Venture or Partnership; No Third Party Beneficiaries	85
	Section 11.17	Publicity	86
	Section 11.18	Waiver of Marshalling of Assets	86
	Section 11.19	Waiver of Offsets/Defenses/Counterclaims	86
	Section 11.20	Conflict; Construction of Documents; Reliance	86
	Section 11.21	Brokers and Financial Advisors	87
	Section 11.22	Exculpation	87
	Section 11.23	Prior Agreements	89
	Section 11.24	Servicer	89
	Section 11.25	Joint and Several Liability	90
	Section 11.26	Creation of Security Interest	90
	Section 11.27	Assignments and Participations	90
	Section 11.28	Set-Off	91
	Section 11.29	Component Notes	91
	Section 11.30	Approvals; Third Parties; Conditions	92
	Section 11.31	Limitation on Liability of Lender’s Officers, Employees, etc	92
	Section 11.32	Qualified Intermediary	92

 

    	-iii-

    	 

    

 

	SCHEDULES	 	 
	 	 	 
	Schedule I	-	Rent Roll
	Schedule II	-	Required Repairs
	Schedule III	-	Organizational Chart
	Schedule IV	-	Form of Subordination, Non-Disturbance and Attornment Agreement
	Schedule V	-	Sample Calculation of Actual Net Cash Flow
	Schedule VI	-	List of Exchange Documents
	Schedule VII	-	Form of Subordination of Management Agreement

 

    	-iv-

    	 

    

 

LOAN AGREEMENT

 

THIS LOAN AGREEMENT,
dated as of August 27, 2004 (as amended, restated, replaced, supplemented or otherwise modified from time to time, this “Agreement”),
by and between MORGAN STANLEY MORTGAGE CAPITAL INC., a New York corporation, having an address at 1221 Avenue of the Americas,
27th Floor, New York, New York 10020 (“Morgan” and METROPOLITAN LIFE INSURANCE COMPANY, a New York corporation,
having an address at 10 Park Avenue, Morristown, New Jersey 07962 (“MetLife”); and together with Morgan, collectively,
“Lender”), and TRIZEC 333 LA, LLC, a Delaware limited liability company, having an address at 233 South Wacker
Drive, Suite 4600, Chicago, Illinois 60606 (“Borrower”).

 

All capitalized terms
used herein shall have the respective meanings set forth in Article I hereof.

 

WITNESSETH:

 

WHEREAS, Borrower desires
to obtain the Loan from Lender; and

 

WHEREAS, Lender is willing
to make the Loan to Borrower, subject to and in accordance with the conditions and terms of this Agreement and the other Loan Documents.

 

NOW, THEREFORE, in consideration
of the covenants set forth in this Agreement, and other good and valuable consideration, the receipt and sufficiency of which are
hereby acknowledged, the parties hereto hereby agree, represent and warrant as follows:

 

ARTICLE
I

 

PRINCIPLES
OF CONSTRUCTION

 

Section 1.1        Definitions.

 

For all purposes of this
Agreement, except as otherwise expressly provided:

 

“Access Laws”
shall have the meaning set forth in Section 4.1.16(a).

 

“Acquired Property
Statements” shall have the meaning set forth in Section 9.1(c)(i).

 

“Actual Debt
Service Coverage Ratio” shall mean a ratio for the applicable period in which:

 

(a)     
the numerator is the Actual Net Cash Flow for such period as set forth in the financial statements required in accordance with
this Agreement; and

 

    	 

    	 

    

  

(b)     the
denominator is the aggregate amount of principal and interest due and payable on the Loan for such period.

 

“Actual Net
Cash Flow” shall mean, for any period, the amount obtained by subtracting Actual Operating Expenses for such period from
Gross Income from Operations for such period; provided, however, that for purposes of determining whether or not
a NOI Trigger Event has occurred (a) the Rents from the Property will be annualized based upon Leases in existence as of the
date immediately following the applicable Actual NOI Determination Date, based upon the rent roll delivered to Lender by Borrower
under Section 4.16 hereof and (b) Actual Operating Expenses and Gross Income from Operations (other than Rents) will
each be based upon the trailing 12-month period preceding the Actual NOI Determination Date. An example of each calculation is
attached hereto and made a part hereof as Schedule V.

 

“Actual NOI
Determination Date” shall mean the last day of each calendar quarter that Lender determines the Actual Net Cash Flow
in accordance with this Agreement.

 

“Actual Operating
Expenses” shall mean for any period, the total of all costs and expenses, computed in accordance with GAAP, of whatever
kind during such period relating to the operation, maintenance and management of the Property that are actually incurred, including
without limitation, utilities, ordinary repairs and maintenance, insurance, license fees, property taxes and assessments, advertising
expenses, management fees (if any), payroll and related taxes, computer processing charges, operational equipment, lease payments,
“bad debt” expenses and other similar costs, but excluding depreciation, tenant improvements and leasing commissions,
Debt Service, Capital Expenditures, and contributions to the Capital Expenditure Funds, the Tax Funds, Insurance Funds, the Rollover
Funds and any other reserves required under the Loan Documents.

 

“Affiliate”
shall mean, as to any Person, any other Person that, directly or indirectly, owns more than forty percent (40%) of, is in Control
of, is Controlled by or is under common ownership or Control with such Person or is a director or officer of such Person or of
an Affiliate of such Person.

 

“ALTA”
shall mean American Land Title Association, or any successor thereto.

 

“Alteration
Final Notice” shall have the meaning specified in Section 4.1.10(b).

 

“Alteration
Request” shall have the meaning specified in Section 4.1.10(b).

 

“Alteration
Response” shall have the meaning specified in Section 4.1.10(b).

 

“Alteration
Threshold” shall mean Seven Million Two Hundred and Sixty Thousand and No/100 Dollars ($7,260,000).

 

“Annual Budget”
shall mean the operating and capital budget for the Property setting forth Borrower’s good faith estimate of Gross Income
from Operations, Operating Expenses, and Capital Expenditures for the applicable Fiscal Year.

 

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“Appraisal”
shall mean an appraisal of the Property in its then “as is” condition, prepared not more than ninety (90) days prior
to the Closing Date (or other relevant date with respect to an updated Appraisal or an Appraisal with respect to the Property)
by a member of the American Institute of Real Estate Appraisers selected by Lender, which appraisal (i) shall meet the minimum
appraisal standards for national banks promulgated by the Comptroller of the Currency pursuant to Title XI of the Financial Institutions
Reform, Recovery, and Enforcement Act of 1989, as amended (FIRREA), and (ii) otherwise shall be in both form and substance
satisfactory to Lender in its sole and absolute discretion.

 

“Assignment
of Leases” shall mean that certain first priority Assignment of Leases and Rents, dated as of the date hereof, from Borrower,
as assignor, to Lender, as assignee, as the same may be amended, restated, replaced, supplemented or otherwise modified from time
to time.

 

“Assignment
of Management Agreement” shall mean that any Assignment of Management Agreement and Subordination of Management Fees
in the form attached hereto as Schedule VII to be entered into any time after the date hereof among Borrower, Manager
and Lender in accordance with the provisions of Section 7.2 hereof, as the same may be amended, restated, replaced, supplemented
or otherwise modified from time to time.

 

“Award”
shall mean any compensation paid by any Governmental Authority in connection with a Condemnation in respect of all or any part
of the Property.

 

“Bankruptcy
Action” shall mean with respect to any Person (i) such Person filing a voluntary petition under the Bankruptcy Code
or any other Federal or state bankruptcy or insolvency law; (ii) the filing of an involuntary petition against such Person
under the Bankruptcy Code or any other Federal or state bankruptcy or insolvency law, or soliciting or causing to be solicited
petitioning creditors for any involuntary petition against such Person; (iii) such Person filing an answer consenting to or
otherwise acquiescing in or joining in any involuntary petition filed against it, by any other Person under the Bankruptcy Code
or any other Federal or state bankruptcy or insolvency law, or soliciting or causing to be solicited petitioning creditors for
any involuntary petition from any Person; (iv) such Person consenting to or acquiescing in or joining in an application for
the appointment of a custodian, receiver, trustee, or examiner for such Person or any portion of the Property or (v) such
Person making an assignment for the benefit of creditors, or admitting, in writing or in any legal proceeding, its insolvency or
inability to pay its debts as they become due.

 

“Bankruptcy
Code” shall mean Title 11 of the United States Code entitled “Bankruptcy”, as amended from time to time,
and any successor statute or statutes and all rules and regulations from time to time promulgated thereunder, and any comparable
foreign laws relating to bankruptcy, insolvency or creditors’ rights.

 

“Basic Carrying
Costs” shall mean the sum of the following costs associated with the Property for the relevant Fiscal Year or payment
period: (i) Taxes and (ii) Insurance Premiums.

 

    	-3-

    	 

    

  

“Borrower”
shall mean Trizec 333 LA, LLC, a Delaware limited liability company together with its permitted successors and permitted
assigns.

 

“Business Day”
shall mean any day other than a Saturday, a Sunday or a legal holiday on which national banks are not open for general business
in (i) the State of New York, (ii) the state where the corporate trust office of the Trustee is located, or (iii) the
state where the servicing offices of the Servicer are located.

 

“Capital Expenditures”
shall mean, for any period, amounts expended for repairs, replacements and alterations to the Property and required to be capitalized
according to GAAP.

 

“Capital Expenditure
Funds” shall have the meaning set forth in Section 6.4.1.

 

“Capital Expenditures
Work” shall mean any labor performed or materials installed in connection with any Capital Expenditure.

 

“Cash Management
Agreement” shall mean that certain Cash Management Agreement of even date herewith between Lender and Borrower.

 

“Cash Sweep
Cure” shall mean any one of the following: (a) if the Cash Sweep Event is caused solely by the occurrence of the
Event of Default that such Event of Default has been cured or no longer exists or has been waived in writing by Lender or (b) if
the Cash Sweep Event is caused solely by the occurrence of a NOI Trigger Event (defined below),the Actual Net Cash Flow for two (2)
consecutive calendar quarters is equal to or greater than $19,685,954.00, as set forth in the financial statements required
under this Agreement; provided, that, no new Cash Sweep Event shall have occurred and be continuing under this Agreement.

 

“Cash Sweep
Event” shall mean any one of the following: (a) the occurrence of an Event of Default or (b) as of any Actual
NOI Determination Date, the Actual Net Cash Flow, as determined in the manner described in the definition of Actual Net Cash Flow
is less than $19,685,954.00 (a “NOI Trigger Event”).

 

“Cash Sweep
Period” shall mean the period from and after a Cash Sweep Event until a Cash Sweep Cure has occurred.

 

“Casualty”
shall mean the occurrence of any casualty, damage or injury, by fire or otherwise, to the Property or any part thereof.

 

“Casualty Consultant”
shall have the meaning set forth in Section 5.3.2(c).

 

“Casualty Retainage”
shall have the meaning set forth in Section 5.3.2(d).

 

“Clearing Account”
shall mean that certain collection account established by Borrower with Clearing Account Bank into which Borrower shall cause all
Rents to be deposited in accordance with the terms and conditions of the Clearing Account Agreement.

 

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“Clearing Account
Agreement” shall mean that certain Multi-Party Agreement Relating to Lockbox Services dated as of the date hereof, among
Borrower, Lender and Clearing Account Bank.

 

“Clearing Account
Bank” shall mean Bank of America, N.A., a national banking association together with its permitted successors and assigns.

 

“Closing Date”
shall mean the date of funding the Loan.

 

“Code”
shall mean the Internal Revenue Code of 1986, as amended, and as it may be further amended from time to time, any successor statutes
thereto, and applicable U.S. Department of Treasury regulations issued pursuant thereto in temporary or final form.

 

“Condemnation”
shall mean a temporary or permanent taking by any Governmental Authority as the result or in lieu or in anticipation of the exercise
of the right of condemnation or eminent domain, of all or any part of the Property, or any interest therein or right accruing thereto,
including any right of access thereto or any change of grade affecting the Property or any part thereof.

 

“Control”
shall mean the possession, directly or indirectly, of the power to direct or cause the direction of management, policies or activities
of a Person, whether through ownership of voting securities, by contract or otherwise. “Controlled” and “
Controlling” shall have correlative meanings.

 

“Debt”
shall mean the outstanding principal amount of the Loan together with all interest accrued and unpaid thereon and all other sums
(including any Yield Maintenance Premium payable pursuant to the terms of this Agreement) due to Lender in respect of the Loan
under the Note, this Agreement, the Mortgage, the Environmental Indemnity or any other Loan Document.

 

“Debt Service”
shall mean, with respect to any particular period of time, scheduled principal (as applicable) and interest payments under the
Note.

 

“Default”
shall mean the occurrence of any event hereunder or under any other Loan Document which, but for the giving of notice or passage
of time, or both, would be an Event of Default.

 

“Default Rate”
shall mean, with respect to the Loan, a rate per annum equal to the lesser of (i) the maximum rate permitted by applicable
law, or (ii) five percent (5%) above the Interest Rate.

 

“Defeasance
Collateral” shall mean U.S. Obligations, which provide payments (i) on or prior to, but as close as possible to,
the Business Day immediately preceding all Monthly Payment Dates and other scheduled payment dates, if any, under the Note after
the Defeasance Date and up to and including the Permitted Prepayment Date, and (ii) in amounts equal to or greater than the
Scheduled Defeasance Payments relating to such Monthly Payment Dates and other scheduled payment dates.

 

    	-5-

    	 

    

  

“Defeasance
Collateral Account” shall have the meaning set forth in Section 2.5.3.

 

“Defeasance
Date” shall have the meaning set forth in Section 2.5.1(a)(i).

 

“Defeasance
Event” shall have the meaning set forth in Section 2.5.1(a).

 

“Disclosure
Document” shall have the meaning set forth in Section 9.2(a).

 

“Disclosure
Document Date” shall have the meaning set forth in Section 9.1(c)(iv).

 

“Eligible Account”
shall mean an identifiable account separate from all other funds held by the holding institution that is either (i) an account
or accounts maintained with a federal or state-chartered depository institution or trust company which complies with the definition
of Eligible Institution or (ii) a segregated trust account or accounts maintained with a federal or state chartered depository
institution or trust company acting in its fiduciary capacity which, in the case of a state chartered depository institution or
trust company is subject to regulations substantially similar to 12 C.F.R. §9.10(b), having in either case a combined capital
and surplus of at least $50,000,000 and subject to supervision or examination by federal and state authority. An Eligible Account
will not be evidenced by a certificate of deposit, passbook or other instrument.

 

“Eligible Institution”
shall mean a depository institution or trust company insured by the Federal Deposit Insurance Corporation the short term unsecured
debt obligations or commercial paper of which are rated at least A-1 by S&P and P-1 by Moody’s or F-1+ by Fitch in the
case of accounts in which funds are held for thirty (30) days or less or, in the case of Letters of Credit or accounts in
which funds are held for more than thirty (30) days, the long term unsecured debt obligations of which are rated at least
“AA” by Fitch and S&P and “Aa2” by Moody’s.

 

“Environmental
Indemnity” shall mean that certain Environmental Indemnity Agreement, dated as of the date hereof, executed by Borrower
in connection with the Loan for the benefit of Lender.

 

“Environmental
Report” shall mean that certain Report on Bank of America Plaza ASTM Phase I Environmental Site Assessment, dated as
of July 1, 2004, prepared by Haley & Aldrich, Inc. in connection with the making of the Loan.

 

“Equipment”
shall have the meaning set forth in the granting clause of the Mortgage.

 

“ERISA”
shall mean the Employee Retirement Income Security Act of 1974, as amended.

 

“Event of Default”
shall have the meaning set forth in Section 10.1.

 

    	-6-

    	 

    

  

“Exchange”
shall mean a transaction intended to qualify as a “partial deferred exchange” and a “reverse exchange”
under Section 1031 of the Internal Revenue Code of 1986, as amended, and Revenue Procedure 2000-37 promulgated thereunder,
pursuant to which Qualified Intermediary shall acquire and hold 100% of the indirect interests in Borrower and, upon consummation
of the Exchange, transfer 100% of the indirect interests in Borrower to THI all in accordance with the terms of Section 8.2(e)
of this Agreement and with those certain agreements, documents and instruments in the form reviewed and approved by Lender prior
to the closing of the Loan, a list of which is attached hereto as Schedule VI, (collectively, the “Exchange Documents”).

 

“Exchange Act”
shall have the meaning set forth in Section 9.2(a).

 

“Exchange Act
Filing” shall have the meaning set forth in Section 9.1(c)(vi).

 

“Executive Order”
shall have the meaning set forth in the definition of “Prohibited Person”.

 

“Fiscal Year”
shall mean each twelve month period commencing on January 1 and ending on December 31 during each year of the term of the Loan.

 

“Fitch”
shall mean Fitch, Inc.

 

“GAAP”
shall mean generally accepted accounting principles set forth in the opinions and pronouncements of the Accounting Principles Board
and the American Institute of Certified Public Accountants and statements and pronouncements of the Financial Accounting Standards
Board (or agencies with similar functions of comparable stature and authority within the accounting profession), or in such other
statements by such entity as may be in general use by significant segments of the U.S. accounting profession.

 

“Governmental
Authority” shall mean any court, board, agency, commission, office or authority of any nature whatsoever or any governmental
unit (federal, state, county, district, municipal, city or otherwise) whether now or hereafter in existence.

 

“Gross Income
from Operations” shall mean, for any period, all revenues, computed in accordance with GAAP (excluding straight lining
of Rents and items of “Extraordinary Gain” as determined in accordance with GAAP), derived from the ownership and operation
of the Property from whatever source during such period, including, but not limited to, Rents, service fees or charges, license
fees, parking fees and other pass-through or reimbursements paid by tenants under the Leases of any nature, but excluding rent
concessions or credits, rent abatements, sales, use and occupancy or other taxes on receipts required to be accounted for by Borrower
to any Governmental Authority, refunds and uncollectible accounts, sales of furniture, fixtures and equipment, Net Proceeds (other
than from business interruption or other loss of income insurance), and any disbursements to Borrower from the Tax Funds, Insurance
Funds, the Capital Expenditure Funds, the Rollover Funds, or any other escrow fund established by the Loan Documents.

 

“Improvements”
shall have the meaning set forth in the granting clause of the Mortgage.

 

    	-7-

    	 

    

  

“Indebtedness”
shall mean, for any Person, without duplication: (i) all indebtedness of such Person for borrowed money, for amounts drawn
under a letter of credit, or for the deferred purchase price of property for which such Person or its assets is liable, (ii) all
unfunded amounts under a loan agreement, letter of credit, or other credit facility for which such Person would be liable if such
amounts were advanced thereunder, (iii) all amounts required to be paid by such Person as a guaranteed payment to partners
or a preferred or special dividend, including any mandatory redemption of shares or interests, (iv) all indebtedness guaranteed
by such Person, directly or indirectly, (v) all obligations under leases that constitute capital leases for which such Person
is liable, and (vi) all obligations of such Person under interest rate swaps, caps, floors, collars and other interest hedge
agreements, in each case whether such Person is liable contingently or otherwise, as obligor, guarantor or otherwise, or in respect
of which obligations such Person otherwise assures a creditor against loss.

 

“Indemnified
Liabilities” shall have the meaning set forth in Section 11.13(b).

 

“Independent
Manager” shall have the meaning set forth in Section 3.1.24(p).

 

“Insolvency
Opinion” shall mean that certain bankruptcy nonconsolidation opinion letter, dated the date hereof, rendered by Edwards
& Angell, LLP in connection with the Loan.

 

“Insurance Funds”
shall have the meaning set forth in Section 6.3.1.

 

“Insurance Premiums”
shall have the meaning set forth in Section 5.1.1(b).

 

“Interest Rate”
shall mean, the Note A-1 Interest Rate, the Note A-2 Interest Rate, the Note A-3 Interest Rate, the Note A-4 Interest Rate, the
Note A-5 Interest Rate and the Note B Interest Rate, as applicable.

 

“Lease”
shall mean any lease, sublease or subsublease, letting, license, concession or other agreement (whether written or oral and whether
now or hereafter in effect) pursuant to which Borrower or any of its predecessors in interest grants or has granted to any Person
a possessory interest in, or right to use or occupy all or any portion of any space in the Property, and every modification, amendment
or other agreement relating to such lease, sublease, subsublease, or other agreement entered into in connection with such lease,
sublease, subsublease, or other agreement and every guarantee of the performance and observance of the covenants, conditions and
agreements to be performed and observed by the other party thereto.

 

“Legal Requirements”
shall mean all federal, state, county, municipal and other governmental statutes, laws, rules, orders, regulations, ordinances,
judgments, decrees and injunctions of Governmental Authorities affecting Borrower or the Property or any part thereof or the construction,
use, alteration or operation thereof, or any part thereof, whether now or hereafter enacted and in force, including, without limitation,
the Americans with Disabilities Act of 1990, and all permits, licenses and authorizations and regulations relating thereto, and
all covenants, agreements, restrictions and encumbrances contained in any instruments, either of record or known to Borrower, at
any time in force affecting the Property or any part thereof, including, without limitation, any which may (i) require repairs,
modifications or alterations in or to the Property or any part thereof, or (ii) in any way limit the use and enjoyment thereof.

 

    	-8-

    	 

    

  

“Lender”
shall mean, collectively, Morgan Stanley Mortgage Capital Inc., a New York corporation, and Metropolitan Life Insurance Company,
a New York corporation, together with their respective successors and assigns.

 

“Lender Group”
shall have the meaning set forth in Section 9.2(b).

 

“Lender Indemnitees”
shall have the meaning set forth in Section 11.13(b).

 

“Letter of Credit”
shall mean an irrevocable, unconditional, transferable (without cost or fee), clean sight draft letter of credit acceptable to
Lender and the Rating Agencies (either an evergreen letter of credit or one which does not expire until at least thirty (30)
Business Days after the Maturity Date) in favor of Lender and entitling Lender to draw thereon in New York, New York, issued by
a domestic Eligible Institution or the U.S. agency or branch of a foreign Eligible Institution. If at any time the bank issuing
any such Letter of Credit shall cease to be an Eligible Institution, Lender shall have the right immediately to draw down the same
in full and hold the proceeds of such draw in accordance with the applicable provisions hereof.

 

“Liabilities”
shall have the meaning set forth in Section 9.2(b).

 

“Lien”
shall mean any mortgage, deed of trust, lien, pledge, hypothecation, assignment, security interest, or any other encumbrance, charge
or transfer of, on or affecting the Property or any portion thereof or Borrower, or any interest therein, including, without limitation,
any conditional sale or other title retention agreement, any financing lease having substantially the same economic effect as any
of the foregoing, the filing of any financing statement, and mechanic’s, materialmen’s and other similar liens and
encumbrances.

 

“Loan”
shall mean the loan in the original principal amount of Two Hundred Forty-Two Million and No/100 Dollars ($242,000,000.00) made
by Lender to Borrower pursuant to this Agreement evidenced by the Note and secured by the Mortgage, together with all sums due
or to become due thereunder.

 

“Loan Documents”
shall mean, collectively, this Agreement, the Note, the Mortgage, the Assignment of Leases, the Cash Management Agreement, the
Clearing Account Agreement, the Environmental Indemnity and any other document pertaining to the Property as well as all other
documents now or hereafter executed and/or delivered in connection with the Loan.

 

“Loan-to-Value
Ratio” shall mean the ratio, as of a particular date, in which the numerator is equal to the outstanding principal balance
of the Debt and the denominator is equal to the appraised value of the Property as determined by an appraisal prepared in accordance
with the requirements for the Appraisal.

 

“Major Lease”
shall mean any Lease (i) demising 50,000 square feet or more at the Property or (ii) made with a Tenant that is a Tenant
under another Lease at the Property, if the Leases together cover 50,000 square feet or more at the Property.

 

    	-9-

    	 

    

 

“Management
Agreement” shall mean any management agreement with respect to the Property entered into by Borrower in accordance with
the terms and conditions of the Loan Documents pursuant to which the Manager is to provide management and other services with respect
to the Property.

 

“Manager”
shall mean any manager of the Property approved in accordance with the terms and conditions of the Loan Documents.

 

“Master Lease”
shall mean that certain Master Lease Agreement dated as of the date hereof, by and between Borrower, as master lessor, and Trizec
333, as master lessee.

 

“Material Adverse
Effect” shall mean any material adverse effect upon (i) the business operations, economic performance or financial
condition of Borrower or the Property, (ii) the ability of Borrower to perform, in all material respects, its obligations
under each of the Loan Documents or (iii) the enforceability or validity of any Loan Document, the perfection or priority
of any Lien created under any Loan Document or the remedies of the Lender under any Loan Document.

 

“Material Agreements”
shall mean each contract and agreement relating to the ownership, management, development, use, operation, leasing, maintenance,
repair or improvement of the Property, (other than the Management Agreement and the Leases) which (i) require Borrower to
pay more than $1,000,000 per annum and (ii) has a term that exceeds one year, and cannot be terminated by Borrower without
cause upon 90 days’ notice or less without payment of a termination fee.

 

“Maturity Date”
shall mean September 7, 2014 or such other date on which the final payment of principal of the Note becomes due and payable as
therein or herein provided, whether at such stated maturity date, by declaration of acceleration, or otherwise.

 

“Maximum Legal
Rate” shall mean the maximum nonusurious interest rate, if any, that at any time or from time to time may be contracted
for, taken, reserved, charged or received on the indebtedness evidenced by the Note and as provided for herein or the other Loan
Documents, under the laws of such state or states whose laws are held by any court of competent jurisdiction to govern the interest
rate provisions of the Loan.

 

“Minimum Disbursement
Amount” shall mean Twenty-Five Thousand and No/100 Dollars ($25,000).

 

“Monthly Debt
Service Payment Amount” shall mean from the first Monthly Payment Date through and including September 7, 2006 a monthly
payment of interest only and thereafter a constant monthly payment of $1,345,340.00.

 

“Monthly Payment
Date” shall mean the seventh (7th) day of every calendar month occurring during the term of the Loan, provided,
however, that, prior to a Securitization, Lender shall have the right to change the Monthly Payment Date to any other day
(or such other day of a calendar month selected by Lender, in its sole and absolute discretion, to collect debt service payments
under loans which it makes and securitizes) upon at least ten (10) days prior written notice to Borrower (in which event such
change shall then be deemed effective) and, if requested by Lender, Borrower shall promptly execute an amendment to this Agreement
to evidence such change.

 

    	-10-

    	 

    

  

“Moody’s”
shall mean Moody’s Investors Service, Inc.

 

“Mortgage”
shall mean that certain first priority Deed of Trust, Security Agreement and Fixture Filing, dated the date hereof, executed and
delivered by Borrower as security for the Loan and encumbering the Property, as the same may be amended, restated, replaced, supplemented
or otherwise modified from time to time.

 

“Net Proceeds”
shall mean: (i) the net amount of all insurance proceeds payable as a result of a Casualty to the Property, after deduction
of reasonable costs and expenses (including, but not limited to, reasonable attorneys’ fees), if any, in collecting such
insurance proceeds, or (ii) the net amount of the Award, after deduction of reasonable costs and expenses (including, but
not limited to, reasonable attorneys’ fees), if any, in collecting such Award.

 

“Net Proceeds
Deficiency” shall have the meaning set forth in Section 5.3.2(f).

 

“New Mezzanine
Borrower” shall have the meaning set forth in Section 9.3.

 

“New Mezzanine
Loan” shall have the meaning set forth in Section 9.3.

 

“Non-Material
Lease Modification” shall mean with respect to a Major Lease, any modification or amendment thereto which (i) does
not reduce the rental rate payable thereunder or adversely affect in any manner any of the other economic terms thereunder, (ii) does
not shorten the term of such Major Lease, (iii) does not involve the expansion or addition of more than 50,000 square feet
of space to such Major Lease, and (iv) does not otherwise have a material adverse effect with respect to such Major Lease.

 

“Note”
shall mean, collectively, Note A and Note B.

 

“Note A”
shall mean, collectively (i) that certain Promissory Note A-1, dated the date hereof, made by Borrower to Morgan in the original
principal amount of $75,000,000.00 (such note, together with all extensions, renewals, replacements, restatements or modifications
thereof hereinafter referred to as “Note A-1”), (ii) that certain Promissory Note A-2, dated the date hereof,
made by Borrower to Morgan in the original principal amount of $50,000,000.00 (such note, together with all extensions, renewals,
replacements, restatements or modifications thereof hereinafter referred to as “Note A-2”), (iii) that
certain Promissory Note A-3, dated the date hereof, made by Borrower to Morgan in the original principal amount of $35,000,000.00
(such note, together with all extensions, renewals, replacements, restatements or modifications thereof hereinafter referred to
as “Note A-3”), (iv) that certain Promissory Note A-4, dated the date hereof, made by Borrower to Morgan
in the original principal amount of $20,000,000.00 (such note, together with all extensions, renewals, replacements, restatements
or modifications thereof hereinafter referred to as “Note A-4”), and (v) that certain Promissory Note A-5,
dated the date hereof, made by Borrower to Morgan in the original principal amount of $12,000,000.00 (such note, together with
all extensions, renewals, replacements, restatements or modifications thereof hereinafter referred to as “Note A-5”).

 

“Note A-1 Interest
Rate” shall mean a rate per annum equal to 5.0626% payable with respect to Note A-1.

 

    	-11-

    	 

    

  

“Note A-2 Interest
Rate” shall mean a rate per annum equal to 5.0626% payable with respect to Note A-2.

 

“Note A-3 Interest
Rate” shall mean a rate per annum equal to 5.0626% payable with respect to Note A-3.

 

“Note A-4 Interest
Rate” shall mean a rate per annum equal to 5.0626% payable with respect to Note A-4.

 

“Note A-5 Interest
Rate” shall mean a rate per annum equal to 5.0626% payable with respect to Note A-5.

 

“Note B”
shall mean that certain Promissory Note B, dated the date hereof, made by Borrower to MetLife in the original principal amount
of $50,000,000.00 (such note, together with all extensions, renewals, replacements, restatements or modifications thereof).

 

“Note B Interest
Rate” shall mean a rate per annum equal to 6.2600% payable with respect to Note B.

 

“Notice”
shall have the meaning set forth in Section 11.6.

 

“Officer’s
Certificate” shall mean a certificate delivered to Lender by Borrower which is signed by an authorized officer of Borrower.

 

“Operating Agreements”
shall mean any material covenants, restrictions or agreements of record relating to the construction, operation or use of the Property.

 

“Other Charges”
shall mean all ground rents, maintenance charges, impositions other than Taxes, and any other charges, including, without limitation,
vault charges and license fees for the use of vaults, chutes and similar areas adjoining the Property, now or hereafter levied
or assessed or imposed against the Property or any part thereof.

 

“Patriot Act”
shall mean collectively all laws of the United States federal government relating to terrorism or money laundering, including Executive
Order No. 13224 on Terrorist Financing (effective September 24, 2001) and the Uniting and Strengthening America by Providing Appropriate
Tools Required to Intercept and Obstruct Terrorism Act of 2001 (Public Law 107 56).

 

“Permitted Encumbrances”
shall mean, collectively, (i) the Liens and security interests created by the Loan Documents, (ii) all Liens, encumbrances
and other matters expressly set forth in the Title Insurance Policy, (iii) Liens, if any, for Taxes imposed by any Governmental
Authority not yet due or delinquent, (iv) mechanics’, materialmen’s or similar Liens for delinquent taxes, if
being contested by Borrower in accordance with the terms of this Agreement, (v) Liens on personal property securing financing
leases, (vi) rights of tenants, as tenants only, under Leases in existence on the Closing Date and any Leases (including the
Master Lease) entered into thereafter in accordance with the requirements of this Agreement, (vii)  easements, rights-of-way,
restrictions, minor encroachments, or other similar encumbrances not impairing the marketability of the Property and not interfering
with the use of the Property for uses permitted under this Agreement or in the ordinary conduct of the business of Borrower, and
(viii) such other title and survey exceptions as Lender has approved or may approve in writing in Lender’s reasonable
discretion.

 

    	-12-

    	 

    

  

“Permitted Investments”
shall have the meaning set forth in the Cash Management Agreement.

 

“Permitted Prepayment
Date” shall have the meaning set forth in Section 2.4.1.

 

“Permitted Transfer”
shall have the meaning set forth in Section 8.2.

 

“Permitted Transferee”
shall mean a corporation, partnership, limited liability company or other Person (a) which is a Trizec Affiliate or (b) which,
or the parent entity of which, (i) owns a minimum of eight (8) office buildings comparable in quality to the Property
with an aggregate of at least 6,000,000 square feet (excluding the Property) and (ii) has, together with its Affiliates, a
net worth of not less than $500,000,000 (excluding the Property), (ii) which is not, and the principals of which are not,
(a) in default on any indebtedness or loan from Lender, (b) the subject of any Bankruptcy Action, (c) the subject
of any criminal charges or proceedings which is deemed significant as reasonably determined by Lender, (d) involved, or whose
parent or Affiliates are involved, in litigation which would impair its ability to own, manage or lease the Property as reasonably
determined by Lender, (e) on any list maintained by the Office of Foreign Assets Control or (f) in violation of the Patriot
Act, (iii) that qualifies as a single purpose, bankruptcy remote entity under criteria established by the Rating Agencies;
and (iv) whose counsel has delivered to Lender a non-consolidation opinion reasonably acceptable to Lender and acceptable
to the Rating Agencies in their sole discretion.

 

“Person”
shall mean any individual, corporation, partnership, limited liability company, joint venture, estate, trust, unincorporated association,
any other entity, any federal, state, county or municipal government or any bureau, department or agency thereof and any fiduciary
acting in such capacity on behalf of any of the foregoing.

 

“Policy”
shall have the meaning specified in Section 5.1.1(b).

 

“Principal”
shall mean, Trizec 333 Mezz, LLC, a Delaware limited liability company.

 

“Prohibited
Person” shall mean any Person:

 

(a)          listed
in the Annex to, or is otherwise subject to the provisions of, the Executive Order No. 13224 on Terrorist Financing, effective
September 24, 2001, and relating to Blocking Property and Prohibiting Transactions With Persons Who Commit, Threaten to Commit,
or Support Terrorism (the “Executive Order”);

 

(b)          that
is owned or Controlled by, or acting for or on behalf of, any person or entity that is listed in the Annex to, or is otherwise
subject to the provisions of the Executive Order;

 

    	-13-

    	 

    

 

 (c)          with
whom Lender is prohibited from dealing or otherwise engaging in any transaction by the Patriot Act;

 

(d)          who
commits, threatens or conspires to commit or supports “terrorism” as defined in the Executive Order;

 

(e)          that
is named as a “specially designated national and blocked person” on the most current list published by the U.S. Treasury
Department Office of Foreign Assets Control at its official website or at any replacement website or other replacement official
publication of such list; or

 

(f)          who
is an Affiliate of a Person listed above.

 

“Property”
shall mean the parcel of real property, the Improvements thereon and all personal property owned by Borrower and encumbered, from
time to time, by the Mortgage, together with all rights of Borrower pertaining to such property and Improvements, all as more particularly
described in the granting clauses of the Mortgage.

 

“Property Condition
Report” shall mean that certain Property Condition Assessment, Bank of America Plaza, dated as of June 28, 2004, prepared
by Property Condition Assessments, LLC in connection with the making of the Loan.

 

“Proposed Alterations”
shall have the meaning specified in Section 4.1.10(b).

 

“Qualified Intermediary”
shall mean Trizec 333, whose sole member is CDECRE, Inc., an Illinois corporation, in its capacity as an “Exchange Accommodation
Titleholder,” as defined in Revenue Procedure 2000-37, 2000-2 C.B. 308 promulgated under the Internal Revenue Code of 1986,
as amended, and, in such capacity, the owner of one hundred percent (100%) of the indirect ownership interests in Borrower.

 

“Qualified Lender”
shall mean one or more of the following: (i) a real estate investment trust, bank, saving and loan association, investment
bank, insurance company, trust company, commercial credit corporation, pension plan, pension fund or pension advisory firm, mutual
fund, government entity or plan, (ii) investment company, money management firm or “qualified institutional buyer”
within the meaning of Rule 144A under the Securities Act of 1933, as amended, or an institutional “accredited investor”
within the meaning of Regulation D under the Securities Act of 1933, as amended, which is regularly engaged in the business of
making or owning loans of similar types to the proposed mezzanine loan or the Loan, (iii) an investment fund, limited liability
company, limited partnership or general partnership (a “Permitted Investment Fund”) where the mezzanine
lender acts as the general partner, managing member or fund manager and at least 50% of the equity interests in such Permitted
Investment Fund are owned, directly or indirectly, by one or more of the following: an institutional “accredited investor,”
within the meaning of Regulation D promulgated under the Securities Act of 1933, as amended, and/or a “qualified institutional
buyer” or both within the meaning of Rule 144A promulgated under the Securities Exchange Act of 1934 (provided each institutional
“accredited investor” or “qualified institutional buyer” meets the test set forth in clause (v)(A)
below), as amended, (iv) any other lender or entity (including any opportunity funds) regularly engaged in the business of
making mezzanine loans which has been approved as a Qualified Lender by the Rating Agencies, (v) an institution substantially
similar to any of the foregoing entities described in clauses (i) or (ii) of this definition, and as to each of the entities
described in clauses (i), (ii) and (v) provided such entity (A) has total assets (in name or under management) in
excess of $650,000,000 and (except with respect to a pension advisory firm or similar fiduciary) capital/statutory surplus or shareholder’s
equity of $250,000,000 and (B) is regularly engaged in the business of making or owning commercial real estate loans or commercial
loans secured by a pledge of interests in a mortgage borrower, or (vi) any entity Controlled (as defined below) by any one
or more of the entities described above. For purposes of this definition only, “Control” means the ownership,
directly or indirectly, in the aggregate of more than fifty percent (50%) of the beneficial ownership interest of an entity and
the possession, directly or indirectly, of the power to direct or cause the direction of the management or policies of an entity,
whether through the ability to exercise voting power, by contract or otherwise.

 

    	-14-

    	 

    

  

“Qualified Manager”
shall mean any of the following provided such Person is not the subject of any Bankruptcy Action: (a) any Trizec Affiliate
or (b) a reputable and experienced professional management organization which manages, together with its Affiliates, exclusive
of the Property, at least 6,000,000 square feet of office buildings comparable to the Property on a national basis; provided,
however, that Borrower shall have delivered to Lender (i) in the case of (b) above, a Rating Agency Confirmation (or,
if a Securitization shall not have occurred and notwithstanding Section 7.2 hereof, Borrower shall have obtained the prior
written consent of Lender not to be unreasonably withheld or delayed) and (ii) in the case of (a) above, a new and/or updated
Insolvency Opinion which shall be in form, scope and substance reasonably acceptable in all respects to Lender and acceptable in
all respects to the Rating Agencies.

 

“Rating Agencies”
shall mean, prior to the final Securitization of the Loan, each of S&P, Moody’s and Fitch, or any other nationally-recognized
statistical rating agency which has been designated by Lender and, after the final Securitization of the Loan, shall mean any of
the foregoing that have rated any of the Securities.

 

“Rating Agency
Confirmation” shall mean a written affirmation from each of the Rating Agencies that the credit rating of the Securities
by such Rating Agency immediately prior to the occurrence of the event with respect to which such Rating Agency Confirmation is
sought will not be qualified, downgraded or withdrawn as a result of the occurrence of such event, which affirmation may be granted
or withheld in such Rating Agency’s sole and absolute discretion.

 

“Registration
Statement” shall have the meaning set forth in Section 9.2(b).

 

“Release Date”
shall mean the earlier to occur of (i) the third (3rd) anniversary of the Closing Date and (ii) the date that is two (2)
years from the “startup day” (within the meaning of Section 860G(a)(9) of the Code) of the REMIC Trust established
in connection with the last Securitization involving any portion of this Loan.

 

“REMIC Trust”
shall mean a “real estate mortgage investment conduit” within the meaning of Section 860D of the Code that holds
the Note.

 

    	-15-

    	 

    

  

“Rents”
shall mean all rents (including, without limitation, percentage rents), rent equivalents, moneys payable as damages or in lieu
of rent or rent equivalents, royalties (including, without limitation, all oil and gas or other mineral royalties and bonuses),
income, receivables, receipts, revenues, deposits (including, without limitation, security, utility and other deposits), accounts,
cash, issues, profits, charges for services rendered, and other consideration of whatever form or nature received by or paid to
or for the account of or benefit of Borrower or its agents or employees from any and all sources arising from or attributable to
the Property, and proceeds, if any, from business interruption or other loss of income insurance.

 

“Required Repairs”
shall have the meaning set forth in Section 6.1.1 hereof.

 

“Reserve Funds”
shall mean, collectively, the Capital Expenditure Funds, the Insurance Funds, the Tax Funds and the Rollover Funds.

 

“Restoration”
shall have the meaning set forth in Section 5.2.1.

 

“Restoration
Threshold” shall mean Seven Million Two Hundred and Sixty Thousand and No/100 Dollars $7,260,000.

 

“Rollover Funds”
shall have the meaning set forth in Section 6.5.1.

 

“S&P”
shall mean Standard & Poor’s Ratings Services, a division of The McGraw-Hill Companies, Inc.

 

“Scheduled Defeasance
Payments” shall mean all scheduled payments of interest and principal under the Note for all Monthly Payment Dates occurring
after the Defeasance Date and up to and including the Permitted Prepayment Date (including, the outstanding principal balance on
the Note as of the Permitted Prepayment Date).

 

“Secondary Market
Transaction” shall have the meaning set forth in Section 9.1(a).

 

“Securities”
shall have the meaning set forth in Section 9.1(a).

 

“Securities
Act” shall have the meaning set forth in Section 9.2(a).

 

“Securitization”
shall have the meaning set forth in Section 9.1(a).

 

“Security Agreement”
shall mean a security agreement in form and substance that would be satisfactory to a prudent lender pursuant to which Borrower
grants Lender a perfected, first priority security interest in the Defeasance Collateral.

 

“Servicer”
shall have the meaning set forth in Section 11.24(a).

 

“Servicing Agreement”
shall have the meaning set forth in Section 11.24(a).

 

“Severed Loan
Documents” shall have the meaning set forth in Section 10.2(c).

 

“SPC Party”
shall have the meaning set forth in Section 3.1.24(o).

 

    	-16-

    	 

    

  

“Specified Decisions”
shall mean, with respect to the Borrower or any SPC Party, decisions to (a) refinance, (b) amend the organizational documents
of Borrower or any SPC Party, (c) alter voting rights of the owners of the Borrower or any SPC Party, (d) merge with,
consolidate with or acquire another entity, (e) transfer ownership interests in such Person, (f) dissolve, (g) reorganize
or change or remove a managing member or general partner of such Person, as applicable, or (h) similar decisions affecting
such Person, as reasonably determined by Lender; provided, however, in no event shall any decision with respect to
the day-to-day control, operation and/or management of Borrower or the Property be deemed to constitute a Specified Decision for
purposes hereof.

 

“Standard Statements”
shall have the meaning set forth in Section 9.1(c)(i).

 

“State”
shall mean the State or Commonwealth in which the Property or any part thereof is located.

 

“Subordinate
Mezzanine Lender” shall have the meaning set forth in Section 8.3.

 

“Subordinate
Mezzanine Loan” shall have the meaning set forth in Section 8.3.

 

“Subordinate
Mezzanine Intercreditor Agreement” shall have the meaning set forth in Section 8.3.

 

“Subordination
Agreement” shall mean that certain Subordination and Attornment Agreement dated the date hereof by and between Trizec
333 and Lender, with respect to the Master Lease, as the same may be amended, restated, replaced, supplemented or otherwise modified
from time to time.

 

“Successor Borrower”
shall have the meaning set forth in Section 2.5.4.

 

“Survey”
shall mean a current land survey for the Property, certified to the title company and Lender and its successors and assigns, in
form and content reasonably satisfactory to Lender.

 

“Tax Funds”
shall have the meaning set forth in Section 6.2.1.

 

“Taxes”
shall mean all real estate and personal property taxes, assessments, water rates or sewer rents, now or hereafter levied or assessed
or imposed against the Property or part thereof, together with all interest and penalties thereon.

 

“Tenant”
shall mean any Person obligated by contract or otherwise to pay monies (including a percentage of gross income, revenue or profits)
under any Lease now or hereafter affecting all or any part of the Property.

 

“Terrorism Losses”
shall be those types of losses which result from perils of terrorism and acts of terrorism as are currently “certified”
under TRIA whether or not TRIA is in effect excluding losses for nuclear, biological or chemical acts.

 

    	-17-

    	 

    

  

“Terrorism Premium
Limit” shall mean an annual Insurance Premium equal to or greater than (but not less than) the premium paid for the “All
Risk” insurance described in Section 5.1.1(a)(i) hereof, but, in no event, less than $437,500.00.

 

“THI”
shall mean Trizec Holdings, Inc. or any successor thereto by merger, conversion, consolidation, reorganization or other form of
business combination.

 

“Title Insurance
Policy” shall mean an ALTA mortgagee title insurance policy in the form reasonably acceptable to Lender issued with respect
to the Property and insuring the lien of the Mortgage together with such endorsements and affirmative coverages as Lender may reasonably
require.

 

“TPI”
shall mean Trizec Properties, Inc. or any successor thereto by merger, conversion, consolidation, reorganization or other form
of business combination.

 

“Transferee”
shall have the meaning set forth in Section 8.1.1(f)(ii) .

 

“TRIA”
shall mean the Terrorism Risk Insurance Act of 2002, as amended, or similar Federal statute.

 

“Trizec Affiliate”
shall mean (a) THI, (b) TPI, or (c) any entity which directly or indirectly has Control over, is Controlled by or
is under common Control with THI or TPI.

 

“Trizec 333”
shall mean Trizec 333 Holdings, LLC, a Delaware limited liability company.

 

“Trustee”
shall mean any trustee holding the Loan in a Securitization.

 

“UCC”
or “Uniform Commercial Code” shall mean the Uniform Commercial Code as in effect in the State.

 

“Underwriter
Group” shall have the meaning set forth in Section 9.2(b).

 

“Updated Information”
shall have the meaning set forth in Section 9.1(b)(i).

 

“U.S. Obligations”
shall mean non redeemable securities evidencing an obligation to timely pay principal and/or interest in a full and timely manner
that are (a) direct obligations of the United States of America for the payment of which its full faith and credit is pledged,
(b) other non-callable “government securities” as defined in Treasury Regulations Section 1.860G-2(a)(8)(i), as
amended which will not result in a reduction, downgrade or withdrawal of the ratings for the Securities or any class thereof issued
in connection with a Security and which are then outstanding or (c) other instruments, which if a Securitization has occurred,
the REMIC Trust formed pursuant to such Securitization will not fail to maintain its status as a “real estate mortgage investment
conduit” within the meaning of Section 860D of the Code and which will not result in a reduction, downgrade or withdrawal
of the ratings for the Securities or any class thereof issued in connection with a Security and which are then outstanding.

 

    	-18-

    	 

    

  

“Yield Maintenance
Premium” shall mean an amount equal to: (i) one percent (1%) of the principal amount of the Loan being prepaid plus
(ii) the present value as of the Prepayment Date of the Calculated Payments from the Prepayment Date through the Permitted
Prepayment Date determined by discounting such payments at the Discount Rate. As used in this definition, the term “Prepayment
Date” shall mean the date on which prepayment is made. As used in this definition, the term “Calculated Payments”
shall mean the monthly payments of interest only which would be due based on the principal amount of the Loan being prepaid on
the Prepayment Date and assuming an interest rate per annum equal to the difference (if such difference is greater than zero) between
(y) the Interest Rate and (z) the Yield Maintenance Treasury Rate. As used in this definition, the term “Discount
Rate” shall mean the rate which, when compounded monthly, is equivalent to the Yield Maintenance Treasury Rate, when
compounded semi-annually. As used in this definition, the term “Yield Maintenance Treasury Rate” shall mean
the yield calculated by Lender by the linear interpolation of the yields, as reported in the Federal Reserve Statistical Release
H.15-Selected Interest Rates under the heading U.S. Government Securities/Treasury Constant Maturities for the week ending prior
to the Prepayment Date, of U.S. Treasury Constant Maturities with maturity dates (one longer or one shorter) most nearly approximating
the Maturity Date. In the event Release H.15 is no longer published, Lender shall select a comparable publication to determine
the Yield Maintenance Treasury Rate. In no event, however, shall Lender be required to reinvest any prepayment proceeds in U.S.
Treasury obligations or otherwise.

 

Section 1.2       Principles
of Construction.

 

All references to sections
and schedules are to sections and schedules in or to this Agreement unless otherwise specified. Unless otherwise specified, the
words “hereof,” “herein” and “hereunder” and words of similar import when
used in this Agreement shall refer to this Agreement as a whole and not to any particular provision of this Agreement. Unless otherwise
specified, all meanings attributed to defined terms herein shall be equally applicable to both the singular and plural forms of
the terms so defined.

 

ARTICLE
II

 

THE
LOAN

 

Section 2.1       The
Loan.

 

2.1.1           Agreement
to Lend and Borrow.    Subject to and upon the terms and conditions set forth herein, Lender shall make the Loan to Borrower and
Borrower shall accept the Loan from Lender on the Closing Date.

 

2.1.2           Single
Disbursement to Borrower.    Borrower shall receive only one (1) borrowing hereunder in respect of
the Loan and any amount borrowed and repaid hereunder in respect of the Loan may not be reborrowed.

 

2.1.3           Note,
Mortgage and Loan Documents.   The Loan shall be evidenced
by the Note and secured by the Mortgage, the Assignment of Leases and the other Loan Documents.

 

    	-19-

    	 

    

  

2.1.4           Use
of Proceeds. Borrower shall use proceeds of the Loan to (a) acquire the Property and/or pay and refinance any existing
loans relating to the Property, (b) pay all past due Basic Carrying Costs, if any, in respect of the Property, (c) deposit
the Reserve Funds, as applicable, (d) pay costs and expenses incurred in connection with the closing of the Loan, (e) fund
any working capital requirements of the Property and (f) distribute the balance of the proceeds, if any to Borrower and its
members.

 

Section 2.2           Interest
Rate.

 

2.2.1           Interest
Rate. Interest on the outstanding principal balance of the Loan shall accrue from the Closing Date up to and including the
Maturity Date at the Interest Rate.

 

2.2.2           Default
Rate. In the event that, and for so long as, any Event of Default shall have occurred and be continuing, the outstanding principal
balance of the Loan and, to the extent permitted by law, overdue interest in respect of the Loan, shall accrue interest at the
Default Rate, calculated from the date such payment was due without regard to any grace or cure periods contained herein.

 

2.2.3           Interest
Calculation. Interest on the outstanding principal balance of the Loan shall be calculated by multiplying (a) the actual
number of days elapsed in the period for which the calculation is being made by (b) a daily rate based on a three hundred
sixty (360) day year (that is, the Interest Rate or the Default Rate, as then applicable, expressed as an annual rate divided by
360) by (c) the outstanding principal balance. The accrual period for calculating interest due on each Monthly Payment Date
shall be the calendar month immediately prior to such Monthly Payment Date.

 

2.2.4           Usury
Savings. This Agreement and the other Loan Documents are subject to the express condition that at no time shall Borrower be
required to pay interest on the principal balance of the Loan at a rate which could subject Lender to either civil or criminal
liability as a result of being in excess of the Maximum Legal Rate. If by the terms of this Agreement or the other Loan Documents,
Borrower is at any time required or obligated to pay interest on the principal balance due hereunder at a rate in excess of the
Maximum Legal Rate, the Interest Rate or the Default Rate, as the case may be, shall be deemed to be immediately reduced to the
Maximum Legal Rate and all previous payments in excess of the Maximum Legal Rate shall be deemed to have been payments in reduction
of principal and not on account of the interest due hereunder. All sums paid or agreed to be paid to Lender for the use, forbearance,
or detention of the sums due under the Loan shall, to the extent permitted by applicable law, be amortized, prorated, allocated,
and spread throughout the full stated term of the Loan until payment in full so that the rate or amount of interest on account
of the Loan does not exceed the Maximum Legal Rate from time to time in effect and applicable to the Loan for so long as the Loan
is outstanding.

 

    	-20-

    	 

    

 

Section 2.3       Loan
Payments.

 

2.3.1           Payment
Before Maturity Date. Borrower shall make a payment to Lender of interest only on the Closing Date for the period from the
Closing Date through the last day of the month in which the Closing Date occurs (unless the Closing Date is the first (1st)
day of a calendar month, in which case no such separate payment of interest shall be due). Borrower shall make a payment to Lender
in the amount of the Monthly Debt Service Payment Amount on the Monthly Payment Date occurring on October 7, 2004 and on each Monthly
Payment Date thereafter to and including the Maturity Date. Each payment shall be applied first to accrued and unpaid interest
and the balance to principal, as applicable. The principal portion of the Monthly Debt Service Payment Amount required hereunder
is based upon a thirty (30) year amortization schedule.

 

2.3.2           Payment
on Maturity Date. Borrower shall pay to Lender on the Maturity Date the outstanding principal balance of the Loan, all accrued
and unpaid interest and all other amounts due hereunder and under the Note, the Mortgage and the other Loan Documents.

 

2.3.3           Late
Payment Charge. If any principal, interest or any other sum due under the Loan Documents, other than the payment of principal
due on the Maturity Date, is not paid by Borrower on the date on which it is due, Borrower shall pay to Lender upon demand an amount
equal to the lesser of (a) five percent (5%) of such unpaid sum or (b) the Maximum Legal Rate in order to defray the
expense incurred by Lender in handling and processing such delinquent payment and to compensate Lender for the loss of the use
of such delinquent payment. Any such amount shall be secured by the Mortgage and the other Loan Documents.

 

2.3.4           Method
and Place of Payment. (a) Except as otherwise specifically provided herein, all payments and prepayments under this Agreement
and the Note shall be made to Lender not later than 2:00 P.M., New York City time, on the date when due and shall be made in lawful
money of the United States of America in immediately available funds at Lender’s office, and any funds received by Lender
after such time shall, for all purposes hereof, be deemed to have been paid on the next succeeding Business Day.

 

(b)          Whenever
any payment to be made hereunder or under any other Loan Document shall be stated to be due on a day which is not a Business Day,
the due date thereof shall be the first Business Day that is immediately preceding such due date (notwithstanding such adjustment
of due dates, Borrower shall not be entitled to any deduction of interest due under the Note, this Agreement or any of the other
Loan Documents) and, with respect to payments of principal due on the Maturity Date, interest shall be payable at the Interest
Rate or the Default Rate, as the case may be, during such extension.

 

(c)          All
payments required to be made by Borrower hereunder or under the Note or the other Loan Documents shall be made irrespective of,
and without deduction for, any setoff, claim or counterclaim and shall be made irrespective of any defense thereto.

 

Section 2.4           Prepayments.

 

2.4.1           Voluntary
Prepayments. Except as otherwise provided herein, Borrower shall not have the right to prepay the Loan in whole or in part.
On and after June 7, 2014 (the “Permitted Prepayment Date”), Borrower may, at its option and upon not less than
fifteen (15) days (or such shorter period of time if permitted by Lender in its reasonable discretion) prior notice to Lender,
prepay the Debt in whole but not in part, on any date without payment of the Yield Maintenance Premium. Any prepayment received
by Lender on a date other than a Monthly Payment Date shall include interest which would have accrued thereon to the next Monthly
Payment Date. Any partial prepayment shall be applied to the last payments of principal due under the Loan. Lender shall not be
obligated to accept such prepayment made pursuant to this Section 2.4.1 unless it is accompanied with a payment of all interest
which would have accrued on the outstanding principal amount of such prepayment and remains unpaid through but excluding the next
succeeding Monthly Payment Date, together with other amounts due under the Loan Documents. Borrower shall have the right to revoke
any notice of prepayment under this Section 2.4.1 provided that Borrower pays to Lender any and all actual out-of-pocket
third party costs and expenses incurred by Lender arising as a result of any such revocation.

 

    	-21-

    	 

    

 

2.4.2           Mandatory
Prepayments. On each date on which Lender actually receives a distribution of Net Proceeds, and if Lender does not make such
Net Proceeds available to Borrower for a Restoration, Borrower shall, at Lender’s option, prepay the outstanding principal
balance of the Note in an amount equal to one hundred percent (100%) of such Net Proceeds together with interest that would have
accrued on such amounts through the next Monthly Payment Date. No Yield Maintenance Premium shall be due in connection with any
prepayment made pursuant to this Section 2.4.2. Any prepayment of the Loan received by Lender pursuant to the terms of this
Section 2.4.2 shall be first applied to reduction of the outstanding principal balance, on a pari passu basis,
of Note A, until Note A is paid in full and, second, to reduction of the outstanding principal balance of Note B.

 

2.4.3           Prepayments
After Default. If during the continuance of an Event of Default, payment of all or any part of the principal of the Loan is
tendered by Borrower (which tender Lender may reject to the extent permitted under applicable Legal Requirements), a purchaser
at foreclosure or any other Person, such tender shall be deemed an attempt to circumvent the prohibition against prepayment set
forth in Section 2.4.1 and Borrower, such purchaser at foreclosure or other Person shall pay the Yield Maintenance Premium,
in addition to the outstanding principal balance, all accrued and unpaid interest and other amounts payable under the Loan Documents.
Any prepayment of the Loan received by Lender pursuant to the terms of this Section 2.4.3 may be retained and applied
by Lender toward the payment of the Debt in such order, priority and proportions as Lender in its sole discretion shall determine.

 

Section 2.5       Defeasance.

 

2.5.1           Defeasance.
(a) Provided no Event of Default shall have occurred and remain uncured, Borrower shall have the right at any time after the Release
Date to voluntarily defease the entire Loan and obtain a release of the lien of the Mortgage by providing Lender with the Defeasance
Collateral (hereinafter, a “Defeasance Event”), subject to the satisfaction of the following conditions precedent:

 

(i)          Borrower
shall provide Lender not less than thirty (30) days prior written notice (or such shorter period of time if permitted by Lender
in its reasonable discretion) specifying a date (the “Defeasance Date”) on which the Defeasance Event is to
occur;

 

(ii)         Borrower
shall pay to Lender (A) all payments of principal and interest due on the Loan to and including the Defeasance Date (including,
without limitation, interest accrued but not paid or payable through and including the Defeasance Date, if any) and (B) all
other sums, then due under the Note, this Agreement, the Mortgage and the other Loan Documents;

 

    	-22-

    	 

    

 

(iii)        Borrower
shall deposit the Defeasance Collateral into the Defeasance Collateral Account and otherwise comply with the provisions of Sections
2.5.3 and 2.5.4 hereof;

 

(iv)        Borrower
shall execute and deliver to Lender a Security Agreement in respect of the Defeasance Collateral Account and the Defeasance Collateral;

 

(v)         Borrower
shall deliver to Lender an opinion of counsel for Borrower that is standard in commercial lending transactions and subject only
to customary qualifications, assumptions and exceptions opining, among other things, that (A) Lender has a legal and valid
perfected first priority security interest in the Defeasance Collateral Account and the Defeasance Collateral, (B) if a Securitization
has occurred, the REMIC Trust formed pursuant to such Securitization will not fail to maintain its status as a “real estate
mortgage investment conduit” within the meaning of Section 860D of the Code as a result of a Defeasance Event pursuant
to this Section 2.5.1, (C) the Defeasance Event will not result in a deemed exchange for purposes of the Code and will
not adversely affect the status of the Note as indebtedness for federal income tax purposes and (D) a non consolidation opinion
with respect to the Successor Borrower;

 

(vi)        Borrower
shall deliver to Lender a Rating Agency Confirmation as to the Defeasance Event;

 

(vii)       Borrower
shall deliver an Officer’s Certificate certifying that the requirements set forth in this Section 2.5.1 and in Sections
2.5.3 and 2.5.4 have been satisfied;

 

(viii)      Borrower
shall deliver a certificate of Grant Thornton or a “big four” or other nationally recognized public accounting firm
reasonably acceptable to Lender certifying that the Defeasance Collateral will generate monthly amounts equal to or greater than
the Scheduled Defeasance Payments;

 

(ix)         Borrower
shall deliver such other certificates, opinions, documents and instruments as Lender may reasonably request; and

 

(x)          Borrower
shall pay all third-party, out-of-pocket costs and expenses of Lender actually incurred in connection with the Defeasance Event,
including Lender’s reasonable attorneys’ fees and expenses and Rating Agency fees and expenses.

 

(b)          If
Borrower has elected to defease the Note and the requirements of this Section 2.5 have been satisfied, the Property shall
be released from the lien of the Mortgage and the other Loan Documents and the Defeasance Collateral pledged pursuant to the Security
Agreement shall be the sole source of collateral securing the Note. In connection with the release of the Lien, Borrower shall
submit to Lender, not less than fifteen (15) days prior to the Defeasance Date (or such shorter time as is acceptable to Lender
in its reasonable discretion), a release of Lien (and related Loan Documents) for execution by Lender. Such release shall be in
a form appropriate in the jurisdiction in which the Property is located. In addition, Borrower shall provide all other documentation
Lender reasonably requires to be delivered by Borrower in connection with such release, together with an Officer’s Certificate
certifying that such documentation (i) is in compliance with all Legal Requirements, and (ii) will effect such release
in accordance with the terms of this Agreement. Borrower shall pay all costs, taxes and expenses associated with the release of
the lien of the Mortgage, including Lender’s reasonable attorneys’ fees actually incurred. Except as set forth in this
Section 2.5 or Section 11.33 hereof, no repayment, prepayment or defeasance of all or any portion of the Note shall
cause, give rise to a right to require, or otherwise result in, the release of the Lien of the Mortgage on the Property.

 

    	-23-

    	 

    

 

2.5.2           Intentionally
Omitted.

 

2.5.3           Defeasance
Collateral Account. On or before the date on which Borrower delivers the Defeasance Collateral, Borrower shall open at any
Eligible Institution the defeasance collateral account (the “Defeasance Collateral Account”) which shall at
all times be an Eligible Account. The Defeasance Collateral Account shall contain only (a) Defeasance Collateral and (b) cash
from interest and principal paid on the Defeasance Collateral. All cash from interest and principal payments paid on the Defeasance
Collateral shall be paid over to Lender on each Monthly Payment Date and applied first to accrued and unpaid interest and then
to principal. Any cash from interest and principal paid on the Defeasance Collateral not needed to pay the Scheduled Defeasance
Payments shall be paid to Borrower. Borrower shall cause the Eligible Institution at which the Defeasance Collateral is deposited
to enter an agreement with Borrower and Lender, satisfactory to Lender in its reasonable discretion, pursuant to which such Eligible
Institution shall agree to hold and distribute the Defeasance Collateral in accordance with this Agreement. The Borrower or Successor
Borrower, as applicable, shall be the owner of the Defeasance Collateral Account and shall report all income accrued on Defeasance
Collateral for federal, state and local income tax purposes in its income tax return. Borrower shall prepay all cost and expenses
associated with opening and maintaining the Defeasance Collateral Account. Lender shall not in any way be liable by reason of any
insufficiency in the Defeasance Collateral Account.

 

2.5.4           Successor
Borrower. In connection with a Defeasance Event under this Section 2.5, Borrower shall, if required by the Rating Agencies
or if Borrower elects to do so, establish or designate a successor entity (the “Successor Borrower”) which shall
be a single purpose bankruptcy remote entity and which shall be approved by the Rating Agencies. Any such Successor Borrower may,
at Borrower’s option, be an Affiliate of Borrower unless the Rating Agencies shall require otherwise. Borrower shall transfer
and assign all obligations, rights and duties under and to the Note together with the Defeasance Collateral to such Successor Borrower.
Such Successor Borrower shall assume the obligations under the Note and the Security Agreement and Borrower shall be relieved of
its obligations under such documents. Borrower shall pay a minimum of One Thousand and No/100 ($1,000) to any such Successor Borrower
as consideration for assuming the obligations under the Note and the Security Agreement. Borrower shall pay all out of pocket costs
and expenses actually incurred by Lender, including Lender’s reasonable attorney’s fees and expenses incurred in connection
therewith.

 

    	-24-

    	 

    

 

ARTICLE
III

 

REPRESENTATIONS
AND WARRANTIES

 

Section 3.1       Borrower
Representations.

 

Borrower represents and
warrants that:

 

3.1.1           Organization.
(a) Each of Borrower and each SPC Party is duly organized, validly existing and in good standing with full power and authority
to own its assets and conduct its business, and is duly qualified in all jurisdictions in which the ownership or lease of its property
or the conduct of its business requires such qualification, except where the failure to be so qualified would not have a material
adverse effect on its ability to perform its obligations hereunder, and Borrower has taken all necessary action to authorize the
execution, delivery and performance of this Agreement and the other Loan Documents by it, and has the power and authority to execute,
deliver and perform under this Agreement, the other Loan Documents and all the transactions contemplated hereby.

 

(b)          Borrower’s
exact legal name is correctly set forth in the first paragraph of this Agreement. Borrower is an organization of the type specified
in the first paragraph of this Agreement. Borrower is incorporated or organized under the laws of the state specified in the first
paragraph of this Agreement. Borrower’s principal place of business and chief executive office, and the place where Borrower
keeps its books and records, including recorded data of any kind or nature, regardless of the medium of recording, including software,
writings, plans, specifications and schematics, has been for the preceding four (4) months (or, if less than four (4)
months, the entire period of the existence of Borrower) and will continue to be the address of Borrower set forth in the first
paragraph of this Agreement and/or the address of the Property (unless Borrower notifies Lender in writing at least thirty (30)
days prior to the date of such change). Borrower’s organizational identification number, if any, assigned by the state of
its incorporation or organization is 3840510. Borrower’s federal tax identification number is 20-1518512.

 

3.1.2           Proceedings.
This Agreement and the other Loan Documents have been duly authorized, executed and delivered by Borrower and constitute a legal,
valid and binding obligation of Borrower, enforceable against Borrower in accordance with their respective terms, except as such
enforcement may be limited by bankruptcy, insolvency, reorganization, moratorium or other similar laws affecting the enforcement
of creditors’ rights generally, and by general principles of equity (regardless of whether such enforceability is considered
in a proceeding in equity or at law).

 

3.1.3           No
Conflicts. The execution and delivery of this Agreement and the other Loan Documents by Borrower and the performance of its
obligations hereunder and thereunder will not conflict with any provision of any law or regulation to which Borrower is subject,
or conflict with, result in a breach of, or constitute a default under, any of the terms, conditions or provisions of any of Borrower’s
organizational documents or any agreement or instrument to which Borrower is a party or by which it is bound, or any order or decree
applicable to Borrower, or result in the creation or imposition of any lien on any of Borrower’s assets or property (other
than pursuant to the Loan Documents).

 

    	-25-

    	 

    

 

3.1.4       Litigation.
There is no action, suit, proceeding or investigation pending or, to Borrower’s knowledge, threatened against Borrower in
any court or by or before any other Governmental Authority that would have a Material Adverse Effect.

 

3.1.5       Agreements.
Borrower is not in default with respect to any order or decree of any court or any order, regulation or demand of any Governmental
Authority, which default might have a Material Adverse Effect.

 

3.1.6       Consents.
No consent, approval, authorization or order of any court or Governmental Authority is required for the execution, delivery and
performance by Borrower of, or compliance by Borrower with, this Agreement or the consummation of the transactions contemplated
hereby, other than those which have been obtained by Borrower.

 

3.1.7       Title.
Borrower has good, marketable and insurable fee simple title to the real property comprising part of the Property and good title
to the balance of the Property owned by it, free and clear of all Liens whatsoever except the Permitted Encumbrances. The Mortgage,
when properly recorded in the appropriate records, together with any UCC financing statements required to be filed in connection
therewith will create (a) a valid, first priority, perfected lien on the Property, subject only to Permitted Encumbrances
and (b) perfected security interests in and to, and perfected collateral assignments of, all personalty (including the Leases),
all in accordance with the terms thereof, in each case subject only to any Permitted Encumbrances. Except as disclosed in the Title
Insurance Policy, there are no mechanics’, materialman’s or other similar liens or claims which have been filed for
work, labor or materials affecting the Property which are or may be liens prior to, or equal or coordinate with, the lien of the
Mortgage. None of the Permitted Encumbrances, individually or in the aggregate, materially interfere with the benefits of the security
intended to be provided by the Mortgage and this Loan Agreement, materially and adversely affect the value of the Property, materially
impair the use or operations of the Property or impair Borrower’s ability to pay its obligations in a timely manner.

 

3.1.8       No
Plan Assets.

 

(a)          As
of the date hereof (a) Borrower is not an “employee benefit plan,” as defined in Section 3(3) of ERISA,
subject to Title I of ERISA, (b) none of the assets of Borrower constitutes “plan assets” of one or more such
plans within the meaning of 29 C.F.R. Section 2510.3-101, (c) Borrower is not a “governmental plan” within
the meaning of Section 3(32) of ERISA, and (d) transactions by or with Borrower are not subject to any state statute
regulating investments of, or fiduciary obligations with respect to, governmental plans.

 

(b)          Neither
Borrower nor any general partner, director, member or officer of Borrower is (i) a director or officer of Lender, (ii) a
parent, son or daughter of a director or officer of Lender, or a descendent of any of them, (iii) a stepparent, adopted child,
step-son or step-daughter of a director or officer of Lender, or (iv) a spouse of a director or officer of Lender. This Section 3.1.8
shall only be applicable during the period that MetLife shall be the holder of Note B.

 

    	-26-

    	 

    

  

3.1.9       Compliance.
Except as described in the Title Insurance Policy or the Physical Condition Report delivered to Lender, Borrower and the Property
and the use thereof comply in all material respects with all applicable Legal Requirements, including, without limitation, building
and zoning ordinances and codes, the noncompliance of which would have a Material Adverse Effect. Borrower will comply with the
Patriot Act and Borrower is not in default or violation of any order, writ, injunction, decree or demand of any Governmental Authority,
the violation of which would have a Material Adverse Effect. Borrower has not committed any act which may give any Governmental
Authority the right to cause Borrower to forfeit the Property or any part thereof or any monies paid in performance of Borrower’s
obligations under any of the Loan Documents.

 

3.1.10     Financial
Information. All financial data, including, without limitation, the statements of cash flow and income and operating expense,
that have been delivered by Borrower to Lender in respect of the Property (a) are true, complete and correct in all material
respects, (b) accurately represent the financial condition of the Property in all material respects as of the date of such
reports, and (c) have been prepared in accordance with GAAP throughout the periods covered, except as disclosed therein. Borrower
does not have any contingent liabilities, liabilities for taxes, unusual forward or long-term commitments or unrealized or anticipated
losses from any unfavorable commitments that are known to Borrower and reasonably likely to have a Material Adverse Effect.

 

3.1.11     Condemnation.
No Condemnation or other proceeding has been commenced or, to Borrower’s best knowledge, is contemplated with respect to
all or any portion of the Property or for the relocation of roadways providing access to the Property.

 

3.1.12     Utilities
and Public Access. The Property has rights of access to public ways and is served by water, sewer, sanitary sewer and storm
drain facilities adequate to service the Property for its intended uses.

 

3.1.13     Separate
Lots. The Property is comprised of one (1) or more parcels which constitute separate tax lots and do not constitute a
portion of any other tax lot not a part of the Property.

 

3.1.14     Assessments.
Borrower has not received any notice of any pending or proposed special or other assessments for public improvements or otherwise
affecting the Property and there are no contemplated improvements to the Property that may result in any such special or other
assessments.

 

3.1.15     Enforceability.
The Loan Documents are not subject to any right of rescission, set off, counterclaim or defense by Borrower, including the defense
of usury, nor would the operation of any of the terms of the Loan Documents, or the exercise of any right thereunder, render the
Loan Documents unenforceable, and Borrower has not asserted any right of rescission, set off, counterclaim or defense with respect
thereto.

 

3.1.16         Assignment
of Leases. The Assignment of Leases creates a valid assignment of, or a valid security interest in, certain rights under the
Leases, subject only to a license granted to Borrower to exercise certain rights and to perform certain obligations of the lessor
under the Leases, as more particularly set forth therein, including the right to operate the Property. No Person other than Lender
(and Borrower in its capacity as landlord under the Leases) has any interest in or assignment of the Leases or any portion of the
Rents due and payable or to become due and payable thereunder.

 

    	-27-

    	 

    

 

3.1.17     Insurance.
Borrower has obtained and has delivered to Lender original or certified copies of all of the Policies, with all premiums prepaid
thereunder, reflecting the insurance coverages, amounts and other requirements set forth in this Agreement. No Person, including
Borrower, has done, by act or omission, anything which would impair the coverage of any of the Policies.

 

3.1.18     Licenses. To
the best of Borrower’s knowledge all material permits and approvals, including, without limitation, certificates of occupancy
required by any Governmental Authority for the use, occupancy and operation of the Property in the manner in which the Property
is currently being used, occupied and operated have been obtained and are in full force and effect.

 

3.1.19     Flood
Zone. None of the Improvements on the Property is located in an area identified by the Federal Emergency Management Agency
as a special flood hazard area.

 

3.1.20     Physical
Condition. Except as set forth in the Property Condition Report and the Environmental Report delivered to Lender, the Property,
including, without limitation, all buildings, improvements, parking facilities, sidewalks, storm drainage systems, roofs, plumbing
systems, HVAC systems, fire protection systems, electrical systems, equipment, elevators, exterior sidings and doors, landscaping,
irrigation systems and all structural components, are in good condition, order and repair in all material respects; except as set
forth in the Property Condition Report and the Environmental Report, there exists no structural or other material defects or damages
in the Property, whether latent (to Borrower’s knowledge) or otherwise, and Borrower has not received notice from any insurance
company or bonding company of any defects or inadequacies in the Property, or any part thereof, which would adversely affect the
insurability of the same or cause the imposition of extraordinary premiums or charges thereon or of any termination or threatened
termination of any policy of insurance or bond.

 

3.1.21     Boundaries.
Except as set forth on the Survey, all of the Improvements lie wholly within the boundaries and building restriction lines of the
Property, and no improvements on adjoining properties encroach upon the Property, and no easements or other encumbrances affecting
the Property encroach upon any of the improvements, so as to affect the value or marketability of the Property except those which
are insured against by title insurance.

 

    	-28-

    	 

    

 

3.1.22     Leases.
Borrower represents and warrants to Lender with respect to the Leases that: (a) the rent roll attached hereto as Schedule
I is true, complete and correct and the Property is not subject to any Leases other than the Leases described in Schedule I, (b) except
as set forth in the estoppel letters to Lender or as set forth on Schedule I the Leases identified on Schedule I are in full force
and effect to Borrower’s knowledge and there are no defaults thereunder by Borrower, or to the knowledge of Borrower, any
Tenant, (c) the copies of the Leases delivered to Lender are true and complete, and there are no oral agreements with respect
thereto, (d) except as otherwise disclosed on Schedule I, no Rent (including security deposits) has been paid more than one (1)
month in advance of its due date, (e) except as otherwise disclosed on Schedule I, any free rent or other allowances required
to be given by Borrower to any Tenant has already been received by such Tenant, (f) all security deposits are being held in
accordance with Legal Requirements, (g) Borrower has no knowledge of any notice of termination or default with respect to
any Lease, (h) Borrower has not assigned or pledged any of the Leases, the rents or any interests therein except to Lender,
(i) no Tenant or other party has an option or right of first refusal or offer, to purchase all or any portion of the Property;
and (j) except as otherwise disclosed on Schedule I, no Tenant under any Lease that is not a Major Lease has the right to
terminate its Lease prior to expiration of the stated term of such Lease. For purposes hereof, the term “Lease” shall
not include any sublease or other occupancy agreement to which Borrower is not a party.

 

3.1.23     Filing
and Recording Taxes. All transfer taxes, deed stamps, intangible taxes or other amounts in the nature of transfer taxes required
to be paid under applicable Legal Requirements in connection with the transfer of the Property to Borrower have been paid or are
being paid simultaneously herewith. All mortgage, mortgage recording, stamp, intangible or other similar tax required to be paid
under applicable Legal Requirements in connection with the execution, delivery, recordation, filing, registration, perfection or
enforcement of any of the Loan Documents, including, without limitation, the Mortgage, have been paid or are being paid simultaneously
herewith. All taxes and governmental assessments due and owing in respect of the Property have been paid, or an escrow of funds
in an amount sufficient to cover such payments has been established hereunder.

 

3.1.24     Single
Purpose. Borrower hereby represents and warrants to, and covenants with, Lender that as of the date hereof and until such time
as the Debt shall be paid in full:

 

(a)          Borrower
does not own and will not own any asset or property other than (i) the Property, and (ii) incidental personal property
necessary for the ownership, operation, leasing, management and/or maintenance of the Property.

 

(b)          Borrower
will not engage in any business other than the ownership, financing, management, operation, leasing, maintenance and sale of the
Property and other activities incidental thereto (in each case in accordance with the terms and provisions of this Agreement and
the other Loan Documents).

 

(c)          Borrower
will not enter into any contract or agreement (other than the Exchange Documents) with any Affiliate of Borrower, any constituent
party of Borrower or any Affiliate of any constituent party, except upon terms and conditions that are commercially reasonable
and substantially similar to those that would be available on an arms-length basis with third parties other than any such party.

 

(d)          Borrower
has not incurred and will not incur any Indebtedness other than (i) the Debt, (ii) unsecured trade payables and operational
debt not evidenced by a note and (iii) Indebtedness incurred in the financing of equipment and other personal property used
on the Property; provided that (A) any Indebtedness incurred pursuant to subclause (ii) shall be (x) not
more than sixty (60) days past the date incurred and (y) incurred in the ordinary course of business, and (B) any Indebtedness
incurred pursuant to subclauses (ii) and (iii) in an aggregate amount not to exceed, at any one time, three percent (3%)
of the original principal balance of the Loan. No Indebtedness other than the Debt may be secured (subordinate or pari passu)
by the Property.

 

    	-29-

    	 

    

 

(e)          Borrower
has not made and will not make any loans or advances to any third party (including any Affiliate or constituent party), and shall
not acquire obligations or securities of its Affiliates.

 

(f)          Intentionally
Omitted.

 

(g)          Borrower
has done or caused to be done and will do all things necessary to observe organizational formalities and preserve its existence,
and Borrower will not, nor will Borrower permit any constituent party to amend, modify or otherwise change the partnership certificate,
partnership agreement, articles of incorporation and bylaws, operating agreement, trust or other organizational documents of Borrower
without the prior consent of Lender in any manner that (i) violates the single purpose covenants set forth in this Section
3.1.24, or (ii) amends, modifies or otherwise changes any provision thereof that by its terms cannot be modified at any
time when the Loan is outstanding or by its terms cannot be modified without Lender’s consent.

 

(h)          Borrower
will maintain all of its books, records, financial statements and bank accounts separate from those of its Affiliates and any constituent
party. Borrower’s assets will not be listed as assets on the financial statement of any other Person, provided, however,
that Borrower’s assets may be included in a consolidated financial statement of its Affiliates (or its member’s Affiliates)
provided that (i)  appropriate notation shall be made on such consolidated financial statements to indicate the separateness
of Borrower from such Affiliates and to indicate that Borrower’s assets and credit are not available to satisfy the debts
and other obligations of such Affiliates or any other Person and (ii) such assets shall be listed on Borrower’s own
separate balance sheet. Borrower will file its own tax returns, except to the extent that (i) Borrower is treated as a disregarded
entity for tax purposes and is not required to file tax returns under applicable law, or (ii) Borrower is allowed to file
consolidated tax returns, in which case Borrower may include its taxable income, loss, deductions, gains or other items as part
of a consolidated tax return, provided that each consolidated tax return will make clear that the assets of Borrower are
not available to satisfy the liabilities of any other Person or that the assets of such Person are not available to satisfy the
liabilities of Borrower. Borrower shall observe organizational formalities with respect to its books, records, resolutions and
agreements.

 

(i)          Borrower
will be, and at all times will hold itself out to the public as, a legal entity separate and distinct from any other entity (including
any Affiliate of Borrower or any constituent party of Borrower), shall correct any known misunderstanding regarding its status
as a separate entity, shall conduct business in its own name, shall not identify itself or any of its Affiliates as a division
or part of the other and shall maintain and utilize separate stationery, invoices and checks bearing its own name.

 

    	-30-

    	 

    

 

(j)          Borrower
will maintain adequate capital for the normal obligations reasonably foreseeable in a business of its size and character and in
light of its contemplated business operations.

 

(k)         Neither
Borrower nor any constituent party will seek or effect the liquidation, termination, dissolution, winding up, consolidation or
merger, in whole or in part, of Borrower.

 

(l)          Borrower
will not commingle the funds and other assets of Borrower with those of any Affiliate or constituent party or any other Person,
and will hold all of its assets in its own name.

 

(m)        Borrower
has and will maintain its assets in such a manner that it will not be costly or difficult to segregate, ascertain or identify its
individual assets from those of any Affiliate or constituent party or any other Person.

 

(n)         Borrower
will not guarantee or become obligated for the debts of any other Person and does not and will not hold itself out to be responsible
for or have its credit available to satisfy the debts or obligations of any other Person.

 

(o)         (i)
If Borrower is a limited partnership or a limited liability company (other than a single member limited liability company), each
general partner or managing member (each, an “SPC Party”) shall be a corporation or limited liability company
whose sole asset is its interest in Borrower and each such SPC Party will at all times comply, and will cause Borrower to comply,
with each of the representations, warranties, and covenants contained in this Section 3.1.24 as if such representation,
warranty or covenant was made directly by such SPC Party. Upon the withdrawal or the disassociation of an SPC Party from Borrower,
Borrower shall immediately appoint a new SPC Party whose organizational documents are substantially similar to those of such SPC
Party and deliver a new non-consolidation opinion to the Rating Agency or Rating Agencies, as applicable, with respect to the new
SPC Party and its equity owners.

 

(ii)         If
Borrower is a single member limited liability company, Borrower shall have at least two (2) springing members, one of which,
upon the dissolution of such sole member or the withdrawal or the disassociation of the sole member from Borrower, shall immediately
become the sole member of Borrower.

 

    	-31-

    	 

    

 

(p)          SPC
Party or Borrower shall at all times cause there to be at least two duly appointed managers of SPC Party or Borrower (each, an
“Independent Manager”) who shall not have been at the time of such individual’s appointment or at any
time while serving as a manager of SPC Party or Borrower, and may not have been at any time during the preceding five years (i) a
stockholder, director or manager (other than as an Independent Manager of SPC Party or Borrower), officer, employee, partner, attorney
or counsel of Borrower or any Affiliate of Borrower, (ii) a customer, creditor, supplier or other Person who derives any of
its purchases or revenues from its activities with Borrower or any Affiliate of Borrower, (iii) a Person or other entity Controlling
or under common Control with any such stockholder, partner, customer, creditor, supplier or other Person, or (iv) a member
of the immediate family of any such stockholder, director, officer, employee, partner, customer, creditor, supplier or other Person.
A natural person who satisfies the foregoing definition other than subparagraph (ii) shall not be disqualified from serving
as an Independent Manager of the SPC Party if such individual is an independent director or manager provided by a nationally recognized
company that provides professional independent directors or managers and that also provides other corporate services in the ordinary
course of its business. A natural person who otherwise satisfies the foregoing definition except for being the independent director
or manager of a “special purpose entity” affiliated with the Borrower that does not own a direct or indirect equity
interest in the Borrower or any co-borrower shall not be disqualified from serving as an Independent Manager of the SPC Party or
Borrower, as applicable, if such individual is at the time of initial appointment, or at any time while serving as an Independent
Manager, provided by a nationally recognized company that provides professional independent directors/managers and other corporate
services in the ordinary course of its business. As used in this paragraph, a “special purpose entity” is an entity,
whose organizational documents contain restrictions on its activities and impose requirements intended to preserve its separateness
that are substantially similar to those of Borrower, and provide, inter alia, that it (A) is organized for a limited
purpose, (B) has restrictions on its ability to incur indebtedness, dissolve, liquidate, consolidate, merge and/or sell assets,
(C) may not file voluntarily a bankruptcy petition without the consent of the Independent Manager and (D) shall conduct
itself in accordance with certain “separateness covenants,” including, but not limited to, the maintenance of its books,
records, bank accounts and assets separate from those of any other person or entity.

 

(q)          Borrower
shall not cause or permit the board of directors or managers of any SPC Party and/or Borrower, as applicable, to take any action
which, under the terms of any certificate of incorporation, by laws or any voting trust agreement with respect to any common stock
or under any organizational document of Borrower or SPC Party (if any), as applicable, requires a vote of the board of directors
or board of managers of each SPC Party (if any) and Borrower, as applicable, unless at the time of such action there shall be
at least two (2) members who are each an Independent Manager.

 

(r)          Borrower
shall conduct its business so that the assumptions made with respect to Borrower in the Insolvency Opinion shall be true and correct
in all respects. In connection with the foregoing, Borrower hereby covenants and agrees that it will comply with or cause the compliance
with, (i) all of the facts and assumptions (whether regarding the Borrower or any other Affiliate) set forth in the Insolvency
Opinion except as otherwise provided in Article VIII herein, (ii) all the representations, warranties and covenants
in this Section 3.1.24, and (iii) all the organizational documents of the Borrower and any SPC Party.

 

(s)          Borrower
will not permit any Affiliate (other than a property manager which is an Affiliate of Borrower or its members and then only in
accordance with the terms and provisions of the applicable Management Agreement and this Agreement) or constituent party independent
access to its bank accounts; provided, however, that certain authorized employees of THI who perform administrative
duties with respect to the operation and management of bank accounts and in such capacity identify themselves as Borrower’s
agent, under the supervision and direction of Borrower’s officers or members, may perform such duties with respect to Borrower’s
bank accounts.

 

    	-32-

    	 

    

 

(t)          Borrower
shall pay the salaries of its own employees (if any) from its own funds and maintain a sufficient number of employees (if any)
in light of its contemplated business operations.

 

3.1.25    Tax
Filings. To the extent required, Borrower has filed (or has obtained effective extensions for filing) all federal, state and
local tax returns required to be filed and have paid or made adequate provision for the payment of all federal, state and local
taxes, charges and assessments payable by Borrower. Borrower believes that its tax returns (if any) properly reflect the income
and taxes of Borrower for the periods covered thereby, subject only to reasonable adjustments required by the Internal Revenue
Service or other applicable tax authority upon audit.

 

3.1.26    Solvency.
Borrower (a) has not entered into the transaction or any Loan Document with the actual intent to hinder, delay, or defraud
any creditor and (b) received reasonably equivalent value in exchange for its obligations under the Loan Documents. Giving
effect to the Loan, the fair saleable value of Borrower’s assets exceeds and will, immediately following the making of the
Loan, exceed Borrower’s total liabilities, including, without limitation, subordinated, unliquidated, disputed and contingent
liabilities. The fair saleable value of Borrower’s assets is and will, immediately following the making of the Loan, be greater
than Borrower’s probable liabilities, including the maximum amount of its contingent liabilities on its debts as such debts
become absolute and matured. Borrower’s assets do not and, immediately following the making of the Loan will not, constitute
unreasonably small capital to carry out its business as conducted or as proposed to be conducted. Borrower does not intend to,
and does not believe that it will, incur Indebtedness and liabilities (including contingent liabilities and other commitments)
beyond its ability to pay such Indebtedness and liabilities as they mature (taking into account the timing and amounts of cash
to be received by Borrower and the amounts to be payable on or in respect of obligations of Borrower).

 

3.1.27    Federal
Reserve Regulations. No part of the proceeds of the Loan will be used for the purpose of purchasing or acquiring any “margin
stock” within the meaning of Regulation U of the Board of Governors of the Federal Reserve System or for any other purpose
which would be inconsistent with such Regulation U or any other Regulations of such Board of Governors, or for any purposes prohibited
by Legal Requirements or by the terms and conditions of this Agreement or the other Loan Documents.

 

3.1.28    Organizational
Chart. The organizational chart attached as Schedule III hereto, relating to Borrower and certain Affiliates and other parties,
is true, complete and correct on and as of the date hereof.

 

3.1.29    Bank
Holding Company. Borrower is not a “bank holding company” or a direct or indirect subsidiary of a “bank holding
company” as defined in the Bank Holding Company Act of 1956, as amended, and Regulation Y thereunder of the Board of Governors
of the Federal Reserve System.

 

3.1.30    No
Other Debt. Borrower has not borrowed or received debt financing (other than permitted pursuant to this Agreement) that has
not been heretofore repaid or refinanced in full.

 

    	-33-

    	 

    

 

3.1.31    Investment
Company Act. Borrower is not (a) an “investment company” or a company “controlled” by an “investment
company,” within the meaning of the Investment Company Act of 1940, as amended; (b) a “holding company”
or a “subsidiary company” of a “holding company” or an “affiliate” of either a “holding
company” or a “subsidiary company” within the meaning of the Public Utility Holding Company Act of 1935, as amended;
or (c) subject to any other federal or state law or regulation which purports to restrict or regulate its ability to borrow
money.

 

3.1.32    Access/Utilities.
All public utilities necessary to the continued use and enjoyment of the Property as presently used and enjoyed are located in
the public right-of-way abutting the Property. All roads necessary for the full utilization of the Property for its current purpose
have been completed and dedicated to public use and accepted by all governmental authorities or are the subject of access easements
for the benefit of the Property.

 

3.1.33    No
Bankruptcy Filing. Borrower is not contemplating either the filing of a petition by it under any state or federal bankruptcy
or insolvency laws or the liquidation of its assets or property, and Borrower does not have any knowledge of any Person contemplating
the filing of any such petition against it.

 

3.1.34    Full
and Accurate Disclosure. To the best of Borrower’s knowledge, no information contained in this Agreement, the other Loan
Documents, or any written statement furnished by or on behalf of Borrower pursuant to the terms of this Agreement contains any
untrue statement of a material fact or omits to state a material fact necessary to make the statements contained herein or therein
not misleading in light of the circumstances under which they were made. There is no fact or circumstance presently known to Borrower
which has not been disclosed to Lender and which will have a Material Adverse Effect.

 

3.1.35    Foreign
Person. Borrower is not a “foreign person” within the meaning of Section 1445(f)(3) of the Code.

 

3.1.36    No
Change in Facts or Circumstances; Disclosure. To the best of Borrower’s knowledge, there has been no material adverse
change in any condition, fact, circumstance or event that would make the financial statements, rent rolls, reports, certificates
or other documents submitted in connection with the Loan (taken as a whole) inaccurate, incomplete or otherwise misleading in any
material respect or that otherwise materially and adversely affects the business operations or the financial condition of Borrower
or the Property.

 

3.1.37    Management
Agreement. All of the representations and warranties with respect to the Management Agreement set forth in Article VII of this
Agreement are true and correct in all respects.

 

3.1.38    Perfection
of Accounts. Borrower hereby represents and warrants to Lender that:

 

(a)          This
Agreement, together with the other Loan Documents, create a valid and continuing security interest (as defined in the Uniform Commercial
Code) in the Accounts (as defined in the Cash Management Agreement) and the Clearing Account in favor of Lender, which security
interest is prior to all other Liens, and is enforceable as such against creditors of and purchasers from Borrower. Other than
in connection with the Loan Documents, Borrower has not sold or otherwise conveyed the Accounts or the Clearing Account;

 

    	-34-

    	 

    

 

(b)         The
Accounts and the Clearing Account constitute “deposit accounts” and the Accounts constitute “securities accounts”
within the meaning of the Uniform Commercial Code;

 

(c)         Pursuant
and subject to the terms hereof and the Clearing Agreement, Clearing Account Bank has agreed to comply with all instructions originated
by Lender, without further consent by Borrower, directing disposition of the Clearing Account and all sums at any time held, deposited
or invested therein, together with any interest or other earnings thereon, and all proceeds thereof (including proceeds of sales
and other dispositions), whether accounts, general intangibles, chattel paper, deposit accounts, instruments, documents or securities;
and

 

(d)         The
Accounts and the Clearing Account are not in the name of any Person other than Borrower, as pledgor, or Lender, as pledgee. Borrower
has not consented to Clearing Account Bank complying with instructions with respect to the Clearing Account from any Person other
than Lender.

 

3.1.39    Intentionally
Omitted.

 

3.1.40    Patriot
Act.

 

(a)         None
of Borrower or any of its Affiliates is a Prohibited Person.

 

(b)         Borrower
covenants and agrees to deliver to Lender any certification or other evidence requested from time to time by Lender in its reasonable
discretion, confirming Borrower’s compliance with the Patriot Act.

 

3.1.41    Single
Purpose - Trizec 333. Until consummation of the Exchange, Borrower warrants, represents and agrees that Trizec 333 shall comply
with the provisions of 3.1.24 of this Agreement, substituting the term “Trizec 333” for the term “Borrower”
throughout Section 3.1.24, except that Trizec 333 shall not be required to comply with Sections 3.1.24(a), (b), and (d), but shall
instead comply with the following:

 

(a)         Trizec
333 does not own and will not own any asset or property other than (i) its leasehold interest in the Property under the Master
Lease, and (ii) incidental personal property necessary for the operation, leasing, management and/or maintenance of the Property.

 

(b)         Trizec
333 will not engage in any business other than the owning of a leasehold interest in, managing, operating, and maintaining the
Property and other activities incidental thereto (in each case in accordance with the terms and provisions of this Agreement and
the other Loan Documents).

 

(c)         Trizec
333 will not enter into any contract or agreement (other than the Exchange Documents) with any Affiliate of Trizec 333, any constituent
party of Trizec 333 or any Affiliate of any constituent party, except upon terms and conditions that are commercially reasonable
and substantially similar to those that would be available on an arms-length basis with third parties other than any such party.

 

    	-35-

    	 

    

 

(d)         Trizec
333 has not incurred and will not incur any Indebtedness other than as is reasonable and necessary in the ordinary course of Trizec
333’s business as owner of a leasehold interest in the Property.

 

Section 3.2           Survival
of Representations.

 

The representations and
warranties set forth in Section 3.1 shall survive for so long as any amount remains payable to Lender under this Agreement
or any of the other Loan Documents.

 

ARTICLE
IV

 

BORROWER
COVENANTS

 

Section 4.1           Borrower
Affirmative Covenants.

 

Borrower hereby covenants
and agrees with Lender that:

 

4.1.1           Existence;
Compliance with Legal Requirements. Borrower shall do or cause to be done all things necessary to preserve, renew and
keep in full force and effect its existence, rights, licenses, permits and franchises and comply with all Legal Requirements applicable
to it and the Property to the extent failure of same would result in a Material Adverse Effect. Borrower will not commit any act
which may give any Governmental Authority the right to cause Borrower to forfeit the Property or any part thereof or any monies
paid in performance of Borrower’s obligations under any of the Loan Documents.

 

4.1.2           Taxes
and Other Charges. Borrower shall pay all Taxes and Other Charges now or hereafter levied or assessed or imposed against
the Property or any part thereof as the same become due and payable; provided, however, Borrower’s obligation
to directly pay Taxes shall be suspended for so long as Borrower complies with the terms and provisions of Section 6.2
hereof. Borrower shall furnish to Lender receipts for the payment of the Taxes and the Other Charges within five (5) Business
Days after payment by Borrower provided such payment shall in any event be made prior to the date such Taxes and/or Other Charges
shall become delinquent; provided, however, that Borrower is not required to furnish such receipts for payment of
Taxes in the event that such Taxes have been paid by Lender pursuant to Section 6.2 hereof. Borrower shall not permit or
suffer and shall promptly discharge any lien or charge against the Property. Notwithstanding the foregoing, after prior notice
to Lender, Borrower, at its own expense, may contest by appropriate legal proceeding, conducted in good faith and with due diligence,
the amount or validity of any Taxes or Other Charges, provided that (a) no Event of Default has occurred and remains
uncured; (b) such proceeding shall be permitted under and be conducted in accordance with all applicable statutes, laws and
ordinances; (c) neither the Property nor any part thereof or interest therein will be in danger of being sold, forfeited,
terminated, canceled or lost; (d) Borrower shall promptly upon final determination thereof pay the amount of any such Taxes
or Other Charges, together with all costs, interest and penalties which may be payable in connection therewith; (e) such
proceeding shall suspend the collection of Taxes or Other Charges from the Property; (f) Borrower shall, if requested by
Lender, deposit with Lender cash, or other security as may be reasonably approved by Lender, in an amount equal to one hundred
twenty-five percent (125%) of the contested amount, to insure the payment of any such Taxes or Other Charges, together with all
interest and penalties thereon; and (g) such contest by Borrower is not in violation of Leases or Operating Agreements. Lender
may pay over any such cash or other security held by Lender to the claimant entitled thereto at any time when, in the good faith
judgment of Lender, the entitlement of such claimant is established.

 

    	-36-

    	 

    

 

4.1.3      Litigation.

 

Borrower shall give prompt
notice to Lender of any litigation or governmental proceedings pending or threatened against Borrower which if adversely determined
would have a Material Adverse Effect.

 

4.1.4      Access
to Property. Borrower shall permit agents, representatives and employees of Lender to inspect the Property or any part
thereof at reasonable hours upon reasonable advance notice, subject to the rights of Tenants under their respective Leases.

 

4.1.5      Reserved.

 

4.1.6      Financial
Reporting.

 

(a)          GAAP.
Borrower shall keep and maintain or shall cause to be kept and maintained, in accordance with GAAP proper and accurate books, records
and accounts reflecting all of the financial affairs of Borrower and all items of income and expense in connection with the operation
on an individual basis of the Property. All financial statements delivered to Lender in accordance with this Section 4.1.6
shall be prepared in accordance with GAAP in the United States of America as in effect on the date so indicated and consistently
applied (or such other accounting basis reasonably acceptable for Lender).

 

(b)         Monthly
Reports. Prior to a Securitization, within forty-five (45) days after the end of each calendar month, Borrower shall furnish
to Lender a current balance sheet, a detailed operating statement (showing monthly activity and year to date) and a rent roll for
the subject month.

 

(c)         Quarterly
Reports. Within ninety (90) days after the end of each calendar quarter, Borrower shall furnish to Lender a detailed operating
statement (showing quarterly activity and year to date) stating Gross Income from Operations, Actual Operating Expenses, Actual
Net Cash Flow for such calendar quarter and a balance sheet for such quarter for Borrower. Borrower’s quarterly statements
shall be accompanied by (i) a comparison of the budgeted income and expenses and the actual income and expenses for such calendar
quarter, (ii) a calculation reflecting the Actual Debt Service Coverage Ratio as of the last day of such quarter for such
quarter; (iii) a current rent roll for the Property; and (iv) an Officer’s Certificate stating that each such quarterly
statement presents fairly the financial condition and the results of operations of the Borrower and the Property in all material
respects and has been prepared in accordance with GAAP.

 

    	-37-

    	 

    

 

(d)         Annual
Reports. Within one hundred twenty (120) days after the end of each calendar year of Borrower’s operation of the Property,
Borrower will furnish to Lender a complete copy of Borrower’s annual financial statements audited by a “big four”
accounting firm or other independent certified public accountant reasonably acceptable to Lender in accordance with GAAP for such
calendar year which financial statements shall contain a balance sheet, a detailed operating statement stating Gross Income from
Operations, Actual Operating Expenses and Actual Net Cash Flow for the Property. Borrower’s annual financial statements shall
be accompanied by (i) a comparison of the budgeted income and expenses and the actual income and expenses for the prior calendar
year, (ii) an Officer’s Certificate stating that each such annual financial statement presents fairly the financial
condition and the results of operations of Borrower and the Property in all material respects and has been prepared in accordance
with GAAP, and (iii) an unqualified opinion of a “big four” accounting firm or other independent certified public
accountant reasonably acceptable to Lender.

 

(e)         Certification;
Supporting Documentation. Each such financial statement shall be in scope and detail reasonably satisfactory to Lender and
certified by an officer of Borrower.

 

(f)          Additional
Reports. Borrower shall deliver to Lender as soon as reasonably available but in no event later than thirty (30) days
after such items become available to Borrower in final form:

 

(i)          copies
of any final engineering or environmental reports prepared for Borrower with respect to the Property;

 

(ii)         a
copy of any notice received by Borrower from any environmental authority having jurisdiction over the Property with respect to
a condition existing or alleged to exist or emanate from or at the Property; and

 

(iii)        if
requested by Lender, a summary report listing only Tenants and square footage occupied by such Tenants.

 

(g)         Access.
Lender shall have the right from time to time at all times during normal business hours, upon reasonable prior written notice to
Borrower, to examine such books, records and accounts at the office of Borrower or other Person maintaining such books, records
and accounts and to make such copies or extracts thereof as Lender shall desire. After the occurrence and during the continuance
of an Event of Default, Borrower shall pay any costs and expenses incurred by Lender to examine Borrower’s accounting records
with respect to the Property, as Lender shall determine to be necessary or appropriate in the protection of Lender’s interest.

 

(h)         Format
of Delivery. Any reports, statements or other information required to be delivered under this Agreement shall be delivered
(i) in paper form, (ii) if requested by Lender and if within the capabilities of Borrower’s data system without
change or modification thereto, on a diskette and (iii) if requested by Lender and within the capabilities of Borrower’s
data systems without change or modification thereto, in electronic form reasonably acceptable to Lender.

 

(i)         Annual
Budget. Borrower shall submit the Annual Budget to Lender not later than thirty (30) days prior to the commencement of
each Fiscal Year.

 

    	-38-

    	 

    

 

(j)         Other
Required Information. Borrower shall furnish to Lender, within five (5) Business Days after request (or as soon thereafter
as may be reasonably possible), such further detailed information with respect to the operation of the Property and the financial
affairs of Borrower as may be reasonably requested by Lender, including, without limitation, a comparison of the budgeted income
and expenses and the actual income and expenses for a quarter and year to date for the Property, together with a detailed explanation
of any variances exceeding the greater of (i) $100,000, and (ii) five percent (5%) between budgeted and actual amounts
for such period and year to date.

 

4.1.7     Title
to the Property.

 

Borrower will warrant
and defend the validity and priority of the Liens of the Mortgage and the Assignment of Leases on the Property against the claims
of all Persons whomsoever, subject only to Permitted Encumbrances.

 

4.1.8     Estoppel
Statement.

 

(a)        After
request by Lender, Borrower shall within ten (10) Business Days furnish Lender with a statement, duly acknowledged and certified,
stating (i) the unpaid principal amount of the Note, (ii) the Interest Rate of the Note, (iii) the date installments
of interest and/or principal were last paid, (iv) any known offsets or defenses to the payment of the Debt, if any, and (v) that
this Agreement and the other Loan Documents have not been modified or if modified, giving particulars of such modification.

 

(b)        After
request by Borrower, but not more than two (2) times in any calendar year, Lender shall within ten (10) Business Days
furnish Borrower with a statement, duly acknowledged and certified, stating (i) the unpaid principal amount of the Note, (ii) the
Interest Rate of the Note, (iii) the date installments of interest and/or principal were last paid and (iv) whether or
not Lender has sent any notice of default under the Loan Documents which remains uncured in the opinion of Lender.

 

(c)        Borrower
shall use commercially reasonable efforts to obtain and deliver to Lender, upon request, an estoppel certificate from each Tenant
under any Lease; provided that such certificate may be in the form required under such Lease or in the form delivered to
Lender in connection with the closing of the Loan; provided further that Borrower shall not be required to deliver such
certificates more frequently than two (2) times in any calendar year.

 

4.1.9      Leases.

 

(a)          Except
as otherwise provided in this Agreement to the contrary, all Leases executed after the date hereof shall in all respects be approved
by Lender and shall be on a standard Lease form previously approved by Lender with no material modifications (the “Lease
Form”) (except as approved by Lender; provided, that, Lender shall not unreasonably withhold its consent to changes
to the Lease Form). Such Lease Form shall provide that (i) the Lease is subordinate to the Mortgage, and (ii) the tenant
shall attorn to Lender following an Event of Default, provided that the Lender has delivered to the tenant a commercially
reasonably form of non-disturbance and attornment agreement. To the extent required by applicable law, Borrower shall hold, in
trust, all tenant security deposits in a segregated account and shall not commingle any such funds with any other funds of Borrower.
Within ten (10) Business Days after Lender’s request, Borrower shall furnish to Lender a statement of all tenant security
deposits, and copies of all Leases not previously delivered to Lender, certified by Borrower as being true and correct. Notwithstanding
anything contained in the Loan Documents, Lender’s approval shall not be required for future Leases or Lease modifications
or extensions if the following conditions are satisfied:

 

    	-39-

    	 

    

 

 

(A)         no
Event of Default has occurred and is continuing;

 

(B)         the
Lease is in effect as of the date of this Agreement or is on the Lease Form with no modifications, except for commercially reasonable
changes agreed to in the ordinary course of Borrower’s business, provided, that, in no event shall there be any material
modifications to the subordination, attornment, estoppel clauses or “so-called” exculpation clauses that limit the
landlord’s liability to the Landlord’s interest in the Property without the prior written consent of Lender, which
consent will not be unreasonably withheld;

 

(C)         with
respect to the modifications of any Lease, such Lease and such modification(s) (w) is entered into in the ordinary course
of business, consistent with prudent property management practices, (x) would not cause such Lease to constitute a Major Lease
(subject to clause (z) below), (y) would not have a Material Adverse Effect and (z) if the Lease is a Major Lease, such
modification constitutes a Non-Material Lease Modification;

 

(D)         the
Lease does not conflict with any Operating Agreements affecting the Property or any other Lease for space in the Property;

 

(E)         the
Lease is not a Major Lease;

 

(F)         the
Lease shall provide for rental rates and landlord concessions comparable to existing local market rates and shall be an arm’s-length
transaction, provided, that in no event shall the Lease be with an Affiliate of Borrower;

 

(G)         the
Lease shall not contain any options for renewal or expansion by the tenant at rental rates which are below reasonable comparable
market levels for renewals or expansions at the time the Lease is executed;

 

(H)         the
Lease shall be to a tenant which Borrower, in its professional and commercially reasonable judgment, has determined is creditworthy
taking into account the obligations of the landlord and the tenant thereunder; and

 

(I)         the
Lease is for a term of not more than fifteen (15) years (exclusive of renewal options which together with the initial lease
term shall not exceed twenty (20) years).

 

Lender shall execute
and deliver a Subordination Non-Disturbance and Attornment Agreement in the form annexed hereto as Schedule IV to Tenants
under any future Lease demising in excess of 10,000 square feet promptly upon request with such commercially reasonable changes
as may be requested by Tenants, from time to time, and which are reasonably acceptable to Lender.

 

    	-40-

    	 

    

 

(b)          Borrower
(i) shall perform the obligations which Borrower is required to perform under the Leases in a commercially reasonable manner;
(ii) shall enforce the obligations to be performed by the tenants in a commercially reasonable manner; (iii) shall promptly
furnish to Lender any notice of material default or termination received by Borrower from any tenant whose Lease demises 30,000
square feet or more at the Property, and any notice of material default or termination given by Borrower to any tenant whose Lease
demises 30,000 square feet or more at the Property; (iv) shall not collect any rents for more than thirty (30) days in
advance of the time when the same shall become due, except for bona fide security deposits; (v) shall not enter into any ground
lease of any part of the Property; (vi) shall not further assign or encumber any Lease; (vii) shall not, except with
Lender’s prior written consent (which consent will not be unreasonably withheld and it shall be deemed reasonable for Lender
to withhold its consent to any such Lease cancellation or acceptance of termination or surrender if after giving effect thereof,
such cancellation, surrender or termination would cause an NOI Trigger Event to occur), cancel or accept surrender or termination
of (A) any Lease other than a Major Lease unless such cancellation, termination or acceptance of surrender is entered into
in the ordinary course of business, consistent with prudent property management practices or (B) any Major Lease, provided,
that, the Borrower shall be permitted to accept such cancellation, surrender or termination of a Major Lease if such action is
being taken in accordance with the express provisions of such Major Lease which is in existence as of the date of this Agreement,
or has been approved by the Lender (such approval not to be unreasonably withheld) in accordance with the terms hereof or; provided,
that, if no Cash Sweep Period is then in effect, such termination or surrender is contemporaneous with the releasing of the space
demised under such Major Lease (or applicable portion thereof) at a rental rate equal to or greater than such Major Lease; (viii) shall
not, except with Lender’s prior written consent (such consent not to be unreasonably withheld), modify or amend any Lease
unless such modification or amendment complies with the provisions of Section 4.1.9(a)(C) hereof, (ix) during
a Cash Sweep Period shall deposit any Lease termination or cancellation fees with Lender, to be held by Lender as Rollover Funds;
and (ix) shall not enter into any Major Lease without the prior written consent of Lender (such consent not to be unreasonably
withheld). Any action in violation of clauses (v), (vi), (vii), (viii) or (ix) of this Section
4.1.9(b) shall be void at the election of Lender.

 

(c)          Lender
shall respond to a request for Lender’s approval to any Lease or other matter under Section 4.1.9 hereof delivered,
if applicable, together with copies of the applicable lease documents, and, if applicable, a budget setting forth the applicable
tenant improvement costs and leasing commissions for which Lender’s consent is required (i) within ten (10) Business
Days after Borrower’s written request therefore, or (ii) within five (5) Business Days after Borrower’s written
request therefore, provided, that, prior to such five (5) Business Day period Lender has approved all of the economic material
terms of such Lease as set forth in a written summary thereof provided by Borrower to Lender. If the correspondence from Borrower
requesting such approval contains the following statement at the top of the first page thereof in capitalized, bold faced, 14 point
type stating that “IF YOU FAIL TO RESPOND TO OR TO EXPRESSLY DENY THIS REQUEST FOR APPROVAL IN WRITING WITHIN TEN (10)
or FIVE (5) BUSINESS DAYS (as the case may be), YOUR APPROVAL SHALL BE DEEMED GIVEN,” and if Lender shall fail to respond
to or to expressly deny such request for approval in writing (stating in reasonable detail the reason for such disapproval) within
ten (10) or five (5) Business Days (as the case may be) after receipt of Borrower’s written request then Lender’s
consent to the action or matter in question with respect to such Lease shall be deemed given. Borrower shall also provide any other
information reasonably requested by Lender in writing prior to the expiration of such ten (10) or five (5) Business Day
(as the case may be) period in order to adequately review the same.

 

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4.1.10     Alterations.

 

(a)          Lender’s
prior approval shall be required in connection with any alterations to any Improvements (except improvements required under any
Lease approved by Lender or under any Lease for which approval was not required by Lender under this Agreement) (a) that may
have a Material Adverse Effect or (b) the cost of which (including any related alteration, improvement or replacement) is
reasonably anticipated to exceed the Alteration Threshold, which approval shall not be unreasonably withheld or delayed. If (x) the
total unpaid amounts incurred and to be incurred with respect to such alterations to the Improvements shall at any time exceed
the Alteration Threshold and such alterations are not of the type intended to be reimbursed out of the Rollover Funds or the Capital
Expenditure Funds or (y) if the alterations are of the type intended to be reimbursed from Rollover Funds or Capital Expenditure
Funds, as applicable, and the total unpaid amounts incurred and to be incurred with respect to such alterations to the Improvements
shall at any time exceed the Alteration Threshold and the amount of Rollover Funds and/or Capital Expenditures Funds, as the case
may be, on deposit with Lender for the reimbursement of the cost of such alterations, then, to the extent such cost of alteration
exceeds the amount of the Reserve Funds available, Borrower shall promptly deliver to Lender as security for the payment of such
amounts and as additional security for Borrower’s obligations under the Loan Documents any of the following: (i) cash,
(ii) Letters of Credit, (iii) U.S. Obligations, (iv) other securities reasonably acceptable to Lender, provided
that Lender shall have received a Rating Agency Confirmation as to the form and issuer of same, or (v) a completion bond,
provided that Lender shall have received a Rating Agency Confirmation as to the form and issuer of same. Such security shall
be in an amount equal to the excess of the total unpaid amounts incurred and to be incurred with respect to such alterations to
the Improvements (other than such amounts to be paid or reimbursed by Tenants under the Leases) over the Alteration Threshold,
less the amount of the Rollover Funds and the Capital Expenditure Funds to the extent that the alterations are of the type intended
to be reimbursed from Rollover Funds or Capital Expenditure Reserve Funds, as applicable.

 

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(b)          With
respect to any alterations to the Improvements which require Lender’s prior approval pursuant to this Section 4.1.10,
Borrower shall deliver to Lender via a nationally recognized overnight courier for overnight delivery its request for approval
of such proposed alterations (the “Proposed Alterations”), together with all materials, plans, specifications,
documents and any other information (and in such detail) as reasonably requested by Lender in order to evaluate such Proposed Alterations
(each, an “Alteration Request”). Each Alteration Request shall contain a legend on the top of the cover page
thereof, which legend shall be in boldface type and in a font size of not less than 20 points, stating that Lender’s failure
to respond to the Alteration Request within twenty (20) Business Days shall be deemed to be an approval by Lender of the Proposed
Alterations set forth therein. In the event that Lender fails to notify Borrower within twenty (20) Business Days of Lender’s
receipt of an Alteration Request that Lender (i) requires additional information or documentation to evaluate the Proposed
Alterations, (ii) requires modifications, amendments or other changes to be made to the plans and specifications with respect
to such Proposed Alterations as a condition to the approval thereof, (iii) consents to such Proposed Alterations, or (iv) withholds
its consent to such Proposed Alterations (each of items (i) through (iii) above, an “Alteration Response”),
Borrower shall send to Lender a written notice (an “Alteration Final Notice”) via a nationally recognized overnight
courier for overnight delivery, which notice shall contain a legend on the top of the cover page thereof, which legend shall be
capitalized, bold faced, not less than 14 points type, stating that “IF YOU FAIL TO RESPOND TO OR TO EXPRESSLY DENY THIS
REQUEST FOR APPROVAL IN WRITING WITHIN TWENTY (20) BUSINESS DAYS, YOUR APPROVAL SHALL BE DEEMED GIVEN.” In the event that
Lender fails to provide an Alteration Response to Borrower within twenty (20) Business Days of Lender’s receipt of the Alteration
Final Notice, Lender shall be deemed to have approved of such Proposed Alterations; provided, that, with respect to any
Proposed Alterations which are approved or deemed approved by Lender, such approval or deemed approval shall not extend to any
material changes or modifications to the plans and specifications or other materials submitted to Lender in the Alteration Request,
and Borrower shall be required to submit to Lender any such material changes or modifications for approval in accordance with this
Section 4.1.10; provided further, that, in the case of clauses (i) and (ii) above, Lender shall have
a period of time to respond to Borrower, as provided herein, equal to the greater of (A) the unexpired portion of the period
of time in which Lender is otherwise entitled to provide an Alteration Response to Borrower as set forth above, and (B) ten (10)
Business Days after receipt by Lender of any requested additional information or documentation, or any modification, amendment
or other change to the plans and specifications for any Proposed Alteration requested by Lender, and the failure by Lender to so
respond within such time period shall constitute deemed approval by Lender. In the event Lender shall withhold its consent to any
Proposed Alteration, Lender shall provide Borrower with a reasonably detailed description of the reasons therefor.

 

4.1.11         Material
Agreements.    Borrower shall (a) promptly perform and/or observe all of the material covenants and agreements required to
be performed and observed by it under each Material Agreement and Operating Agreement to which it is a party, and do all things
necessary to preserve and to keep unimpaired its rights thereunder, (b) promptly notify Lender in writing of the giving of
any notice of any default by any party under any Material Agreement and Operating Agreement of which it is aware and (c) promptly
enforce the performance and observance of all of the material covenants and agreements required to be performed and/or observed
by the other party under each Material Agreement and Operating Agreement to which it is a party in a commercially reasonable manner.

 

4.1.12         Performance
by Borrower.    Borrower shall in a timely manner observe, perform and fulfill each and every covenant, term and provision of
each Loan Document executed and delivered by Borrower, and shall not enter into or otherwise suffer or permit any amendment, waiver,
supplement, termination or other modification of any Loan Document executed and delivered by Borrower without the prior consent
of Lender.

 

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4.1.13    Costs
of Enforcement/Remedying Defaults.    In the event (a) that the Mortgage is foreclosed in whole or in part or the Note or
any other Loan Document is put into the hands of an attorney for collection, suit, action or foreclosure, (b) of the foreclosure
of any Lien or Mortgage prior to or subsequent to the Mortgage in which proceeding Lender is made a party, (c) of the bankruptcy,
insolvency, rehabilitation or other similar proceeding in respect of Borrower or any Principal or an assignment by Borrower or
any Principal for the benefit of its creditors, or (d) Lender shall remedy or attempt to remedy any Event of Default hereunder,
Borrower shall be chargeable with and agrees to pay all costs actually incurred by Lender as a result thereof, including costs
of collection and defense (including reasonable attorneys’, experts’, consultants’ and witnesses’ fees
and disbursements) in connection therewith and in connection with any appellate proceeding or post-judgment action involved therein,
which shall be due and payable on demand, together with interest thereon from the date incurred by Lender at the Default Rate,
and together with all required service or use taxes.

 

4.1.14    Business
and Operations.    Borrower will continue to engage in the businesses currently conducted by it as and to the extent the same
are necessary for the ownership and leasing of the Property. Borrower will qualify to do business and will remain in good standing
under the laws of each jurisdiction as and to the extent the same are required for the ownership and leasing of the related Property.
Borrower shall at all times cause the Property to be maintained as an office property with related ancillary uses.

 

4.1.15    Intentionally
Omitted.

 

4.1.16    Handicapped
Access.

 

(a)         Borrower
covenants and agrees that the Property shall at all times comply in all material respects, to the extent applicable, with the requirements
of the Americans with Disabilities Act of 1990, all state and local laws and ordinances related to handicapped access and all rules,
regulations, and orders issued pursuant thereto including, without limitation, the Americans with Disabilities Act Accessibility
Guidelines for Buildings and Facilities (collectively, “Access Laws”).

 

(b)         Notwithstanding
any provisions set forth herein or in any other document regarding Lender’s approval of alterations of the Property, (i) Borrower
shall make and shall require all Tenants to make, any alterations to the Property in material compliance with all applicable Access
Laws and (ii) Lender may condition any approval of alterations hereunder upon receipt of a certificate of Access Law compliance
from an architect, engineer, or other person acceptable to Lender.

 

(c)         Borrower
covenants and agrees to give prompt notice to Lender of the commencement of any proceedings or investigations which relate to compliance
with applicable Access Laws.

 

4.1.17    Notice
of Certain Events. Borrower shall promptly notify Lender of (a) any Default or Event of Default, together with a
detailed statement of the steps being taken to cure such Default or Event of Default; (b) any notice of default received
by Borrower under other material obligations relating to the Property or otherwise material to Borrower’s business; and
(c) any pending legal, judicial or regulatory proceedings, including any dispute between Borrower and any Governmental Authority,
affecting Borrower or the Property, which, if adversely determined, would have a Material Adverse Effect.

 

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4.1.18    Further
Assurances.    Borrower shall promptly (a) cure any defects in the execution and delivery of the
Loan Documents, (b) execute and deliver, or cause to be executed and delivered, all such other documents, agreements, certificates,
assignments and other writings as Lender may reasonably request to further evidence and more fully describe the collateral for
the Loan, to correct any omissions in the Loan Documents, to perfect, protect or preserve the collateral at any time securing
or intended to secure the obligations of Borrower under the Loan Documents and any Liens created under any of the Loan Documents,
or to make any recordings, file any notices, or obtain any consents, as may be necessary or appropriate in connection therewith
and (c) do and execute all and such further lawful and reasonable acts, conveyances and assurances for the better and more
effective carrying out of the intents and purposes of this Agreement and the other Loan Documents, as Lender shall reasonably
require from time to time. Borrower grants Lender an irrevocable power of attorney coupled with an interest for the purpose of
exercising and perfecting any and all rights and remedies available to Lender under the Loan Documents, at law and in equity,
provided, that, the Lender shall not act under such power of attorney unless Borrower has failed to act within five (5)
days of Lender’s written request for action by Borrower.

 

4.1.19    Taxes
on Security.    Borrower shall pay all taxes, charges, filing, registration and recording fees, excises
and levies payable with respect to the Note or the Liens created or secured by the Loan Documents, other than income, franchise
and doing business taxes imposed on Lender. If there shall be enacted any law (a) deducting the Loan from the value of the
Property for the purpose of taxation, (b) affecting any Lien on the Property, or (c) changing existing laws of taxation
of mortgages, deeds of trust, security deeds, or debts secured by real property, or changing the manner of collecting any such
taxes, Borrower shall promptly pay to Lender, on demand, all taxes, costs and charges for which Lender is or may be liable as
a result thereof; however, if such payment would be prohibited by law or would render the Loan usurious, then instead of collecting
such payment, Lender may declare all amounts owing under the Loan Documents due and payable to Lender within ninety (90) days
of Lender’s demand therefor.

 

4.1.20   Qualified
Intermediary.    Prior to consummation of the Exchange, Qualified Intermediary shall not pledge its indirect interests in Borrower,
except as permitted by the terms of this Agreement.

 

Section 4.2           Borrower
Negative Covenants.

 

Borrower covenants and
agrees with Lender that:

 

4.2.1     Liens.    Borrower
shall not create, incur, assume or, subject to Borrower’s rights in this Agreement and the other Loan Documents to contest
the validity and application of Liens, suffer to exist any Lien on any portion of the Property except for Permitted Encumbrances.

 

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4.2.2           Dissolution.
Borrower shall not (a) engage in any dissolution, liquidation or consolidation or merger with or into any other business entity,
(b) engage in any business activity not related to the ownership and operation of the Property, (c) transfer, lease or
sell, in one transaction or any combination of transactions, all or substantially all of the property or assets of Borrower except
to the extent expressly permitted by the Loan Documents, or (d) cause, permit or suffer any SPC Party to (i) dissolve,
wind up or liquidate or take any action, or omit to take an action, as a result of which such SPC Party would be dissolved, wound
up or liquidated in whole or in part, or (ii) amend, modify, waive or terminate the certificate of incorporation or bylaws
of such SPC Party, in each case without obtaining the prior consent of Lender in any matter that (i) violates the single purpose
covenants set forth in Section 3.1.24, or (ii) amends, modifies or otherwise changes any provision thereof that by
its terms cannot be modified at any time when the Loan is outstanding or by its terms cannot be modified without Lender’s
consent.

 

4.2.3           Change
in Business. Borrower shall not enter into any line of business other than the ownership and operation of the Property.

 

4.2.4           Debt
Cancellation. Borrower shall not cancel or otherwise forgive or release any claim or debt (other than termination of Leases
in accordance herewith) owed to Borrower by any Person, except for adequate consideration and in the ordinary course of Borrower’s
business.

 

4.2.5           Affiliate
Transactions. Borrower shall not enter into, or be a party to, any transaction with an Affiliate of Borrower or any of the
partners of Borrower except in the ordinary course of business and on terms which are fully disclosed to Lender in advance and
are no less favorable to Borrower or such Affiliate than would be obtained in a comparable arm’s length transaction with
an unrelated third party.

 

4.2.6           Zoning.
Borrower shall not initiate or consent to any zoning reclassification of any portion of the Property or seek any variance under
any existing zoning ordinance or use or permit the use of any portion of the Property in any manner that could result in such use
becoming a non conforming use under any zoning ordinance or any other applicable land use law, rule or regulation, without the
prior written consent of Lender (such consent not to be unreasonably withheld or delayed).

 

4.2.7           Assets.
Borrower shall not purchase or own any property other than the Property and any property necessary or incidental for the operation
of the Property.

 

4.2.8           No
Joint Assessment. Borrower shall not suffer, permit or initiate the joint assessment of the Property (a) with any other
real property constituting a tax lot separate from the Property, and (b) with any portion of the Property which may be deemed
to constitute personal property, or any other procedure whereby the lien of any taxes which may be levied against such personal
property shall be assessed or levied or charged to the Property.

 

4.2.9           Principal
Place of Business. Borrower shall not change its principal place of business from the address set forth on the first page of
this Agreement without first giving Lender twenty (20) days prior notice.

 

4.2.10         ERISA.
(a) Throughout the term of the Loan (A) Borrower will not be an “employee benefit plan,” as defined in Section
3(3) of ERISA, subject to Title I of ERISA, (B) none of the assets of Borrower will constitute “plan assets”
of one or more such plans within the meaning of 29 C.F.R. Section 2510.3-101, (C) Borrower will not be a “governmental
plan” within the meaning of Section 3(32) of ERISA, and (D) transactions by or with Borrower will not be subject
to any state statute regulating investments of, or fiduciary obligations with respect to, governmental plans.

 

    	-46-

    	 

    

 

(b)           Borrower
shall deliver to Lender such certifications or other evidence from time to time throughout the term of the Loan, as requested by
Lender in its sole discretion, that (i) Borrower is not an “employee benefit plan” as defined in Section 3(3)
of ERISA, which is subject to Title I of ERISA, or a “governmental plan” within the meaning of Section 3(32)
of ERISA; (ii) Borrower is not subject to any state statute regulating investments of, or fiduciary obligations with respect
to, governmental plans; and (iii) one or more of the following circumstances is true:

 

(A)         Equity
interests in Borrower are publicly offered securities, within the meaning of 29 C.F.R. §2510.3-101(b)(2);

 

(B)         Less
than twenty-five percent (25%) of each outstanding class of equity interests in Borrower is held by “benefit plan investors”
within the meaning of 29 C.F.R. §2510.3-101(f)(2); or

 

(C)         Borrower
qualifies as an “operating company” or a “real estate operating company” within the meaning of 29 C.F.R.
§2510.3-101(c) or (e).

 

4.2.11      Material
Agreements. Borrower shall not, without Lender’s prior written consent (such consent not to be unreasonably withheld
or delayed): (a) enter into any Material Agreement or Operating Agreement, except on an arm’s-length basis and commercially
reasonable terms (b), surrender or terminate any Material Agreement or Operating Agreement to which it is a party (unless the other
party thereto is in material default or the termination of such agreement would be commercially reasonable), (b) increase
or consent to the increase of the amount of any charges under any Material Agreement or Operating Agreement to which it is a party,
except as provided therein or on an arms-length basis and commercially reasonable terms; or (c) otherwise modify, change,
supplement, alter or amend, or waive or release any of its rights and remedies under any Material Agreement or Operating Agreement
to which it is a party in any material respect, except on an arms’-length basis and commercially reasonable terms.

 

    	-47-

    	 

    

 

ARTICLE
V

 

INSURANCE,
CASUALTY AND CONDEMNATION.

 

Section 5.1           Insurance.

 

5.1.1           Insurance
Policies. (a) Borrower shall obtain and maintain, or cause to be maintained, insurance for Borrower and the Property providing
at least the following coverages:

 

(i)          comprehensive
“All Risk” or “Special Perils” insurance on the Improvements and the personal property at the Property
(A) in an amount equal to one hundred percent (100%) of the “Full Replacement Cost,” which for purposes
of this Agreement shall mean actual replacement value (exclusive of costs of excavations, foundations, underground utilities and
footings) with a waiver of depreciation; (B) containing an agreed amount endorsement with respect to the Improvements and
personal property at the Property waiving all co-insurance provisions; (C) providing for no deductible in excess of One Hundred
Thousand and No/100 Dollars ($100,000.00) for all such insurance coverage; and (D) containing an “Ordinance or Law Coverage”
or “Enforcement” endorsement if any of the Improvements or the use of the Property shall at any time constitute legal
non-conforming structures or uses. In addition, Borrower shall obtain: (y) if any portion of the Improvements is currently
or at any time in the future located in a federally designated “special flood hazard area,” flood hazard insurance
in an amount equal to the lesser of (1) the outstanding principal balance of the Note or (2) the maximum amount of such
insurance available under the National Flood Insurance Act of 1968, the Flood Disaster Protection Act of 1973 or the National Flood
Insurance Reform Act of 1994, as each may be amended or such greater amount as Lender shall reasonably require; and (z) earthquake
insurance in amounts and in form and substance satisfactory to Lender (notwithstanding anything to the contrary set forth in Section
5.1.2 hereof, such insurance shall be provided by insurance companies having a claims paying ability rating reasonably acceptable
to Lender) in the event the Property is located in an area with a high degree of seismic activity, provided that the insurance
pursuant to clauses (y) and (z) hereof shall otherwise be on terms consistent with the comprehensive “All Risk:
or “Special Perils” insurance policy required under this subsection (i).

 

(ii)         commercial
general liability insurance against claims for personal injury, bodily injury, death or property damage occurring upon, in or about
the Property, such insurance (A) to be on the so-called “occurrence” form with a combined limit of not less than
Five Million and No/100 Dollars ($5,000,000); (B) to continue at not less than the aforesaid limit until required to be changed
by Lender by reason of changed economic conditions making such protection inadequate; and (C) to cover at least the following
hazards: (1) premises and operations; (2) products and completed operations on an “if any” basis; (3) independent
contractors; (4) blanket contractual liability for all legal contracts; and (5) contractual liability covering the indemnities
contained in Article 9 of the Mortgage to the extent the same is available;

 

(iii)        business
income insurance (A) with loss payable to Lender; (B) covering all risks required to be covered by the insurance provided
for in subsection (i) above for a period commencing at the time of loss for such length of time as it takes to repair
or replace with the exercise of due diligence and dispatch; (C) containing an extended period of indemnity endorsement which
provides that after the physical loss to the Improvements and Personal Property has been repaired, the continued loss of income
will be insured until such income either returns to the same level it was at prior to the loss, or the expiration of twelve (12)
months from the date that the Property is repaired or replaced and operations are resumed, whichever first occurs, and notwithstanding
that the policy may expire prior to the end of such period; and (D) in an amount equal to one hundred percent (100%) of the
projected gross income from the Property for a period from the date of loss to a date (assuming total destruction) which is twenty-four (24)
months from the date that the Property is repaired or replaced and operations are resumed. The amount of such business income insurance
shall be determined prior to the date hereof and at least once each year thereafter based on Borrower’s reasonable estimate
of the gross income from the Property for the succeeding twenty-four (24) month period. All proceeds payable to Lender pursuant
to this subsection shall be held by Lender and shall be applied to the obligations secured by the Loan Documents from time to time
due and payable hereunder and under the Note; provided, however, that nothing herein contained shall be deemed to
relieve Borrower of its obligations to pay the obligations secured by the Loan Documents on the respective dates of payment provided
for in the Note and the other Loan Documents except to the extent such amounts are actually paid out of the proceeds of such business
income insurance;

 

    	-48-

    	 

    

 

(iv)        at
all times during which structural construction, repairs or alterations are being made with respect to the Improvements, and only
if the Property coverage form does not otherwise apply, (A) owner’s contingent or protective liability insurance covering
claims not covered by or under the terms or provisions of the above mentioned commercial general liability insurance policy; and
(B) the insurance provided for in subsection (i) above written in a so-called builder’s risk completed value
form (1) on a non-reporting basis, (2) against all risks insured against pursuant to subsection (i) above, (3) including
permission to occupy the Property, and (4) with an agreed amount endorsement waiving co-insurance provisions;

 

(v)         workers’
compensation, subject to the statutory limits of the state in which the Property is located, and employer’s liability insurance
with a limit of at least One Million and No/100 Dollars ($1,000,000) per accident and per disease per employee, and statutory limits
for disease aggregate in respect of any work or operations on or about the Property, or in connection with the Property or its
operation (if applicable);

 

(vi)        comprehensive
boiler and machinery insurance, if applicable, in amounts as shall be reasonably required by Lender on terms consistent with the
commercial property insurance policy required under subsection (i) above;

 

(vii)       umbrella
liability insurance in addition to primary coverage in an amount not less than Seventy-Five Million and No/100 Dollars ($75,000,000)
per occurrence on terms consistent with the commercial general liability insurance policy required under subsection (ii)
above and (viii) below;

 

(viii)      motor
vehicle liability coverage for all owned and non-owned vehicles, including rented and leased vehicles containing minimum limits
per occurrence of One Million and No/100 Dollars ($1,000,000);

 

(ix)         so-called
“dramshop” insurance or other liability insurance required in connection with the sale of alcoholic beverages;

 

(x)          insurance
against employee dishonesty in an amount not less than one (1) month of gross revenue from the Property and with a deductible
not greater than Twenty-Five Thousand and No/100 Dollars ($25,000); and

 

    	-49-

    	 

    

 

(xi)         insurance
coverage at all times during the term of the Loan for Terrorism Losses and the loss of business income resulting from Terrorism
Losses, which may be maintained by Borrower, at its option, either (A) as part of its “All Risk” or “Special
Perils” and business income insurance required under Sections 5.1.1(a)(i) and (iii) above on terms consistent with
those required under Sections 5.1.1(a)(i) and (iii) above except that such coverage shall be at least equal to the lesser
of (a) the outstanding principal balance of the Loan (provided such policy contains a waiver of coinsurance) or (b) the sum of
the business income insurance equal to 100% of the projected gross income from the Property for a period of twenty-four (24) months
from the date that the Property is repaired or replaced and operations are resumed plus the Full Replacement Cost; (B) through
a policy or policies covering multiple locations so long as such coverage is on terms consistent with those required under Sections
5.1.1(a)(i) and (iii) above with a deductible of not greater than $250,000 and such coverage is in an amount equal to, the
lesser of (a) the outstanding principal balance of the Loan (provided such policy contains a waiver of coinsurance) or (b) the
sum of the business income insurance equal to 100% of the projected gross income from the Property for a period of twenty-four
(24) months from the date that the Property is repaired or replaced and operations are resumed plus the Full Replacement Cost and
further provided that if any claim is made (unless on a per occurrence basis) under such policy or policies reducing the amount
of coverage below that which is required to be maintained under this Section 5.1.1(a)(xi), then Borrower shall increase
the amount of such policy or policies to an amount that satisfies the requirements of Section 5.1.1(a)(xi); or (C) as
a stand-alone policy or policies that covers solely the Property against Terrorism Losses, which stand-alone policy or policies
shall be on terms consistent with those required under Sections 5.1.1(a)(i) and (iii) above with a deductible of not greater
than $5,000,000.00 and such coverage is in an amount equal to, the lesser of (a) the outstanding principal balance of the
Loan (provided such policy contains a waiver of coinsurance) or (b) the sum of the business income insurance equal to 100%
of the projected gross income from the Property for a period of twenty-four (24) months from the date that the Property is repaired
or replaced and operations are resumed plus the Full Replacement Cost. Notwithstanding the foregoing, in no event shall Borrower
be required to pay annual premiums for such stand-alone policy insurance covering Terrorism Losses in excess of the Terrorism Premium
Limit (i.e. if the cost exceeds the Terrorism Premium Limit, Borrower shall obtain as much coverage as is available at a cost equal
to the Terrorism Premium Limit);

 

(xii)        upon
sixty (60) days’ written notice, such other reasonable insurance and in such reasonable amounts as Lender from time to time
may reasonably request against such other insurable hazards which at the time are commonly insured against for property similar
to the Property located in or around the region in which the Property is located.

 

       (b)          All
insurance provided for in Section 5.1.1(a) shall be obtained under valid and enforceable policies (collectively, the “Policies”
or, in the singular, the “Policy”) and, to the extent not specified above, shall be subject to the reasonable
approval of Lender as to deductibles, loss payees and insureds. Not less than five (5) Business Days prior to the expiration
dates of the Policies theretofore furnished to Lender, certificates of insurance evidencing the Policies accompanied by evidence
satisfactory to Lender of payment of the premiums then due thereunder (the “Insurance Premiums”), shall be delivered
by Borrower to Lender.

 

    	-50-

    	 

    

 

       (c)          Any
blanket insurance Policy (“Blanket Policy”) shall specifically allocate to the Property the amount of coverage
from time to time required hereunder and shall otherwise provide the same protection as would a separate Policy insuring only the
Property in compliance with the provisions of Section 5.1.1(a).

 

       (d)          All
Policies of insurance provided for or contemplated by Section 5.1.1(a) shall be primary coverage and, except for the Policy
referenced in Section 5.1.1(a)(v), shall name Borrower as the insured and Lender and its successors and/or assigns as the
additional insured, as its interests may appear, and in the case of property damage, boiler and machinery, flood, earthquake and
terrorism insurance, shall contain a so-called New York standard non contributing mortgagee clause in favor of Lender providing
that the loss thereunder shall be payable to Lender. Borrower shall not procure or permit any of its constituent entities to procure
any other insurance coverage which would be on the same level of payment as the Policies or would adversely impact in any way the
ability of Lender or Borrower to collect any proceeds under any of the Policies.

 

       (e)          All
Policies of insurance provided for in Section 5.1.1(a), except for the Policies referenced in Section 5.1.1(a)(v)
and (a)(viii), shall contain clauses or endorsements to the effect that:

 

       (i)          no
act or negligence of Borrower, or anyone acting for Borrower, or of any Tenant or other occupant, or failure to comply with the
provisions of any Policy, which might otherwise result in a forfeiture of the insurance or any part thereof, shall in any way affect
the validity or enforceability of the insurance insofar as Lender is concerned;

 

       (ii)         the
Policy shall not be canceled without at least thirty (30) days’ written notice to Lender and any other party named therein
as an additional insured and, if obtainable by Borrower using commercially reasonable efforts, shall not be materially changed
(other than to increase the coverage provided thereby) without such a thirty (30) day notice; and

 

       (iii)        Lender
shall not be liable for any Insurance Premiums thereon or subject to any assessments thereunder.

 

       (f)          If
at any time Lender is not in receipt of written evidence that all insurance required hereunder is in full force and effect, Lender
shall have the right, without notice to Borrower, to take such action as Lender deems necessary to protect its interest in the
Property, including, without limitation, the obtaining of such insurance coverage as Lender in its sole discretion deems appropriate
and all premiums incurred by Lender in connection with such action or in obtaining such insurance and keeping it in effect shall
be paid by Borrower to Lender upon demand and until paid shall be secured by the Mortgage and shall bear interest at the Default
Rate.

 

       (g)          In
the event of foreclosure of the Mortgage or other transfer of title to the Property in extinguishment in whole or in part of the
Debt, all right, title and interest of Borrower in and to the Policies that are not blanket Policies then in force concerning the
Property and all proceeds payable thereunder shall thereupon vest in the purchaser at such foreclosure or Lender or other transferee
in the event of such other transfer of title.

 

    	-51-

    	 

    

 

5.1.2           Insurance
Company. The Policies shall be issued by financially sound and responsible insurance companies authorized to do business in
the state in which the Property is located and having a claims paying ability rating with the issuing companies and or within the
reinsurance companies/organizations that reinsure 100% of the risks of the issuing companies, of “AA” or better by
S&P and Fitch and an insurance financial strength rating of “Aa2” by Moody’s (provided, however,
(A) if more than one (1) but less than five (5) insurance companies issue the Policies required hereunder, then
at least seventy-five percent (75%) of the applicable insurance coverages represented by the Policies required hereunder must be
provided by insurance companies having a credit rating of “AA” or better by S&P (or the equivalent rating by Moody
and Fitch) and the balance of the applicable insurance coverages represented by the Policies required hereunder must be provided
by insurance companies having a credit rating of “A” or better by S&P (or the equivalent rating by Moody and Fitch),
or (B) if five (5) or more insurance companies issue the Policies required hereunder, then at least seventy percent (70%)
of the applicable insurance coverages required hereunder must be provided by insurance companies having a credit rating of “A-”
or better by S&P (or the equivalent rating by Moody and Fitch) and at least 95% of the total of the applicable insurance coverages
required hereunder must be provided by insurance companies having a credit rating of “BBB” or better by S&P (or
the equivalent rating by Moody and Fitch); provided, further, however that in no event shall any insurance company
providing primary insurance coverage hereunder have a credit rating of less than “AA” by S&P (or the equivalent
rating by Moody and Fitch)). If a Securitization occurs, the foregoing required insurance company rating by a Rating Agency not
rating any Securities shall be disregarded. If a Securitization occurs and S&P is not a Rating Agency, each of the insurance
companies shall have the ratings from Fitch and Moody’s as provided above; provided, however, if Fitch or Moody’s
shall not provide a rating for an insurance company, then an A.M. Best rating of A(X) shall be substituted for an S&P rating
of “A-” or better and an A.M. Best rating of A-VIII for each of the other foregoing rating requirements of S&P,
Fitch or Moody’s, as applicable. Notwithstanding the foregoing, Borrower shall be permitted to maintain the Policies required
hereunder with insurance companies which do not meet the foregoing requirements (an “Otherwise Rated Insurer”),
provided Borrower obtains a “cut-through” endorsement (that is, an endorsement which permits recovery against the provider
of such endorsement) with respect to any Otherwise Rated Insurer from an insurance company which meets the claims paying ability
ratings required above. Moreover, if Borrower desires to maintain insurance required hereunder from an insurance company which
does not meet the claims paying ability ratings set forth herein but the parent of such insurance company, which owns at least
fifty-one percent (51%) of such insurance company, maintains such ratings, Borrower may use such insurance companies if approved
by the Rating Agencies (such approval may be conditioned on items required by the Rating Agencies including a requirement that
the parent guarantee the obligations of such insurance company).

 

    	-52-

    	 

    

 

5.1.3      Concord
Insurance Limited. Notwithstanding anything to the contrary contained in Section 5.1.2, with respect to insurance required
to be maintained by Borrower pursuant to Section 5.1.1(a)(xi) hereof, Concord Insurance Limited (“Concord”)
shall be an acceptable insurer of perils of terrorism and acts of terrorism so long as (i) the policy issued by Concord has
(a) no aggregate limit, (b) a per occurrence limit of no less than $500,000,000 and (c) a deductible of no greater
than $100,000, (ii) other than the $100,000 deductible, the portion of such insurance which is not reinsured by TRIA, is reinsured
by an insurance carrier rated no less than “A” (or its equivalent) by all of the Rating Agencies rating the Securities,
(iii) TRIA or a similar federal statute is in effect and provides that the federal government must reinsure that portion of
any terrorism insurance claim above (a) the applicable deductible payable by Concord and (b) those amounts which are
reinsured pursuant to clause (ii) above, (iv) Concord is not the subject of a bankruptcy or similar insolvency proceeding
and (v) no Governmental Authority issues any statement, finding or decree that insurers of perils of terrorism similar to
Concord (i.e., captive insurers arranged similar to Concord) do not qualify for the payments or benefits of TRIA. In the
event that Concord is providing insurance coverage (A) to other properties immediately adjacent to the Property, and/or (B) to
other properties owned by a Person(s) who is not an Affiliate of Borrower, and such insurance is not subject to the same reinsurance
and other requirements of this Section 5.1.3, then Lender may reasonably re-evaluate the limits and deductibles of the insurance
required to be provided by Concord hereunder. In the event any of the foregoing conditions are not satisfied, Concord shall not
be deemed an acceptable insurer of Terrorism Losses. Borrower represents, warrants and covenants to Lender on behalf of Concord
that the insurance premiums for the insurance coverages provided to Borrower by Concord are fair market value insurance premiums.

 

Section 5.2           Casualty
and Condemnation.

 

5.2.1      Casualty.
If the Property shall sustain a Casualty, Borrower shall give prompt notice of such Casualty to Lender and shall promptly commence
and diligently prosecute to completion the repair and restoration of the Property as nearly as possible to the condition the Property
was in immediately prior to such Casualty (a “Restoration”) and otherwise in accordance with Section 5.3,
it being understood, however, that Borrower shall not be obligated to restore the Property to the precise condition of the Property
prior to such Casualty provided the Property is restored, to the extent practicable, to be of at least equal value and of substantially
the same character as prior to the Casualty. Borrower shall pay all costs of such Restoration whether or not such costs are covered
by insurance. Lender may, but shall not be obligated to, make proof of loss if not made promptly by Borrower. In the event of a
Casualty where the loss does not exceed Restoration Threshold, Borrower may settle and adjust such claim; provided that
(a) no Event of Default has occurred and is continuing and (b) such adjustment is carried out in a commercially reasonable
and timely manner. In the event of a Casualty where the loss exceeds the Restoration Threshold or if an Event of Default then exists,
Borrower may settle and adjust such claim only with the prior written consent of Lender (which consent shall not be unreasonably
withheld or delayed) and Lender shall have the opportunity to participate, at Borrower’s cost, in any such adjustments. Notwithstanding
any Casualty, Borrower shall continue to pay the Debt at the time and in the manner provided for its payment in the Note and in
this Agreement.

 

    	-53-

    	 

    

 

5.2.2      Condemnation.
Borrower shall give Lender prompt notice of any actual or threatened Condemnation by any Governmental Authority of all or any part
of the Property and shall deliver to Lender a copy of any and all papers served in connection with such proceedings. Provided no
Event of Default has occurred and is continuing, in the event of a Condemnation where the amount of the taking does not exceed
the Restoration Threshold, Borrower may settle and compromise such Condemnation; provided that the same is effected in a
commercially reasonable and timely manner. In the event of a Condemnation where the amount of the taking exceeds the Restoration
Threshold or if an Event of Default then exists, Borrower may settle and compromise the Condemnation only with prior written the
consent of Lender (which consent shall not be unreasonably withheld or delayed) and Lender shall have the opportunity to participate,
at Borrower’s cost, in any litigation and settlement discussions in respect thereof and Borrower shall from time to time
deliver to Lender all instruments requested by Lender to permit such participation. Borrower shall, at its expense, diligently
prosecute any such proceedings, and shall consult with Lender, its attorneys and experts, and cooperate with them in the carrying
on or defense of any such proceedings. Lender is hereby irrevocably appointed as Borrower’s attorney-in-fact, coupled with
an interest, with exclusive power to collect, receive and retain any Award and to make any compromise or settlement in connection
with any such Condemnation that Lender is otherwise permitted to settle pursuant to the terms of this Agreement. Notwithstanding
any Condemnation, Borrower shall continue to pay the Debt at the time and in the manner provided for its payment in the Note and
in this Agreement. Lender shall not be limited to the interest paid on the Award by any Governmental Authority but shall be entitled
to receive out of the Award interest at the rate or rates provided herein or in the Note. If the Property or any portion thereof
is taken by any Governmental Authority, Borrower shall promptly commence and diligently prosecute the Restoration of the Property
and otherwise comply with the provisions of Section 5.3. If the Property is sold, through foreclosure or otherwise, prior
to the receipt by Lender of the Award, Lender shall have the right, whether or not a deficiency judgment on the Note shall have
been sought, recovered or denied, to receive the Award, or a portion thereof sufficient to pay the Debt.

 

5.2.3      Casualty
Proceeds. Notwithstanding the last sentence of Section 5.1.1(a)(iii) and provided no Event of Default then exists hereunder,
proceeds received by Lender on account of the business interruption insurance specified in Section 5.1.1(a)(iii) above with
respect to any Casualty shall be deposited by Lender directly into the Borrower Account (as defined in the Clearing Account Agreement)
but (a) only to the extent it reflects a replacement for (i) lost Rents that would have been due under Leases existing
on the date of such Casualty, and/or (ii) lost Rents under Leases that had not yet been executed and delivered at the time
of such Casualty which Borrower has proven to the insurance company would have been due under such Leases (and then only to the
extent such proceeds disbursed by the insurance company reflect a replacement for such past due Rents) and (b) only to the
extent necessary to fully make the disbursements required by Section 3.3(a)(i) through (a)(vi) of the Cash Management
Agreement. All other such proceeds shall be held by Lender and disbursed in accordance with Section 5.3 hereof.

 

Section 5.3           Delivery
of Net Proceeds.

 

5.3.1      Minor
Casualty or Condemnation. If a Casualty or Condemnation has occurred to the Property and the Net Proceeds shall be less than
the Restoration Threshold and the costs of completing the Restoration shall be less than the Restoration Threshold, and provided
no Event of Default shall have occurred and remain uncured, the Net Proceeds will be disbursed by Lender to Borrower. Promptly
after receipt of the Net Proceeds, Borrower shall commence and satisfactorily complete with due diligence the Restoration in accordance
with the terms of this Agreement. If any Net Proceeds are received by Borrower and may be retained by Borrower pursuant to the
terms hereof, such Net Proceeds shall, until completion of the Restoration, be held in trust for Lender and shall be segregated
from other funds of Borrower to be used to pay for the cost of Restoration in accordance with the terms hereof.

 

    	-54-

    	 

    

 

5.3.2      Major
Casualty or Condemnation. (a) If a Casualty or Condemnation has occurred to the Property and the Net Proceeds are equal
to or greater than the Restoration Threshold or the costs of completing the Restoration is equal to or greater than the Restoration
Threshold, Lender shall make the Net Proceeds available for the Restoration, provided that each of the following conditions are
met:

 

(i)           no
Event of Default shall have occurred and be continuing;

 

(ii)          (A) in
the event the Net Proceeds are insurance proceeds, less than thirty percent (30%) of the total floor area of the Improvements at
the Property has been damaged, destroyed or rendered unusable as a result of such Casualty or (B) in the event the Net Proceeds
are an Award, less than ten percent (10%) of the land constituting the Property is taken, and such land is located along the perimeter
or periphery of the Property, and no portion of the Improvements is the subject of the Condemnation;

 

(iii)         Leases
requiring payment of annual rent equal to sixty-five (65%) of the Gross Income from Operations received by Borrower during the
twelve (12) month period immediately preceding the Casualty or Condemnation and all Major Leases shall remain in full force and
effect during and after the completion of the Restoration without abatement of rent beyond the time required for Restoration, notwithstanding
the occurrence of such Casualty or Condemnation;

 

(iv)        Borrower
shall commence the Restoration as soon as reasonably practicable (but in no event later than sixty (60) days after such Casualty
or Condemnation, whichever the case may be, occurs) and shall diligently pursue the same to satisfactory completion;

 

(v)         Lender
shall be satisfied that any operating deficits and all payments of principal and interest under the Note will be paid during the
period required for Restoration from (A) the Net Proceeds, or (B) other funds of Borrower;

 

(vi)         Lender
shall be satisfied that the Restoration will be completed on or before the earliest to occur of (A) the date six (6) months
prior to the Maturity Date, (B) the earliest date required for such completion under the terms of any Lease, (C) such
time as may be required under applicable Legal Requirements in order to repair and restore the Property to the condition it was
in immediately prior to such Casualty or to as nearly as possible the condition it was in immediately prior to such Condemnation,
as applicable or (D) the expiration of the insurance coverage referred to in Section 5.1.1(a)(iii);

 

(vii)       the
Property and the use thereof after the Restoration will be in compliance with and permitted under all applicable Legal Requirements;

 

    	-55-

    	 

    

 

(viii)       the
Restoration shall be done and completed by Borrower in an expeditious and diligent fashion and in compliance with all applicable
Legal Requirements;

 

(ix)         such
Casualty or Condemnation, as applicable, does not result in the loss of access to the Property or the related Improvements; and

 

(x)          all
Operating Agreements shall remain in full force and effect.

 

(b)          The
Net Proceeds shall be paid directly to Lender and held by Lender in an interest-bearing account and, until disbursed in accordance
with the provisions of this Section 5.3.2, shall constitute additional security for the Debt. The Net Proceeds (and all
interest accrued thereon) shall be disbursed by Lender to, or as directed by, Borrower from time to time during the course of the
Restoration, upon receipt of evidence reasonably satisfactory to Lender that (i) all requirements set forth in Section
5.3.2(a) have been satisfied, (ii) all materials installed and work and labor performed (except to the extent that they
are to be paid for out of the requested disbursement) in connection with the Restoration have been paid for in full, and (iii) there
exist no notices of pendency, stop orders, mechanic’s or materialman’s liens or notices of intention to file same,
or any other liens or encumbrances of any nature whatsoever on the Property arising out of the Restoration which have not either
been fully bonded to the satisfaction of Lender and discharged of record or in the alternative fully insured to the satisfaction
of Lender by the title company issuing the Title Insurance Policy.

 

(c)          All
plans and specifications required in connection with the Restoration shall be subject to prior approval of Lender (not to be unreasonably
withheld or delayed) and an independent architect selected by Lender (the “Casualty Consultant”). The plans
and specifications shall require that the Restoration be completed in a first-class workmanlike manner at least equivalent to the
quality and character of the original work in the Improvements (provided, however, that in the case of a partial Condemnation,
the Restoration shall be done to the extent reasonable practicable after taking into account the consequences of such partial Condemnation),
so that upon completion thereof, the Property shall be at least equal in value and general utility to the Property prior to the
damage or destruction; it being understood, however, that Borrower shall not be obligated to restore the Property to the precise
condition of the Property prior to such Casualty provided the Property is restored, to the extent practicable, to be of at least
equal value and of substantially the same character as prior to the Casualty. Borrower shall restore all Improvements such that
when they are fully restored and/or repaired, such Improvements and their contemplated use fully comply with all applicable material
Legal Requirements. The identity of the contractors, subcontractors and materialmen engaged in the Restoration, as well as the
contracts under which they have been engaged, shall be subject to approval (not to be unreasonably withheld or delayed) of Lender
and the Casualty Consultant. All reasonable out of pocket costs and expenses actually incurred by Lender in connection with recovering,
holding and advancing the Net Proceeds for the Restoration including, without limitation, reasonable attorneys’ fees and
disbursements and the Casualty Consultant’s fees and disbursements, shall be paid by Borrower.

 

    	-56-

    	 

    

 

(d)          In
no event shall Lender be obligated to make disbursements of the Net Proceeds in excess of an amount equal to the costs actually
incurred from time to time for work in place as part of the Restoration, as certified by the Casualty Consultant, less the Casualty
Retainage. The term “Casualty Retainage” shall mean, as to each contractor, subcontractor or materialman engaged
in the Restoration, an amount equal to ten percent (10%) of the costs actually incurred for work in place as part of the Restoration,
as certified by the Casualty Consultant, until such time as the Casualty Consultant certifies to Lender that fifty percent (50%)
or more of the Restoration has been completed following which the Casualty Retainage shall be reduced to five percent (5%) until
the Restoration has been completed. The Casualty Retainage shall in no event, and notwithstanding anything to the contrary set
forth above in this Section 5.3.2(d), be less than the amount actually held back by Borrower from contractors, subcontractors
and materialmen engaged in the Restoration. The Casualty Retainage shall not be released until the Casualty Consultant certifies
to Lender that the Restoration has been completed in accordance with the provisions of this Section 5.3.2(d) and that all
approvals necessary for the re-occupancy and use of the Property have been obtained from all appropriate Governmental Authorities,
and Lender receives evidence satisfactory to Lender that the costs of the Restoration have been paid in full or will be paid in
full out of the Casualty Retainage; provided, however, notwithstanding the foregoing, Lender will release the portion
of the Casualty Retainage being held with respect to any contractor, subcontractor or materialman engaged in the Restoration as
of the date upon which the Casualty Consultant certifies to Lender that the contractor, subcontractor or materialman has satisfactorily
completed all work and has supplied all materials in accordance with the provisions of the contractor’s, subcontractor’s
or materialman’s contract, the contractor, subcontractor or materialman delivers the lien waivers and evidence of payment
in full of all sums due to the contractor, subcontractor or materialman as may be reasonably requested by Lender or by the title
company issuing the Title Insurance Policy, and Lender receives an endorsement to the Title Insurance Policy insuring the continued
priority of the lien of the Mortgage and evidence of payment of any premium payable for such endorsement. If required by Lender,
the release of any such portion of the Casualty Retainage shall be approved by the surety company, if any, which has issued a payment
or performance bond with respect to the contractor, subcontractor or materialman.

 

(e)          Lender
shall not be obligated to make disbursements of the Net Proceeds more frequently than once every calendar month.

 

(f)          If
at any time the Net Proceeds or the undisbursed balance thereof shall not, in the opinion of Lender in consultation with the Casualty
Consultant, be sufficient to pay in full the balance of the costs which are estimated by the Casualty Consultant to be incurred
in connection with the completion of the Restoration, Borrower shall deposit the deficiency (the “Net Proceeds Deficiency”)
with Lender before any further disbursement of the Net Proceeds shall be made. The Net Proceeds Deficiency deposited with Lender
shall be held by Lender and shall be disbursed for costs actually incurred in connection with the Restoration on the same conditions
applicable to the disbursement of the Net Proceeds, and until so disbursed pursuant to this Section 5.3.2 shall constitute
additional security for the Debt.

 

(g)          The
excess, if any, of the Net Proceeds and the remaining balance, if any, of the Net Proceeds Deficiency deposited with Lender after
the Casualty Consultant certifies to Lender that the Restoration has been completed in accordance with the provisions of this Section
5.3.2, and the receipt by Lender of evidence reasonably satisfactory to Lender that all costs incurred in connection with the
Restoration have been paid in full, shall be remitted by Lender to Borrower, provided no Event of Default shall have occurred and
shall be continuing under any of the Loan Documents; provided, however, the amount of such excess returned to Borrower
in the case of a Condemnation shall not exceed the amount of Net Proceeds Deficiency deposited by Borrower with the balance being
applied to the Debt in the manner provided for in subsection 5.3.2(h).

 

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(h)          All
Net Proceeds not required (i) to be made available for the Restoration or (ii) to be returned to Borrower as excess Net
Proceeds pursuant to Section 5.3.2(g) may be retained and applied by Lender toward the payment of the Debt, whether or not
then due and payable, in such order, priority and proportions as Lender in its sole discretion shall deem proper, or, at the discretion
of Lender, the same may be paid, either in whole or in part, to Borrower for such purposes as Lender shall designate.

 

ARTICLE
VI

 

RESERVE
FUNDS

 

Section 6.1           Required
Repair Funds.

 

Borrower shall perform
the repairs and remediation at the Property as set forth on Schedule II hereto (such repairs and remediation hereinafter
referred to as “Required Repairs”) and shall complete each of the Required Repairs on or before the respective
deadline for each repair as set forth on Schedule II. Upon Borrower’s completion of the Required Repairs, Borrower
shall deliver to Lender an Officer’s Certificate (i) stating that all Required Repairs been completed in a good and
workmanlike manner and in accordance with all applicable Legal Requirements, such certificate to be accompanied by a copy of any
license, permit or other approval by any Governmental Authority required in connection with the Required Repairs, (ii) identifying
each Person that supplied materials or labor in connection with the Required Repairs, and (iii) stating that each such Person
has been paid in full, such certificate to be accompanied by lien waivers or other evidence of payment satisfactory to Lender,
(d) at Lender’s option, if the cost of the Required Repairs exceeds One Million Dollars ($1,000,000), a title search
for the Property indicating that the Property is free from all liens, claims and other encumbrances not previously approved by
Lender, (e) at Lender’s option, if the cost of the Required Repairs exceeds One Million Dollars ($1,000,000), Lender
shall have received a report satisfactory to Lender in its reasonable discretion from an architect or engineer approved by Lender
in respect of such architect or engineer’s inspection of the Required Repairs, and (f) Lender shall have received such
other evidence as Lender shall reasonably request that the Required Repairs. Lender shall have the right, but not the obligation,
to make any of the Required Repairs in the event Borrower fails to perform same in accordance with this Section 6.1
within thirty (30) days after Lender’s notice to Borrower of its failure to timely perform such Required Repairs.

 

    	-58-

    	 

    

 

Section 6.2           Tax
Funds.

 

6.2.1       Deposits
of Tax Funds. At all times during a Cash Sweep Period, Borrower shall, pursuant to the Cash Management Agreement, make deposits
on each Monthly Payment Date in an amount equal to one-twelfth of the Taxes that Lender reasonably estimates will be payable with
respect to the Property during the next ensuing twelve (12) months in order to accumulate sufficient funds to pay all such Taxes
at least ten (10) days prior to their respective due dates. Amounts deposited pursuant to this Section 6.2.1 are referred
to herein as the “Tax Funds”. If at any time deposits are required to be made pursuant to this Section 6.2.1
and Lender reasonably determines that the Tax Funds will not be sufficient to pay the Taxes, Lender shall notify Borrower of such
determination and the monthly deposits for Taxes shall be increased by the amount that Lender estimates is sufficient to make up
the deficiency at least ten (10) days prior to the respective due dates for the Taxes; provided that if Borrower receives
notice of any deficiency after the date that is ten (10) days prior to the date that Taxes are due, Borrower will deposit
such amount within one (1) Business Day after its receipt of such notice.

 

6.2.2       Release
of Tax Funds. Lender shall apply the Tax Funds to payments of Taxes before the date Taxes are due and payable, provided
that no Event of Default is continuing and subject to Lender’s receipt of all necessary bills for Taxes to be so paid at
least ten (10) Business Days prior to the date the same are due and payable. In making any payment relating to Taxes, Lender
may do so according to any bill, statement or estimate procured from the appropriate public office (with respect to Taxes) without
inquiry into the accuracy of such bill, statement or estimate or into the validity of any tax, assessment, sale, forfeiture, tax
lien or title or claim thereof. If the amount of the Tax Funds shall exceed the amounts due for Taxes, Lender shall, in its sole
discretion, return any excess to Borrower or credit such excess against future payments to be made to the Tax Funds. Any Tax Funds
remaining after the Debt has been paid in full shall be returned to Borrower.

 

Section 6.3           Insurance
Funds.

 

6.3.1       Deposits
of Insurance Funds. At all times during a Cash Sweep Period, Borrower shall, pursuant to the Cash Management Agreement, make
deposits on each Monthly Payment Date in an amount equal to one-twelfth of the Insurance Premiums that Lender estimates will be
payable for the renewal of the coverage afforded by the Policies upon the expiration thereof in order to accumulate sufficient
funds to pay all such Insurance Premiums at least thirty (30) days prior to the expiration of the Policies. Amounts deposited
pursuant to this Section 6.3.1 are referred to herein as the “Insurance Funds”. If at any time deposits
are required to be made pursuant to this Section 6.3.1 and Lender reasonably determines that the Insurance Funds will not
be sufficient to pay the Insurance Premiums, Lender shall notify Borrower of such determination and the monthly deposits for Insurance
Premiums shall be increased by the amount that Lender estimates is sufficient to make up the deficiency at least thirty (30)
days prior to expiration of the Policies. Notwithstanding the foregoing, deposits of Insurance Funds under this Section 6.3.1
shall not be required in respect of Insurance Premiums payable under Blanket Policies maintained by Borrower in accordance with
Section 5.1 hereof.

 

6.3.2       Release
of Insurance Funds. Lender shall apply the Insurance Funds to payment of Insurance Premiums before the date Insurance Premiums
are due and payable, provided that no Event of Default is continuing and subject to Lender’s receipt of all necessary
bills and/or invoices for Insurance Premiums to be so paid at least ten (10) Business Days prior to the date the same are
due and payable. In making any payment relating to Insurance Premiums, Lender may do so according to any bill, statement or estimate
procured from the insurer or its agent, without inquiry into the accuracy of such bill, statement or estimate. If the amount of
the Insurance Funds shall exceed the amounts due for Insurance Premiums, Lender shall, in its sole discretion, return any excess
to Borrower or credit such excess against future payments to be made to the Insurance Funds. Any Insurance Funds remaining after
the Debt has been paid in full shall be returned to Borrower.

 

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Section 6.4           Capital
Expenditure Funds.

 

6.4.1       Deposits
of Capital Expenditure Funds. At all times during a Cash Sweep Period, Borrower shall make deposits on each Monthly Payment
Date in an amount equal to Seventeen Thousand Seven Hundred Fifty and No/100 Dollars $17,750.00 for Capital Expenditures. Amounts
deposited pursuant to this Section 6.4.1 are referred to herein as the “Capital Expenditure Funds”.

 

6.4.2       Release
of Capital Expenditure Funds. (a) Lender shall disburse Capital Expenditure Funds only for Capital Expenditures.

 

(b)          Lender
shall disburse to Borrower the Capital Expenditure Funds upon satisfaction by Borrower of each of the following conditions: (i) Borrower
shall submit a request for payment to Lender at least ten (10) days prior to the date on which Borrower requests such payment
be made and specifies the Capital Expenditures to be paid, (ii) on the date such request is received by Lender and on the
date such payment is to be made, no Event of Default shall exist and remain uncured and Lender shall not have exercised its right
to cause the Borrower to replace the Manager (if any) pursuant to Section 7.3 hereof, provided, that, the condition
set forth in this clause (ii) below shall not be applicable in the event that the Capital Expenditure for which a request
for payment has been submitted relates to the installation, maintenance or improvement of fire or smoke alarms, sprinklers or other
life safety systems, (iii) Lender shall have received an Officer’s Certificate (A) stating that the items to be
funded by the requested disbursement are Capital Expenditures, (B) stating that all Capital Expenditures at the Property to
be funded by the requested disbursement have been completed or, subject to clause (D) below, performed, in a good and workmanlike
manner and in accordance with all applicable Legal Requirements, such Officer’s Certificate to be accompanied by a copy of
any license, permit or other approval required by any Governmental Authority in connection with the Capital Expenditures, (C) identifying
each Person that supplied materials or labor in connection with the Capital Expenditures to be funded by the requested disbursement,
and (D) stating that each such Person has been paid in full or will be paid in full upon such disbursement for all costs relating
to such Capital Expenditure as of the date identified in such Certificate, or in the event that the cost of the Capital Expenditure
to be funded by the requested disbursement is in excess of $250,000 and the underlying contract requires payment before such Capital
Expenditure is fully completed, stating that such Person has been paid in full or will be paid in full for the work performed upon
such disbursement, such Officer’s Certificate to be accompanied by lien waivers or other evidence of payment satisfactory
to Lender, (iv) at Lender’s option, if the cost of any individual Capital Expenditure exceeds One Million Dollars ($1,000,000),
a title search for the Property indicating that the Property is free from all Liens, claims and other encumbrances not previously
approved by Lender, (v) at Lender’s option, if the cost of any individual Capital Expenditure exceeds One Million and
No/100 Dollars ($1,000,000), Lender shall have received a report reasonably satisfactory to Lender in its reasonable discretion
from an architect or engineer approved by Lender in respect of such architect or engineer’s inspection of the required repairs,
and (vi) Lender shall have received such other evidence as Lender shall reasonably request that the Capital Expenditures at
the Property to be funded by the requested disbursement have been completed or, subject to clause (D) above, performed, and
are paid for or will be paid upon such disbursement to Borrower. Lender shall not be required to disburse Capital Expenditure Funds
more frequently than once each calendar month, unless such requested disbursement is in an amount greater than the Minimum Disbursement
Amount (or a lesser amount if the total amount of Capital Expenditure Funds is less than the Minimum Disbursement Amount, in which
case only one disbursement of the amount remaining in the account shall be made).

 

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(c)          Nothing
in this Section 6.4.2 shall (i) make Lender responsible for making or completing the Capital Expenditures Work; (ii) require
Lender to expend funds in addition to the Capital Expenditure Funds to complete any Capital Expenditures Work; (iii) obligate
Lender to proceed with the Capital Expenditures Work; or (iv) obligate Lender to demand from Borrower additional sums to complete
any Capital Expenditures Work.

 

(d)          Borrower
shall permit Lender and Lender’s agents and representatives (including, without limitation, Lender’s engineer, architect,
or inspector) or third parties to enter onto the Property (upon prior notice, except in an emergency, during normal business hours
and subject to the rights of Tenants under their Leases) to inspect the progress of any Capital Expenditures Work and all materials
being used in connection therewith and to examine all plans and shop drawings relating to such Capital Expenditures Work. Borrower
shall use commercially reasonable efforts to cause all contractors and subcontractors to cooperate with Lender or Lender’s
representatives or such other Persons described above in connection with inspections described in this Section 6.4.2(d).

 

(e)          If
a disbursement will exceed One Million and No/100 Dollars ($1,000,000), Lender may require an inspection of the Property at Borrower’s
expense prior to making a disbursement of Capital Expenditure Funds in order to verify completion of the Capital Expenditures Work
for which reimbursement is sought. Lender may require that such inspection be conducted by an appropriate independent qualified
professional selected by Lender and may require a certificate of completion by an independent qualified professional architect
reasonably acceptable to Lender prior to the disbursement of Capital Expenditure Funds. Borrower shall pay the reasonable, out
of pocket costs and expenses actually incurred by Lender in connection with such inspection required hereunder, whether such inspection
is conducted by Lender or by an independent qualified professional architect.

 

(f)          In
addition to any insurance required under the Loan Documents, Borrower shall provide or cause to be provided workmen’s compensation
insurance, builder’s risk, and public liability insurance and other insurance to the extent required under applicable law
in connection with Capital Expenditures Work. All such policies shall be in form and amount reasonably satisfactory to Lender.

 

Section 6.5           Rollover
Funds.

 

6.5.1           Deposits
of Rollover Funds. Borrower shall make deposits during a Cash Sweep Period, on each Monthly Payment Date in an amount equal
to One Hundred and Seventy-Seven Thousand and No/100 Dollars $177,000, for tenant improvements and leasing commissions, lease cancellation
fees, buy-out fees or a similar cost that may be incurred following the date hereof. All amounts deposited pursuant to this Section
6.5.1 are referred to herein as the “Rollover Funds”.

 

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6.5.2           Release
of Rollover Funds. Lender shall disburse to Borrower the Rollover Funds upon satisfaction by Borrower of each of the following
conditions: (a) Borrower shall submit a request for payment to Lender at least ten (10) days prior to the date on which
Borrower requests such payment be made and specifies the tenant improvement costs and leasing commissions to be paid, (b) on
the date such request is received by Lender and on the date such payment is to be made, no Event of Default shall exist and remain
uncured, (c) if such Lease is subject to Lender’s approval, Lender shall have reviewed and approved the Lease in accordance
with the terms hereof in respect of which Borrower is obligated to pay or reimburse certain tenant improvement costs and leasing
commissions, (d) if such Lease is subject to Lender’s approval, Lender shall have received and approved (which approval
will not be unreasonably withheld) a budget for tenant improvement costs and a schedule of leasing commissions payments and the
requested disbursement will be used to pay all or a portion of such costs and payments, (e) Lender shall have received an
Officer’s Certificate (i) stating that the tenant improvements (or applicable portion thereof) at the Property to be
funded by the requested disbursement have been or, subject to clause (iii) below, performed, in good and workmanlike manner
and in accordance with all applicable federal, state and local laws, rules and regulations, such Officer’s Certificate to
be accompanied by a copy of any license, permit or other approval by any Governmental Authority required in connection with such
tenant improvements or leasing commissions, as applicable, (ii) identifying each Person that supplied materials or labor in
connection with the tenant improvements to be funded by the requested disbursement, and (iii) stating that each such Person
has been paid in full or will be paid in full upon such disbursement for work completed as of the date identified in such certificate,
or in the event that the cost of the tenant improvements to be funded by the requested disbursement is in excess of $250,000 and
the underlying contract requires payment before such tenants improvements are fully completed, stating that such Person has been
paid in full or will be paid in full for the work performed upon such disbursement for work completed as of the date identified
in such certificate, such Officer’s Certificate to be accompanied by lien waivers or other evidence of payment satisfactory
to Lender, (f) at Lender’s option, if the cost of any individual disbursement exceeds One Million Dollars ($1,000,000),
a title search for the Property indicating that the Property is free from all Liens, claims and other encumbrances not previously
approved by Lender, (g) as a condition to the final disbursement with respect to a particular Lease, Lender shall have received
an estoppel certificate from the applicable tenant stating that (i) all required work is complete and refunds or reimbursements
are due Tenant pursuant to its Lease and (ii) such tenant is in occupancy or has taken possession of the demised premises,
and (h) Lender shall have received such other evidence as Lender shall reasonably request that the tenant improvements at
the Property to be funded by the requested disbursement have been completed and are paid for or will be paid upon such disbursement
to Borrower. Lender shall not be required to disburse Rollover Funds more frequently than once each calendar month unless such
requested disbursement is in an amount greater than the Minimum Disbursement Amount (or a lesser amount if the total amount of
Rollover Funds is less than the Minimum Disbursement Amount, in which case only one disbursement of the amount remaining in the
account shall be made).

 

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Section 6.6           Release
of Reserve Funds upon Termination of Cash Sweep Period. Upon the occurrence of a Cash Sweep Cure, Lender shall disburse to
Borrower the Tax Fund, Insurance Funds, Capital Expenditure Funds, the Rollover Funds and any other amounts then remaining on deposit
in the Accounts (as defined in the Cash Management Agreement).

 

Section 6.7           Security
Interest in Reserve Funds.

 

6.7.1      Grant
of Security Interest. Borrower hereby pledges to Lender, and grants a security interest in, any and all monies now or hereafter
deposited in the Reserve Funds as additional security for the payment of the Loan. The Reserve Funds shall be held in Lender’s
name for the benefit of Borrower, shall be assigned the federal tax identification number of Borrower, and may be commingled with
any of Lender’s other funds then being held by the Lender or Servicer. Upon the occurrence of an Event of Default, Lender
may apply any sums then on deposit in the Reserve Funds to the payment of the Loan in any order in its sole discretion, provided,
that, if any Capital Expenditure Funds have not been otherwise applied to amounts payable under the Loan Documents, Borrower shall
be entitled to obtain disbursements thereof for life safety purposes to the extent provided in Section 6.4.2. Until expended
or applied as above provided, the Reserve Funds shall constitute additional security for the Loan. Lender shall have no obligation
to release any of the Reserve Funds while any Event of Default then exists.

 

6.7.2      Income
Taxes. Interest shall accrue on the Reserve Funds for the benefit and account of Borrower. Borrower shall report on its federal,
state and local income tax returns all interest or income earned on the applicable Reserve Funds.

 

6.7.3      Prohibition
Against Further Encumbrance. Borrower shall not, without the prior consent of Lender, further pledge, assign or grant any security
interest in the Reserve Funds or permit any lien or encumbrance to attach thereto, or any levy to be made thereon, or any UCC-1
Financing Statements, except those naming Lender as the secured party, to be filed with respect thereto.

 

ARTICLE
VII

 

PROPERTY
MANAGEMENT.

 

Section 7.1           The
Management Agreement.

 

(a)          Borrower
represents, warrants and covenants to Lender that, as of the date hereof, (i) the Property is managed by Borrower and no other
Person, (ii) there exists no management or other agreement pursuant to which the Property or any portion thereof is managed,
and (iii) any individuals engaged in the management of the Property are (and at all times during which Borrower shall be the
Manager shall continue to be) the direct employees or consultants of an Affiliate of Borrower and are directly compensated for
their services by Borrower.

 

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(b)          Borrower
shall cause the Property to be managed in accordance with any Management Agreement; provided, that, at all times during
which Borrower shall be the Manager, Borrower shall manage the Property in a manner consistent with other prudent owners of real
estate similar to the Property and in accordance with the terms and provisions of this Agreement. Borrower shall (i) diligently
perform and observe all of the terms, covenants and conditions of any Management Agreement on the part of Borrower to be performed
and observed, (ii) promptly notify Lender of any notice to Borrower of any default by Borrower in the performance or observance
of any of the terms, covenants or conditions of any Management Agreement on the part of Borrower to be performed and observed,
and (iii) promptly deliver to Lender a copy of each financial statement, business plan, capital expenditures plan, report
and estimate received by it under any Management Agreement as it relates to the Property. If Borrower shall default in the performance
or observance of any material term, covenant or condition of any Management Agreement on the part of Borrower to be performed or
observed (beyond the expiration of any applicable notice and/or grace periods), then, without limiting Lender’s other rights
or remedies under this Agreement or the other Loan Documents, and without waiving or releasing Borrower from any of its obligations
hereunder or under such Management Agreement, Lender shall have the right, but shall be under no obligation, to pay any sums and
to perform any act as may be appropriate to cause all the material terms, covenants and conditions of such Management Agreement
on the part of Borrower to be performed or observed.

 

Section 7.2           Prohibition
Against Termination or Modification.

 

Borrower shall not surrender,
terminate, cancel, modify, renew, amend or extend any Management Agreement or cause or consent to the surrender, termination, cancellation,
modification, renewal amendment or extension (unless such renewal or extension is commercially reasonably), or enter into any other
agreement relating to the management or operation of the Property with Manager or any other Person, or consent to the assignment
by the Manager of its interest under any Management Agreement, in each case without the express consent of Lender, which consent
shall not be unreasonably withheld; provided, however, (i) with respect to a new manager, such new manager shall
be a Qualified Manager (and Borrower shall have satisfied each of the conditions set forth in the definition of Qualified Manager
which are applicable to such new manager, i.e., delivery of a Rating Agency Confirmation and/or a new or updated Insolvency Opinion,
as applicable), and (ii) with respect to a new management agreement, Lender’s consent to such new management agreement
may be conditioned upon Borrower delivering a Rating Agency Confirmation as to such new management agreement if a Securitization
shall have occurred. If at any time Lender consents to the appointment of a new manager (except in the case where such new manager
is Borrower), such new manager and Borrower shall, as a condition of Lender’s consent, execute an Assignment of Management
Agreement.

 

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Section 7.3           Replacement
of Manager. In the event that the Property is managed by a Manager after the date hereof, Lender shall have the right to require
Borrower to replace such Manager with a Person which is not an Affiliate of, but is chosen by, Borrower and approved by Lender
upon the occurrence of any one or more of the following events: (a) at any time following the occurrence of and during the
continuance of a monetary Event of Default, (b) a Bankruptcy Action with respect to the Manager and/or (c) if Manager
(who is not a Trizec Affiliate) shall be in default under the Management Agreement beyond any applicable notice and cure period.

 

ARTICLE
VIII

 

TRANSFERS

 

Section 8.1           Transfer
or Encumbrance of Property.

 

(a)          Without
the prior written consent of Lender, neither Borrower nor any other Person having an ownership or beneficial interest in Borrower
shall (i) directly or indirectly sell, transfer, convey, mortgage, pledge, or assign the Property, any part thereof or any
interest therein (including any partnership or any other ownership interest in Borrower); (ii) further encumber, alienate,
grant a Lien or grant any other interest in the Property or any part thereof (including any partnership or other ownership interest
in Borrower), whether voluntarily or involuntarily; or (iii) enter into any easement or other agreement granting rights in
or restricting the use or development of the Property.

 

(b)          As
used in this Article VIII, “transfer” shall include (i) an installment sales agreement wherein Borrower
agrees to sell the Property or any part thereof for a price to be paid in installments; (ii) an agreement by Borrower leasing
all or a substantial part of the Property for other than actual occupancy by a space tenant thereunder or a sale, assignment or
other transfer of, or the grant of a security interest in, Borrower’s right, title and interest in and to any Leases or any
Rents; (iii) if Borrower or any general partner or managing member of Borrower is a corporation, the voluntary or involuntary
sale, conveyance or transfer of such corporation’s stock (or the stock of any corporation directly or indirectly Controlling
such corporation by operation of law or otherwise) or the creation or issuance of new stock such that such corporation’s
stock shall be vested in a party or parties who are not now stockholders or any change in the Control of such corporation; and
(iv) if Borrower or any general partner or managing member of Borrower is a limited or general partnership, joint venture
or limited liability company, the change, removal, resignation or addition of a general partner, managing partner, limited partner,
joint venturer, managing member or member or the transfer of the partnership interest of any general partner, managing partner
or limited partner or the transfer of the interest of any joint venture or member.

 

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(c)          Lender
shall not be required to demonstrate any actual impairment of its security or any increased risk of default hereunder in order
to declare the Debt immediately due and payable upon Borrower’s sale, conveyance, alienation, mortgage, encumbrance, pledge
or transfer of the Property without Lender’s consent. This provision shall apply to every sale, conveyance, alienation, mortgage,
encumbrance, pledge or transfer of the Property regardless of whether voluntary or not, or whether or not Lender has consented
to any previous sale, conveyance, alienation, mortgage, encumbrance, pledge or transfer of the Property.

 

(d)          Lender’s
consent to one sale, conveyance, alienation, mortgage, encumbrance, pledge or transfer of the Property shall not be deemed to be
a waiver of Lender’s right to require such consent to any future occurrence of same. Any sale, conveyance, alienation, mortgage,
encumbrance, pledge or transfer of the Property made in contravention of this paragraph shall be null and void and of no force
and effect.

 

(e)          Borrower
agrees to bear and shall pay or reimburse Lender on demand for all reasonable expenses (including, without limitation, reasonable
attorneys’ fees and disbursements, title search costs and title insurance endorsement premiums) incurred by Lender in connection
with the review, approval and documentation of any such sale, conveyance, alienation, mortgage, encumbrance, pledge or transfer.

 

(f)          Lender
shall not withhold its consent to a one time sale or transfer of the entire Property; provided that the following conditions
are satisfied as reasonably determined by Lender:

 

(i)          no
Event of Default or material Default shall have occurred and remain uncured;

 

(ii)         the
proposed transferee (the “Transferee”) is a Permitted Transferee;

 

(iii)        after
such conveyance of the Property, any Manager shall be a Qualified Manager;

 

(iv)        after
a Securitization, Lender shall have received a Rating Agency Confirmation as to such transfer;

 

(v)         Lender
shall have received evidence satisfactory to it (which shall include a legal non-consolidation opinion acceptable to Lender) that
the single purpose nature and bankruptcy remoteness of Borrower its shareholders, partners, or members, as the case may be, following
such transfers are in accordance with the standards of the Rating Agencies;

 

(vi)        the
Transferee shall have executed and delivered to Lender an assumption agreement in form and substance acceptable to Lender in its
reasonable discretion, evidencing such Transferee’s agreement to assume Borrower’s obligations under, abide and be
bound by the terms of this Agreement, the Note, the Mortgage and the other Loan Documents after the date of such conveyance, together
with such legal opinions, Officer’s Certificates, documents and title insurance endorsements as may be reasonably requested
by Lender; and

 

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(vii)       Lender
shall have received on or prior to the date of the sale or transfer (A) a rating confirmation fee for each of the Rating Agencies
delivering a confirmation pursuant to clause (iv) above, which confirmation fees shall be equal to the then customary fees
charged by each applicable Rating Agency for such a confirmation and (B) the payment of all reasonable third party costs and
expenses actually incurred by Lender and Servicer and all costs and expenses of the Rating Agencies in connection with such assumption.

 

Upon satisfaction of
each of the conditions set forth in subparagraphs (f)(i)-(vii) above, Lender shall release Borrower from any liability or obligation
under the Loan Documents which arises from any act, omission or event that occurs from and after the date of the conveyance of
the Property to a Transferee.

 

Section 8.2           Transfer
of Equity Interests. Notwithstanding the restrictions on transfers set forth in Section 8.1(a) above, the following
transfers of ownership interests in the Borrower shall not be deemed to be a violation of such restrictions on transfers (each
of the following is a “Permitted Transfer”):

 

(a)          the
transfer of the direct or indirect ownership interests in Borrower to any Trizec Affiliate, provided, that, the following
conditions are satisfied:

 

(i)          no
Event of Default shall have occurred and be continuing;

 

(ii)         if,
after giving effect to such proposed transfer and all prior transfers, more than forty-nine percent (49%) in the aggregate of direct
or indirect interests in Borrower are owned by any Person and/or its Affiliates that owned less than a forty-nine percent (49%)
direct or indirect interest in Borrower as of the date of this Agreement, Lender receives a non-consolidation opinion reasonably
acceptable to Lender and acceptable to the Rating Agencies in their sole discretion;

 

(iii)        such
transfer shall not affect the single purpose, bankruptcy remote nature of Borrower as required pursuant to this Agreement and in
its organizational documents;

 

(iv)        Borrower
shall have paid all reasonable out-of-pocket costs and expenses (including, without limitation, reasonable and actual attorney’s
fees) incurred by Lender, Servicer or the Rating Agencies in connection with such transfer; and

 

(v)         following
such transfer, (A) Borrower continues to be Controlled directly or indirectly by a Trizec Affiliate and (B) the Property
shall continue to be managed by a Qualified Manager; or

 

(b)          any
transfer not otherwise permitted pursuant to clause (a) above of the direct or indirect ownership interests in Borrower to
any Person, provided, that, the following conditions are satisfied:

 

(i)          no
Event of Default shall have occurred and be continuing; and

 

(ii)         if,
after giving effect to such proposed transfer and all prior transfers, more than forty-nine percent (49%) in the aggregate of direct
or indirect interests in Borrower are owned by any Person and/or its Affiliates that owned less than a forty-nine percent (49%)
direct or indirect interest in Borrower as of the date of this Agreement, Lender receives a non-consolidation opinion reasonably
acceptable to Lender and acceptable to the Rating Agencies in their sole discretion; and

 

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(iii)        such
transfer shall not affect the single purpose, bankruptcy remote nature of Borrower as required hereunder and in its organizational
documents; and

 

(iv)        Borrower
shall have paid all reasonable out-of-pocket costs and expenses (including, without limitation, reasonable and actual attorney’s
fees) incurred by Lender, Servicer and the Rating Agencies in connection with such transfer; and

 

(v)         following
such transfer, (A) Borrower continues to be Controlled directly or indirectly by a Trizec Affiliate (provided that
Specified Decisions may be subject to customary approval by a Permitted Transferee if the direct or indirect ownership interests
in Borrower are being transferred to a Permitted Transferee), (B)  an aggregate of 50.1% or more of the interests in Borrower
are owned directly or indirectly by a Trizec Affiliate and (C) the Property shall continue to be managed by a Qualified Manager;
or

 

(c)          transfers
of direct or indirect interest in TPI, THI or any Person that owns a direct or indirect interest in TPI or THI, provided,
that, (i) the Property continues to be managed by a Qualified Manager or (ii) Lender shall have received a Rating Agency
Confirmation with respect to such transfer(s) (and Borrower shall have paid all reasonable out-of-pocket costs and expenses (including,
without limitation, reasonable and actual attorney’s fees) incurred by Lender, Servicer and the Rating Agencies in connection
with obtaining such Rating Agency Confirmation;

 

(d)          the
conversion of THI or TPI into a limited liability company; or

 

(e)          Notwithstanding
anything to the contrary herein contained, the sale or transfer of 100% of the indirect interests in Borrower owned by Qualified
Intermediary to THI is permitted provided the following conditions have been satisfied:

 

(i)          in
the event that in connection with such sale or conveyance, Manager (if any) will not thereafter continue to manage the Property,
then the Person who will manage the Property following such sale or conveyance must be Borrower or a Qualified Manager;

 

(ii)         such
sale or transfer occurs not later than one hundred eighty-five (185) days after the Closing Date;

 

(iii)        Lender
shall have received not less than ten (10) days’ prior written notice of such sale or transfer;

 

(iv)        after
giving effect to such sale or conveyance, Borrower will be in compliance with the requirements of this Agreement and the Mortgage;

 

(v)         after
giving effect to such sale or conveyance, the ownership structure of Borrower will be as depicted on Schedule III; and

 

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(vi)        Lender
shall have received such other documents, instruments, certificates and legal opinions as Lender may reasonably require which shall
be in form, scope and substance reasonably acceptable in all respects to Lender.

 

Section 8.3           Subordinate
Mezzanine Loan Option.

 

Notwithstanding anything
to contrary contained in this Article VIII, certain owners of Borrower shall be permitted to obtain mezzanine financing
(the “Subordinate Mezzanine Loan”), which Subordinate Mezzanine Loan shall be secured by the membership or partnership
interests in Borrower or the owner’s of Borrower, subject to the following conditions and requirements:

 

(a)          the
Subordinate Mezzanine Loan shall be junior and subordinate to any New Mezzanine Loan made by Lender pursuant to Section 9.3
hereof;

 

(b)          Lender’s
review and approval in its reasonable discretion of the terms and conditions of the Subordinate Mezzanine Loan and the documents
evidencing the Subordinate Mezzanine Loan;

 

(c)          the
Subordinate Mezzanine Loan shall only be payable out of any excess cash flow from the Property;

 

(d)          the
Subordinate Mezzanine Loan together with the Loan (and any New Mezzanine Loan) shall have a combined Loan to Value Ratio of no
greater than 65%;

 

(e)          the
Actual Debt Service Coverage Ratio of the Subordinate Mezzanine Loan together with the Loan and any New Mezzanine Loan shall not
be less than the Actual Debt Service Coverage Ratio of the Loan on the date hereof (computed in all cases assuming (i) the
Loan and the Subordinate Mezzanine Loan and any New Mezzanine Loan are beyond any initial interest only or reduced amortization
periods and (ii) an interest rate with respect to the Subordinate Mezzanine Loan is equal to the rate at which such interest
rate is capped if such interest rate is a variable rate);

 

(f)          the
lender under the Subordinate Mezzanine Loan (the “Subordinate Mezzanine Lender”) shall be a Qualified Lender
and shall at all times during the term of the Loan be the sole owner and holder of the Subordinate Mezzanine Loan and shall not
assign or pledge all or any portion thereof to any other third party other than a Qualified Lender;

 

(g)          the
Subordinate Mezzanine Lender shall enter into an intercreditor agreement in the form and substance reasonably satisfactory to Lender
and any subsequent holder of the New Mezzanine Loan in their reasonable discretion (the “Subordinate Mezzanine Intercreditor
Agreement”);

 

(h)          the
Subordinate Mezzanine Loan shall be nonrecourse as to principal and interest required to be paid under the Mezzanine Loan and shall
not be secured by a lien against the Property;

 

    	-69-

    	 

    

 

(i)          Borrower
shall reimburse Lender for all out-of-pocket expenses incurred by Lender in reviewing the Subordinate Mezzanine Loan documents
and negotiating and documenting the Subordinate Mezzanine Intercreditor Agreement; and

 

(j)          if
required by Lender, Borrower shall deliver a Rating Agency Confirmation to Lender at Borrower’s sole cost and expense.

 

The final capital structure
of the Subordinate Mezzanine Loan is subject in all respects to Lender’s and the Rating Agencies’ approval, including,
without limitation, the organizational structure of Borrower and the Mezzanine Lender.

 

ARTICLE
IX

 

SALE
AND SECURITIZATION OF MORTGAGE

 

Section 9.1           Sale
of Mortgage and Securitization.

 

(a)          Lender
shall have the right (i) to sell or otherwise transfer the Loan or any portion thereof as a whole loan, (ii) to sell
participation interests in the Loan or (iii) to securitize the Loan or any portion thereof in a single asset securitization
or a pooled loan securitization. (The transactions referred to in clauses (i), (ii) and (iii) shall hereinafter
be referred to collectively as “Secondary Market Transactions” and the transaction referred to in clause
(iii) shall hereinafter be referred to as a “Securitization”. Any certificates, notes or other securities issued
in connection with a Securitization are hereinafter referred to as “Securities”).

 

(b)          If
requested by Lender, Borrower shall use commercially reasonable, good faith efforts to assist Lender in satisfying the market standards
to which Lender customarily adheres or which may be reasonably required in the marketplace or by the Rating Agencies in connection
with any Secondary Market Transactions, including, without limitation, to:

 

(i)          (A) provide
updated financial and other information with respect to the Property, the business operated at the Property, Borrower and the Manager
(if any), (B) provide updated budgets relating to the Property and (C) at Lender’s expense, provide updated appraisals,
market studies, environmental reviews (Phase I’s and, if appropriate, Phase II’s), property condition reports and other
due diligence investigations of the Property (the “Updated Information”), together, if customary, with appropriate
verification of the Updated Information through letters of auditors or opinions of counsel acceptable to Lender and the Rating
Agencies;

 

(ii)         provide
opinions of counsel, at Lender’s expense, which may be relied upon by Lender, the Rating Agencies and their respective counsel,
agents and representatives, as to non-consolidation, fraudulent conveyance, and “true sale” or any other opinion customary
in Secondary Market Transactions or required by the Rating Agencies with respect to the Property and Borrower and Affiliates, which
counsel and opinions shall be satisfactory to Lender and the Rating Agencies;

 

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(iii)        provide
updated, as of the closing date of the Secondary Market Transaction, representations and warranties made in the Loan Documents
and such additional representations and warranties as the Rating Agencies may require;

 

(iv)        execute
such amendments to the Loan Documents and Borrower’s organizational documents reasonably requested by Lender, including,
without limitation, amending the Monthly Payment Date, the execution of one or more replacement loan agreements, as may be requested
by Lender or the Rating Agencies to effect the Securitization and/or deliver one or more new component notes to replace the original
note or modify the original note to reflect multiple components of the Loan (and such new notes or modified note shall have the
same weighted average coupon and amortization of the original note, but such new notes or modified note may change the interest
rate, Monthly Payment Date and amortization of the Loan after the occurrence of an Event of Default), and modify the Cash Management
Agreement with respect to the newly created components such that the pricing and marketability of the Securities and the size of
each class of Securities and the rating assigned to each such class by the Rating Agencies shall provide the most favorable rating
levels and achieve the optimum rating levels for the Loan; provided, however, that Borrower shall not be required
to modify or amend any Loan Document if such modification or amendment would (A) change the interest rate, the stated maturity
or the amortization of principal except as set forth above, (B) modify or amend any other material economic term of the Loan
or (C) otherwise have a material adverse effect on any of Borrower’s rights and obligations under the Loan Documents;
and

 

(v)         attend
management meetings and conduct tours of the Property.

 

(c)          The
Lender whose Note shall be the subject of the Securitization shall reimburse Borrower for all of its reasonable costs and expenses
(including Borrower’s legal fees in excess of an aggregate amount of $30,000) incurred in connection with its cooperation
with such Lender pursuant to this Section 9.1, Section 9.3 and Section 11.29 (except that such Lender shall
have no obligation to reimburse Borrower with respect to any of the foregoing which Borrower is otherwise required to perform and/or
deliver at its cost under another provision of this Agreement); it being the agreement of the parties that no other Lender shall
be obligated to reimburse Borrower for such costs and expenses.

 

Section 9.2           Securitization
Indemnification.

 

(a)          Borrower
understands that information provided to Lender by Borrower and its agents, counsel and representatives may be included in disclosure
documents in connection with the Securitization, including, without limitation, an offering circular, a prospectus, prospectus
supplement, private placement memorandum or other offering document (each, a “Disclosure Document”) and may
also be included in filings with the Securities and Exchange Commission pursuant to the Securities Act of 1933, as amended (the
“Securities Act”), or the Securities and Exchange Act of 1934, as amended (the “Exchange Act”),
and may be made available to investors or prospective investors in the Securities, the Rating Agencies, and service providers relating
to the Securitization.

 

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(b)          Borrower
shall provide in connection with each of (i) a preliminary and a final private placement memorandum or (ii) a preliminary
and final prospectus or prospectus supplement, as applicable, an agreement (A) certifying that Borrower has examined such
Disclosure Documents specified by Lender and that each such Disclosure Document, as it relates to Borrower, Borrower Affiliates,
the Property and Manager (if any), does not contain any untrue statement of a material fact or omit to state a material fact necessary
in order to make the statements made, in the light of the circumstances under which they were made, not misleading, (B) indemnifying
Lender (and for purposes of this Section 9.2, Lender hereunder shall include its officers and directors), the Affiliate
of Lender that has filed the registration statement relating to the Securitization (the “Registration Statement”),
each of its directors, each of its officers who have signed the Registration Statement and each Person that Controls the Affiliate
within the meaning of Section 15 of the Securities Act or Section 20 of the Exchange Act (collectively, the “Lender
Group”), and Lender, and any other placement agent or underwriter with respect to the Securitization, each of their respective
directors and each Person who Controls Lender or any other placement agent or underwriter within the meaning of Section 15
of the Securities Act and Section 20 of the Exchange Act (collectively, the “Underwriter Group”) for any losses,
claims, damages or liabilities (collectively, the “Liabilities”) to which Lender, the Lender Group or the Underwriter
Group may become subject insofar as the Liabilities arise out of or are based upon any untrue statement or alleged untrue statement
of any material fact contained in such sections or arise out of or are based upon the omission or alleged omission to state therein
a material fact required to be stated in such sections or necessary in order to make the statements in such sections, in light
of the circumstances under which they were made, not misleading and (C) agreeing to reimburse Lender, the Lender Group and/or
the Underwriter Group for any legal or other expenses reasonably incurred by Lender, the Lender Group and the Underwriter Group
in connection with investigating or defending the Liabilities; provided, however, that Borrower will be liable in
any such case under clauses (B) or (C) above only to the extent that any such loss claim, damage or liability arises
out of or is based upon any such untrue statement or omission made therein in reliance upon and in conformity with information
furnished to Lender by or on behalf of Borrower in connection with the preparation of the Disclosure Document or in connection
with the underwriting or closing of the Loan, including, without limitation, financial statements of Borrower, operating statements
and rent rolls with respect to the Property. This indemnity agreement will be in addition to any liability which Borrower may otherwise
have.

 

(c)          In
connection with Exchange Act Filings, Borrower shall (i) indemnify Lender, the Lender Group and the Underwriter Group for
Liabilities to which Lender, the Lender Group or the Underwriter Group may become subject insofar as the Liabilities arise out
of or are based upon the omission or alleged omission to state in the Disclosure Document relating to Borrower, the Property, the
Manager (if any), the Principal or the Trizec Affiliates a material fact required to be stated in the Disclosure Document in order
to make the statements in the Disclosure Document, in light of the circumstances under which they were made, not misleading and
(ii) reimburse Lender, the Lender Group or the Underwriter Group for any legal or other expenses reasonably incurred by Lender,
the Lender Group or the Underwriter Group in connection with defending or investigating the Liabilities; provided, however,
that Borrower will be liable in any such case above only to the extent that any such Liability arises out of, or is based upon,
any such untrue statement or omission made in the Disclosure Document in reliance upon, and in conformity with, information furnished
to Lender by or at the direction of Borrower, any Affiliate of Borrower, any Trizec Affiliate pursuant to the Loan Documents, whether
in connection with the preparation of a Disclosure Document, or in connection with the underwriting or closing of the Loan or otherwise,
including, without limitation, the financial statements of Borrower and THI and the operating statements and rent rolls with respect
to the Property.

 

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(d)          Promptly
after receipt by an indemnified party under this Section 9.2 of notice of the commencement of any action, such indemnified
party will, if a claim in respect thereof is to be made against the indemnifying party under this Section 9.2, notify the
indemnifying party in writing of the commencement thereof, but the omission to so notify the indemnifying party will not relieve
the indemnifying party from any liability which the indemnifying party may have to any indemnified party hereunder except to the
extent that failure to notify causes prejudice to the indemnifying party. In the event that any action is brought against any indemnified
party, and it notifies the indemnifying party of the commencement thereof, the indemnifying party will be entitled, jointly with
any other indemnifying party, to participate therein and, to the extent that it (or they) may elect by written notice delivered
to the indemnified party promptly after receiving the aforesaid notice from such indemnified party, to assume the defense thereof
with counsel satisfactory to such indemnified party. After notice from the indemnifying party to such indemnified party under this
Section 9.2, such indemnified party shall pay for any legal or other expenses subsequently incurred by such indemnified
party in connection with the defense thereof other than reasonable costs of investigation; provided, however, if
the defendants in any such action include both the indemnified party and the indemnifying party and the indemnified party shall
have reasonably concluded that there are any legal defenses available to it and/or other indemnified parties that are different
from or additional to those available to the indemnifying party, the indemnified party or parties shall have the right to select
separate counsel to assert such legal defenses and to otherwise participate in the defense of such action on behalf of such indemnified
party at the cost of the indemnifying party. The indemnifying party shall not be liable for the expenses of more than one separate
counsel unless an indemnified party shall have reasonably concluded that there may be legal defenses available to it that are different
from or additional to those available to another indemnified party.

 

(e)          In
order to provide for just and equitable contribution in circumstances in which the indemnity agreement provided for in Section
9.2(b) or (c) is for any reason held to be unenforceable as to an indemnified party in respect of any losses, claims,
damages or liabilities (or action in respect thereof) referred to therein which would otherwise be indemnifiable under Section
9.2(b) or (c), the indemnifying party shall contribute to the amount paid or payable by the indemnified party as a result
of such losses, claims, damages or liabilities (or action in respect thereof); provided, however, that no Person
guilty of fraudulent misrepresentation (within the meaning of Section 11(f) of the Securities Act) shall be entitled to
contribution from any Person who was not guilty of such fraudulent misrepresentation. In determining the amount of contribution
to which the respective parties are entitled, the following factors shall be considered: (i) Lender’s and Borrower’s
relative knowledge and access to information concerning the matter with respect to which the claim was asserted; (ii) the
opportunity to correct and prevent any statement or omission; and (iii) any other equitable considerations appropriate in
the circumstances. Lender and Borrower hereby agree that it would not be equitable if the amount of such contribution were determined
by pro rata or per capita allocation.

 

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(f)          The
liabilities and obligations of both Borrower and Lender under this Section 9.2 shall survive the termination of this Agreement
and the satisfaction and discharge of the Debt.

 

Section 9.3           Mezzanine
Loans.

 

Notwithstanding the provisions
of Article IX to the contrary, Borrower covenants and agrees that after the Closing Date and prior to a Securitization,
Lender shall have the right to create one or more mezzanine loans (each, a “New Mezzanine Loan”), to establish
different interest rates and to reallocate the amortization, and principal balances of the Loan and any New Mezzanine Loan amongst
each other and to require the payment of the Loan and any New Mezzanine Loan in such order of priority as may be designated by
Lender; provided, that in no event shall the weighted average spread and amortization of the Loan and any New Mezzanine
Loan following any such reallocation or modification change from the weighted average spread and amortization for all in effect
immediately preceding such reallocation, modification or creation of any New Mezzanine Loan. Borrower shall execute and deliver
such documents as shall reasonably be required by Lender as promptly as possible under the circumstances in connection with this
Section 9.3, all in form and substance reasonably satisfactory to Lender and the Rating Agencies, including, without limitation,
in connection with the creation of any New Mezzanine Loan, a promissory note and loan documents necessary to evidence such New
Mezzanine Loan, and Borrower shall execute such amendments to the Loan Documents as are necessary in connection with the creation
of such New Mezzanine Loan. In addition, Borrower shall cause the formation of one or more special purpose, bankruptcy remote entities
as required by Lender in order to serve as the borrower under any New Mezzanine Loan (each, a “New Mezzanine Borrower”)
and the applicable organizational documents of Borrower shall be amended and modified as necessary or required in the formation
of any New Mezzanine Borrower. Further, in connection with any New Mezzanine Loan, Borrower shall deliver to Lender opinions of
legal counsel with respect to due execution, authority and enforceability of the New Mezzanine Loan and the Loan Documents, as
amended and an additional Insolvency Opinion for the Loan and a substantive non-consolidation opinion with respect to any New Mezzanine
Loan, each as reasonably acceptable to Lender, prospective investors and/or the Rating Agencies.

 

ARTICLE
X

 

DEFAULTS

 

Section 10.1         Event
of Default.

 

(a)          Each
of the following events shall constitute an event of default hereunder (an “Event of Default”):

 

(i)          if
(A) any monthly installment of principal and/or interest due under the Note is not paid when due or (B) the payment due
on the Maturity Date is not paid when due or (C) any other portion of the Debt is not paid when due and such non-payment continues
for five (5) days following notice to Borrower that the same is due and payable;

 

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(ii)         if
any of the Taxes or Other Charges are not paid when due subject, however, to the provisions of Section 4.1.2;

 

(iii)        if
the Policies are not kept in full force and effect;

 

(iv)        if
Borrower breaches or permits or suffers a breach of Article 6 of the Mortgage and same is not cured within five (5) Business
Days after notice thereof from Lender;

 

(v)         if
any representation or warranty made by Borrower herein or in any other Loan Document, or in any report, certificate, financial
statement or other instrument, agreement or document furnished to Lender shall have been false or misleading in any material respect
as of the date the representation or warranty was made and same is not cured within five (5) Business Days after notice thereof
from Lender;

 

(vi)        if
Borrower, any SPC Party or any Principal shall make an assignment for the benefit of creditors;

 

(vii)       reserved;

 

(viii)      if
a receiver, liquidator or trustee shall be appointed for Borrower or any Principal or if Borrower or any Principal shall be adjudicated
a bankrupt or insolvent, or if any petition for bankruptcy, reorganization or arrangement pursuant to federal bankruptcy law, or
any similar federal or state law, shall be filed by or against, consented to, or acquiesced in by, Borrower or any Principal, or
if any proceeding for the dissolution or liquidation of Borrower or any Principal shall be instituted; provided, however,
if such appointment, adjudication, petition or proceeding was involuntary and not consented to by Borrower or any Principal, upon
the same not being discharged, stayed or dismissed within sixty (60) days or if an order for relief is entered;

 

(ix)         if
Borrower attempts to assign its rights under this Agreement or any of the other Loan Documents or any interest herein or therein
in contravention of the Loan Documents;

 

(x)          a
default under any agreement creating a Lien or encumbrance on the Property, subject to Borrower’s right to contest such Lien
or encumbrance in strict accordance with the terms of the Loan Documents;

 

(xi)         if
any of the assumptions contained in the Insolvency Opinion, or in any other non-consolidation opinion delivered to Lender in connection
with the Loan, or in any other non-consolidation delivered subsequent to the closing of the Loan, is or shall become untrue in
any material respect; provided, however, such assumption which has become untrue in such material respect (an “Untrue
Material Assumption”) shall not constitute an Event of Default in the event that (1) such Untrue Material Assumption
is not intentional, (2) such Untrue Material Assumption is immaterial, (3) such Untrue Material Assumption shall be remedied
within a timely manner and (4) within fifteen (15) Business Days of the request of Lender, Borrower delivers to
Lender an additional Insolvency Opinion, or a modification of the Insolvency Opinion, to the effect that such Untrue Material Assumption
shall not in any way impair, negate or adversely change the opinions rendered in the Insolvency Opinion, which opinion or modification
and any counsel delivering such opinion or modification shall be acceptable to Lender in its reasonable discretion;

 

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(xii)        if
Borrower breaches any representation, warranty or covenant contained in Section 3.1.24 hereof; provided, however,
such violation or breach shall not constitute an Event of Default in the event that (1) such violation or breach is not intentional,
(2) such violation or breach is immaterial, (3) such violation or breach shall be remedied within a timely manner and
(4) within fifteen (15) Business Days of the request of Lender, Borrower delivers to Lender an additional Insolvency
Opinion, or a modification of the Insolvency Opinion, to the effect that such breach or violation shall not in any way impair,
negate or adversely change the opinions rendered in the Insolvency Opinion, which opinion or modification and any counsel delivering
such opinion or modification shall be acceptable to Lender in its reasonable discretion;

 

(xiii)       if
Borrower breaches any of the negative covenants contained in Section 4.2.10;

 

(xiv)      if
Borrower or any owner of Borrower violates any of the covenants set forth in Sections 8.1 or 8.2 hereof and same
is not cured within five (5) Business Days after notice thereof from Lender;

 

(xv)       if
Borrower shall continue to be in Default under any of the other terms, covenants or conditions of this Agreement or any other Loan
Document not specified in subsections (i) to (xiv) above, for ten (10) days after notice to Borrower from Lender, in the case
of any Default which can be cured by the payment of a sum of money, or for thirty (30) days after notice from Lender in the
case of any other Default; provided, however, that if such non monetary Default is susceptible of cure but cannot
reasonably be cured within such thirty (30) day period and provided further that Borrower shall have commenced to cure such
Default within such thirty (30) day period and thereafter diligently and expeditiously proceeds to cure the same, such thirty (30)
day period shall be extended for such time as is reasonably necessary for Borrower in the exercise of due diligence to cure such
Default, such additional period not to exceed sixty (60) days; or

 

(xvi)      if,
not later than one hundred eighty-five (185) days from the Closing Date, (A) Qualified Intermediary shall not have sold or
transferred to THI 100% of the indirect interests in Borrower owned by Qualified Intermediary and (B) the Master Lease shall
not have been terminated.

 

(b)          Upon
the occurrence of an Event of Default (other than an Event of Default described in Section 10.1(a) (vi), (vii) or
(viii) above) and at any time thereafter Lender may, in addition to any other rights or remedies available to it pursuant
to this Agreement and the other Loan Documents or at law or in equity, take such action, without notice or demand, that Lender
deems advisable to protect and enforce its rights against Borrower and in and to the Property, including, without limitation, declaring
the Debt to be immediately due and payable, and Lender may enforce or avail itself of any or all rights or remedies provided in
the Loan Documents against Borrower and the Property, including, without limitation, all rights or remedies available at law or
in equity; and upon any Event of Default described in Section 10.1(a) (vi), (vii) or (viii) above, the Debt
and all other obligations of Borrower hereunder and under the other Loan Documents shall immediately and automatically become due
and payable, without notice or demand, and Borrower hereby expressly waives any such notice or demand, anything contained herein
or in any other Loan Document to the contrary notwithstanding.

 

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Section 10.2         Remedies.

 

(a)          During
the continuance of an Event of Default, all or any one or more of the rights, powers, privileges and other remedies available to
Lender against Borrower under this Agreement or any of the other Loan Documents executed and delivered by, or applicable to, Borrower
or at law or in equity may be exercised by Lender at any time and from time to time, whether or not all or any of the Debt shall
be declared due and payable, and whether or not Lender shall have commenced any foreclosure proceeding or other action for the
enforcement of its rights and remedies under any of the Loan Documents with respect to the Property. Any such actions taken by
Lender shall be cumulative and concurrent and may be pursued independently, singly, successively, together or otherwise, at such
time and in such order as Lender may determine in its sole discretion, to the fullest extent permitted by law, without impairing
or otherwise affecting the other rights and remedies of Lender permitted by law, equity or contract or as set forth herein or in
the other Loan Documents. Without limiting the generality of the foregoing, if an Event of Default is continuing (i) Lender
is not subject to any “one action” or “election of remedies” law or rule, and (ii) all liens and other
rights, remedies or privileges provided to Lender shall remain in full force and effect until Lender has exhausted all of its remedies
against the Property and the Mortgage has been foreclosed, sold and/or otherwise realized upon in satisfaction of the Debt or the
Debt has been paid in full.

 

(b)          Lender
shall have the right from time to time to partially foreclose the Mortgage in any manner and for any amounts secured by the Mortgage
then due and payable as determined by Lender in its sole discretion including, without limitation, the following circumstances:
(i) in the event Borrower defaults beyond any applicable grace period in the payment of one or more scheduled payments of
principal and interest, Lender may foreclose the Mortgage to recover such delinquent payments, or (ii) in the event Lender
elects to accelerate less than the entire outstanding principal balance of the Loan, Lender may foreclose the Mortgage to recover
so much of the principal balance of the Loan as Lender may accelerate and such other sums secured by the Mortgage as Lender may
elect. Notwithstanding one or more partial foreclosures, the Property shall remain subject to the Mortgage to secure payment of
sums secured by the Mortgage and not previously recovered.

 

(c)          Lender
shall have the right from time to time to sever the Note and the other Loan Documents into one or more separate notes, mortgages
and other security documents (the “Severed Loan Documents”) in such denominations as Lender shall determine
in its sole discretion for purposes of evidencing and enforcing its rights and remedies provided hereunder. Borrower shall execute
and deliver to Lender from time to time, promptly after the request of Lender, a severance agreement and such other documents as
Lender shall request in order to effect the severance described in the preceding sentence, all in form and substance reasonably
satisfactory to Lender. Borrower hereby absolutely and irrevocably appoints Lender as its true and lawful attorney, coupled with
an interest, in its name and stead to make and execute all documents necessary or desirable to effect the aforesaid severance,
Borrower ratifying all that its said attorney shall do by virtue thereof; provided, however, Lender shall not make
or execute any such documents under such power until three (3) days after notice has been given to Borrower by Lender of Lender’s
intent to exercise its rights under such power. Except as may be required in connection with a Securitization pursuant to Section
9.1 hereof, (i) Borrower shall not be obligated to pay any costs or expenses incurred in connection with the preparation,
execution, recording or filing of the Severed Loan Documents, and (ii) the Severed Loan Documents shall not contain any representations,
warranties or covenants not contained in the Loan Documents and any such representations and warranties contained in the Severed
Loan Documents will be given by Borrower only as of the Closing Date.

 

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(d)          Any
amounts recovered from the Property or any other collateral for the Loan after an Event of Default may be applied by Lender toward
the payment of any interest and/or principal of the Loan and/or any other amounts due under the Loan Documents in such order, priority
and proportions as Lender in its sole discretion shall determine.

 

Section 10.3         Right
to Cure Defaults.

 

After the occurrence
of an Event of Default, Lender may, but without any obligation to do so and without notice to or demand on Borrower and without
releasing Borrower from any obligation hereunder or being deemed to have cured any Event of Default hereunder, make, do or perform
any obligation of Borrower hereunder in such manner and to such extent as Lender may deem necessary. Lender is authorized to enter
upon the Property for such purposes, or appear in, defend, or bring any action or proceeding to protect its interest in the Property
for such purposes, and the cost and expense thereof (including reasonable attorneys’ fees to the extent permitted by law),
with interest as provided in this Section 10.3, shall constitute a portion of the Debt and shall be due and payable to Lender
upon demand. All such costs and expenses incurred by Lender in remedying such Event of Default or such failed payment or act or
in appearing in, defending, or bringing any action or proceeding shall bear interest at the Default Rate, for the period after
such cost or expense was incurred into the date of payment to Lender. All such costs and expenses incurred by Lender together with
interest thereon calculated at the Default Rate shall be deemed to constitute a portion of the Debt and be secured by the liens,
claims and security interests provided to Lender under the Loan Documents and shall be immediately due and payable upon demand
by Lender therefore.

 

Section 10.4         Remedies
Cumulative.

 

The rights, powers and
remedies of Lender under this Agreement shall be cumulative and not exclusive of any other right, power or remedy which Lender
may have against Borrower pursuant to this Agreement or the other Loan Documents, or existing at law or in equity or otherwise.
Lender’s rights, powers and remedies may be pursued singly, concurrently or otherwise, at such time and in such order as
Lender may determine in Lender’s sole discretion. No delay or omission to exercise any remedy, right or power accruing upon
an Event of Default shall impair any such remedy, right or power or shall be construed as a waiver thereof, but any such remedy,
right or power may be exercised from time to time and as often as may be deemed expedient. A waiver of one Default or Event of
Default with respect to Borrower shall not be construed to be a waiver of any subsequent Default or Event of Default by Borrower
or to impair any remedy, right or power consequent thereon.

 

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ARTICLE
XI

 

MISCELLANEOUS

 

Section 11.1         Successors
and Assigns.

 

All covenants, promises
and agreements in this Agreement, by or on behalf of Borrower, shall inure to the benefit of the legal representatives, successors
and assigns of Lender.

 

Section 11.2         Lender’s
Discretion.

 

Whenever pursuant to
this Agreement Lender exercises any right given to it to approve or disapprove, or any arrangement or term is to be satisfactory
to Lender, the decision of Lender to approve or disapprove or to decide whether arrangements or terms are satisfactory or not satisfactory
shall (except as is otherwise specifically herein provided) be in the sole discretion of Lender and shall be final and conclusive.
Prior to a Securitization, whenever pursuant to this Agreement the Rating Agencies are given any right to approve or disapprove,
or any arrangement or term is to be satisfactory to the Rating Agencies, or the requirement for delivery of a Rating Agency Confirmation
exists, the decision of Lender (a) to approve or disapprove, (b) to decide whether arrangements or terms are satisfactory
or not satisfactory or (c) to determine whether it is reasonably likely that a Rating Agency Confirmation would be issued,
based upon Lender’s determination of Rating Agency criteria, shall be substituted therefore.

 

Section 11.3         Governing
Law.

 

(A)         THIS
AGREEMENT WAS NEGOTIATED IN THE STATE OF NEW YORK, AND MADE BY LENDER AND ACCEPTED BY BORROWER IN THE STATE OF NEW YORK, AND THE
PROCEEDS OF THE NOTE DELIVERED PURSUANT HERETO WERE DISBURSED FROM THE STATE OF NEW YORK, WHICH STATE THE PARTIES AGREE HAS A SUBSTANTIAL
RELATIONSHIP TO THE PARTIES AND TO THE UNDERLYING TRANSACTION EMBODIED HEREBY, AND IN ALL RESPECTS, INCLUDING, WITHOUT LIMITING
THE GENERALITY OF THE FOREGOING, MATTERS OF CONSTRUCTION, VALIDITY AND PERFORMANCE, THIS AGREEMENT AND THE OBLIGATIONS ARISING
HEREUNDER SHALL BE GOVERNED BY, AND CONSTRUED IN ACCORDANCE WITH, THE LAWS OF THE STATE OF NEW YORK APPLICABLE TO CONTRACTS MADE
AND PERFORMED IN SUCH STATE (WITHOUT REGARD TO PRINCIPLES OF CONFLICT LAWS) AND ANY APPLICABLE LAW OF THE UNITED STATES OF AMERICA,
EXCEPT THAT AT ALL TIMES THE PROVISIONS FOR THE CREATION, PERFECTION, AND ENFORCEMENT OF THE LIEN AND SECURITY INTEREST CREATED
PURSUANT HERETO AND PURSUANT TO THE OTHER LOAN DOCUMENTS SHALL BE GOVERNED BY AND CONSTRUED ACCORDING TO THE LAW OF THE STATE IN
WHICH THE PROPERTY IS LOCATED, IT BEING UNDERSTOOD THAT, TO THE FULLEST EXTENT PERMITTED BY THE LAW OF SUCH STATE, THE LAW OF THE
STATE OF NEW YORK SHALL GOVERN THE CONSTRUCTION, VALIDITY AND ENFORCEABILITY OF ALL LOAN DOCUMENTS AND ALL OF THE OBLIGATIONS ARISING
HEREUNDER OR THEREUNDER. TO THE FULLEST EXTENT PERMITTED BY LAW, BORROWER HEREBY UNCONDITIONALLY AND IRREVOCABLY WAIVES ANY CLAIM
TO ASSERT THAT THE LAW OF ANY OTHER JURISDICTION GOVERNS THIS AGREEMENT AND THE NOTE, AND THIS AGREEMENT AND THE NOTE SHALL BE
GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAWS OF THE STATE OF NEW YORK PURSUANT TO SECTION 5-1401 OF THE NEW YORK
GENERAL OBLIGATIONS LAW.

 

    	-79-

    	 

    

 

(B)         ANY
LEGAL SUIT, ACTION OR PROCEEDING AGAINST LENDER OR BORROWER ARISING OUT OF OR RELATING TO THIS AGREEMENT MAY AT LENDER’S
OPTION BE INSTITUTED IN ANY FEDERAL OR STATE COURT IN THE CITY OF NEW YORK, COUNTY OF NEW YORK, PURSUANT TO SECTION 5-1402
OF THE NEW YORK GENERAL OBLIGATIONS LAW AND BORROWER WAIVES ANY OBJECTIONS WHICH IT MAY NOW OR HEREAFTER HAVE BASED ON VENUE AND/OR
FORUM NON CONVENIENS OF ANY SUCH SUIT, ACTION OR PROCEEDING, AND BORROWER HEREBY IRREVOCABLY SUBMITS TO THE JURISDICTION OF ANY
SUCH COURT IN ANY SUIT, ACTION OR PROCEEDING. BORROWER DOES HEREBY DESIGNATE AND APPOINT:

 

CORPORATION SERVICE COMPANY

80 STATE STREET

ALBANY, NEW YORK 12207

 

AS ITS AUTHORIZED
AGENT TO ACCEPT AND ACKNOWLEDGE ON ITS BEHALF SERVICE OF ANY AND ALL PROCESS WHICH MAY BE SERVED IN ANY SUCH SUIT, ACTION OR PROCEEDING
IN ANY FEDERAL OR STATE COURT IN NEW YORK, NEW YORK, AND AGREES THAT SERVICE OF PROCESS UPON SAID AGENT AT SAID ADDRESS AND WRITTEN
NOTICE OF SAID SERVICE MAILED OR DELIVERED TO BORROWER IN THE MANNER PROVIDED HEREIN SHALL BE DEEMED IN EVERY RESPECT EFFECTIVE
SERVICE OF PROCESS UPON BORROWER, IN ANY SUCH SUIT, ACTION OR PROCEEDING IN THE STATE OF NEW YORK. BORROWER (I) SHALL GIVE
PROMPT NOTICE TO LENDER OF ANY CHANGED ADDRESS OF ITS AUTHORIZED AGENT HEREUNDER, (II) MAY AT ANY TIME AND FROM TIME TO TIME
DESIGNATE A SUBSTITUTE AUTHORIZED AGENT WITH AN OFFICE IN NEW YORK, NEW YORK (WHICH SUBSTITUTE AGENT AND OFFICE SHALL BE DESIGNATED
AS THE PERSON AND ADDRESS FOR SERVICE OF PROCESS), AND (III) SHALL PROMPTLY DESIGNATE SUCH A SUBSTITUTE IF ITS AUTHORIZED
AGENT CEASES TO HAVE AN OFFICE IN NEW YORK, NEW YORK OR IS DISSOLVED WITHOUT LEAVING A SUCCESSOR.

 

    	-80-

    	 

    

 

Section 11.4      Modification,
Waiver in Writing.

 

No modification, amendment,
extension, discharge, termination or waiver of any provision of this Agreement or of any other Loan Document, nor consent to any
departure by Borrower therefrom, shall in any event be effective unless the same shall be in a writing signed by the party against
whom enforcement is sought, and then such waiver or consent shall be effective only in the specific instance, and for the purpose,
for which given. Except as otherwise expressly provided herein, no notice to, or demand on Borrower, shall entitle Borrower to
any other or future notice or demand in the same, similar or other circumstances.

 

Section 11.5      Delay
Not a Waiver.

 

Neither any failure nor
any delay on the part of Lender in insisting upon strict performance of any term, condition, covenant or agreement, or exercising
any right, power, remedy or privilege hereunder, or under any other Loan Document, shall operate as or constitute a waiver thereof,
nor shall a single or partial exercise thereof preclude any other future exercise, or the exercise of any other right, power, remedy
or privilege. In particular, and not by way of limitation, by accepting payment after the due date of any amount payable under
this Agreement or any other Loan Document, Lender shall not be deemed to have waived any right either to require prompt payment
when due of all other amounts due under this Agreement or the other Loan Documents, or to declare a default for failure to effect
prompt payment of any such other amount. Lender shall have the right to waive or reduce any time periods that Lender is entitled
to under the Loan Documents in its sole and absolute discretion.

 

Section 11.6      Notices.

 

All notices, demands,
requests, consents, approvals or other communications (any of the foregoing, a “Notice”) required, permitted,
or desired to be given hereunder shall be in writing sent by telefax (with answer back acknowledged) or by registered or certified
mail, postage prepaid, return receipt requested, or delivered by hand or reputable overnight courier addressed to the party to
be so notified at its address hereinafter set forth, or to such other address as such party may hereafter specify in accordance
with the provisions of this Section 11.6. Any Notice shall be deemed to have been received: (a) three (3) days
after the date such Notice is mailed, (b) on the date of sending by telefax if sent during business hours on a Business Day
(otherwise on the next Business Day), (c) on the date of delivery by hand if delivered during business hours on a Business
Day (otherwise on the next Business Day), and (d) on the next Business Day if sent by an overnight commercial courier, in
each case addressed to the parties as follows:

 

    	-81-

    	 

    

  

	If to Morgan:	Morgan Stanley Mortgage Capital Inc. 
	 	1221 Avenue of the Americas, 27th Floor
	 	New York, New York  10020
	 	Attention:  Steven Maeglin, Executive Director
	 	Facsimile No.:  (212) 507-4129
	 	 
	with a copy to:	Cadwalader, Wickersham & Taft LLP
		100 Maiden Lane
	 	New York, New York  10038
	 	Attention:  Fredric L. Altschuler, Esq.
	 	Facsimile No.:  (212) 504-6666
	 	 
	If to MetLife:	Metropolitan Life Insurance Company
	 	10 Park Avenue
	 	Morristown, New Jersey 07962
	 	Attention:  Senior Vice President, Real Estate Investments
	 	Facsimile No.: (973) 355-4460
	 	 
	with a copy to:	Metropolitan Life Insurance Company
	 	10 Park Avenue
	 	Morristown, New Jersey 07962
	 	Attention:  Associate General Counsel
	 	Facsimile No.: (973) 355-4920
	 	 
	If to Borrower:	Trizec 333 LA, LLC
	 	c/o Trizec Properties, Inc.
	 	233 South Wacker Drive, Suite 4600
	 	Chicago, Illinois  60606
	 	Attention:  Finance Department
	 	Facsimile No.:  (312) 466-0185
	 	 
	with a copy to:	Paul, Hastings, Janofsky & Walker LLP
	 	515 South Flower Street
	 	25th Floor
	 	Los Angeles, California  90071
	 	Attention:  Philip N. Feder
	 	Facsimile No.:  (213) 627-0705

 

Section 11.7      Trial
by Jury.

 

BORROWER AND LENDER
EACH HEREBY AGREES NOT TO ELECT A TRIAL BY JURY OF ANY ISSUE TRIABLE OF RIGHT BY JURY, AND WAIVES ANY RIGHT TO TRIAL BY JURY FULLY
TO THE EXTENT THAT ANY SUCH RIGHT SHALL NOW OR HEREAFTER EXIST WITH REGARD TO THE LOAN DOCUMENTS, OR ANY CLAIM, COUNTERCLAIM OR
OTHER ACTION ARISING IN CONNECTION THEREWITH. THIS WAIVER OF RIGHT TO TRIAL BY JURY IS GIVEN KNOWINGLY AND VOLUNTARILY BY BORROWER
AND LENDER, AND IS INTENDED TO ENCOMPASS INDIVIDUALLY EACH INSTANCE AND EACH ISSUE AS TO WHICH THE RIGHT TO A TRIAL BY JURY WOULD
OTHERWISE ACCRUE. EACH PARTY IS HEREBY AUTHORIZED TO FILE A COPY OF THIS PARAGRAPH IN ANY PROCEEDING AS CONCLUSIVE EVIDENCE OF
THIS WAIVER.

 

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Section 11.8      Headings.

 

The Article and/or Section
headings and the Table of Contents in this Agreement are included herein for convenience of reference only and shall not constitute
a part of this Agreement for any other purpose.

 

Section 11.9      Severability.

 

Wherever possible, each
provision of this Agreement shall be interpreted in such manner as to be effective and valid under applicable law, but if any provision
of this Agreement shall be prohibited by or invalid under applicable law, such provision shall be ineffective to the extent of
such prohibition or invalidity, without invalidating the remainder of such provision or the remaining provisions of this Agreement.

 

Section 11.10    Preferences.

 

Lender shall have the
continuing and exclusive right to apply or reverse and reapply any and all payments by Borrower to any portion of the obligations
of Borrower hereunder. To the extent Borrower makes a payment or payments to Lender, which payment or proceeds or any part thereof
are subsequently invalidated, declared to be fraudulent or preferential, set aside or required to be repaid to a trustee, receiver
or any other party under any bankruptcy law, state or federal law, common law or equitable cause, then, to the extent of such payment
or proceeds received, the obligations hereunder or part thereof intended to be satisfied shall be revived and continue in full
force and effect, as if such payment or proceeds had not been received by Lender.

 

Section 11.11    Waiver
of Notice.

 

Borrower shall not be
entitled to any notices of any nature whatsoever from Lender except with respect to matters for which this Agreement or the other
Loan Documents specifically and expressly provide for the giving of notice by Lender to Borrower and except with respect to matters
for which Borrower is not, pursuant to applicable Legal Requirements, permitted to waive the giving of notice. Borrower hereby
expressly waives the right to receive any notice from Lender with respect to any matter for which this Agreement or the other Loan
Documents do not specifically and expressly provide for the giving of notice by Lender to Borrower.

 

Section 11.12    Remedies
of Borrower.

 

In the event that a claim
or adjudication is made that Lender or its agents have acted unreasonably or unreasonably delayed acting in any case where, by
law or under this Agreement or the other Loan Documents, Lender or such agent, as the case may be, has an obligation to act reasonably
or promptly, neither Lender nor its agents shall be liable for any monetary damages, and Borrower’s sole remedy shall be
limited to commencing an action seeking injunctive relief or declaratory judgment. Any action or proceeding to determine whether
Lender has acted reasonably shall be determined by an action seeking declaratory judgment.

 

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Section 11.13    Expenses;
Indemnity.

 

(a)          Except
as expressly provided herein, Borrower shall pay or, if Borrower fails to pay, reimburse Lender upon receipt of notice from Lender,
for all reasonable out of pocket costs and expenses (including reasonable attorneys’ fees and disbursements) actually incurred
by Lender in connection with (i) Borrower’s ongoing performance of and compliance with Borrower’s agreements and
covenants contained in this Agreement and the other Loan Documents on its part to be performed or complied with after the Closing
Date, including, without limitation, confirming compliance with environmental and insurance requirements (but expressly excluding
Lender’s ordinary internal administrative costs and expenses and costs and expenses incurred by Lender in the day-to-day
administration of the Loan prior to the occurrence of an Event of Default); (ii) Lender’s ongoing performance of and
compliance with all agreements and covenants contained in this Agreement and the other Loan Documents on its part to be performed
or complied with after the Closing Date (but expressly excluding Lender’s ordinary internal administrative costs and expenses
and costs and expenses incurred by Lender in the day-to-day administration of the Loan prior to the occurrence of an Event of Default);
(iii) the negotiation, preparation, execution, delivery and administration of any consents, amendments, waivers or other modifications
to this Agreement and the other Loan Documents and any other documents or matters requested by Borrower; (iv) the filing and
recording fees and expenses, title insurance and reasonable fees and expenses of counsel for providing to Lender all required legal
opinions, and other similar expenses incurred, in creating and perfecting the Liens in favor of Lender pursuant to this Agreement
and the other Loan Documents; (v) enforcing or preserving any rights, in response to third party claims or the prosecuting
or defending of any action or proceeding or other litigation or otherwise, in each case against, under or affecting Borrower, this
Agreement, the other Loan Documents, the Property, or any other security given for the Loan; and (vi) enforcing any obligations
of or collecting any payments due from Borrower under this Agreement, the other Loan Documents or with respect to the Property
or in connection with any refinancing or restructuring of the credit arrangements provided under this Agreement in the nature of
a “work out” or of any insolvency or bankruptcy proceedings; provided, however, that Borrower shall not
be liable for the payment of any such costs and expenses to the extent the same arise by reason of the gross negligence, illegal
acts, fraud or willful misconduct of Lender. Any costs due and payable to Lender may be paid to Lender pursuant to the Cash Management
Agreement.

 

(b)          Borrower
shall indemnify, defend and hold harmless Lender and its officers, directors, agents, employees (and the successors and assigns
of the foregoing) (the “Lender Indemnitees”) from and against any and all liabilities, obligations, losses,
damages, penalties, actions, judgments, suits, claims, costs, expenses and disbursements of any kind or nature whatsoever (including,
without limitation, the reasonable fees and disbursements of counsel for the Lender Indemnitees in connection with any investigative,
administrative or judicial proceeding commenced or threatened, whether or not the Lender Indemnitees shall be designated a party
thereto), that may be imposed on, incurred by, or asserted against the Lender Indemnitees in any manner relating to or arising
out of (i) any breach by Borrower of its obligations under, or any material misrepresentation by Borrower contained in, this
Agreement or the other Loan Documents, or (ii) the use or intended use of the proceeds of the Loan (collectively, the “Indemnified
Liabilities”); provided, however, that Borrower shall not have any obligation to the Lender Indemnitees
hereunder to the extent that such Indemnified Liabilities arise from the gross negligence, illegal acts, fraud or willful misconduct
of the Lender Indemnitees. To the extent that the undertaking to indemnify, defend and hold harmless set forth in the preceding
sentence may be unenforceable because it violates any law or public policy, Borrower shall pay the maximum portion that it is permitted
to pay and satisfy under applicable law to the payment and satisfaction of all Indemnified Liabilities incurred by the Lender Indemnitees.

 

    	-84-

    	 

    

 

Section 11.14    Schedules
Incorporated.

 

The Schedules annexed
hereto are hereby incorporated herein as a part of this Agreement with the same effect as if set forth in the body hereof.

 

Section 11.15    Offsets,
Counterclaims and Defenses.

 

Any assignee of Lender’s
interest in and to this Agreement and the other Loan Documents shall take the same free and clear of all offsets, counterclaims
or defenses which are unrelated to such documents which Borrower may otherwise have against any assignor of such documents, and
no such unrelated counterclaim or defense shall be interposed or asserted by Borrower in any action or proceeding brought by any
such assignee upon such documents and any such right to interpose or assert any such unrelated offset, counterclaim or defense
in any such action or proceeding is hereby expressly waived by Borrower.

 

Section 11.16    No
Joint Venture or Partnership; No Third Party Beneficiaries.

 

(a)          Borrower
and Lender intend that the relationships created hereunder and under the other Loan Documents be solely that of borrower and lender.
Nothing herein or therein is intended to create a joint venture, partnership, tenancy in common, or joint tenancy relationship
between Borrower and Lender nor to grant Lender any interest in the Property other than that of mortgagee, beneficiary or lender.

 

(b)          This
Agreement and the other Loan Documents are solely for the benefit of Lender and nothing contained in this Agreement or the other
Loan Documents shall be deemed to confer upon anyone other than Lender any right to insist upon or to enforce the performance or
observance of any of the obligations contained herein or therein. All conditions to the obligations of Lender to make the Loan
hereunder are imposed solely and exclusively for the benefit of Lender and no other Person shall have standing to require satisfaction
of such conditions in accordance with their terms or be entitled to assume that Lender will refuse to make the Loan in the absence
of strict compliance with any or all thereof and no other Person shall under any circumstances be deemed to be a beneficiary of
such conditions, any or all of which may be freely waived in whole or in part by Lender if, in Lender’s sole discretion,
Lender deems it advisable or desirable to do so.

 

    	-85-

    	 

    

  

Section 11.17    Publicity.

 

All news releases, publicity
or advertising by Borrower or its Affiliates through any media intended to reach the general public which refers to the Loan Documents
or the financing evidenced by the Loan Documents, to Lender or any of its Affiliates shall be subject to the prior written approval
of Lender. All news releases, publicity or advertising by Lender or its Affiliates through any media intended to reach the general
public which refers to the Loan, the Property, Borrower, any Trizec Affiliate shall be subject to the prior approval of Borrower
(other than any information and disclosure in connection with or in furtherance of any actual or proposed Secondary Market Transaction,
and other than any standard so-called “tombstone” announcements referring to the financing evidenced by the Loan Documents).

 

Section 11.18    Waiver
of Marshalling of Assets.

 

To the fullest extent
permitted by law, Borrower, for itself and its successors and assigns, waives all rights to a marshalling of the assets of Borrower,
Borrower’s partners and others with interests in Borrower, and of the Property, and shall not assert any right under any
laws pertaining to the marshalling of assets, the sale in inverse order of alienation, homestead exemption, the administration
of estates of decedents, or any other matters whatsoever to defeat, reduce or affect the right of Lender under the Loan Documents
to a sale of the Property for the collection of the Debt without any prior or different resort for collection or of the right of
Lender to the payment of the Debt out of the net proceeds of the Property in preference to every other claimant whatsoever.

 

Section 11.19    Waiver
of Offsets/Defenses/Counterclaims.

 

Borrower hereby waives
the right to assert a counterclaim, other than a compulsory counterclaim, in any action or proceeding brought against it by Lender
or its agents or otherwise to offset any obligations to make the payments required by the Loan Documents. No failure by Lender
to perform any of its obligations hereunder shall be a valid defense to, or result in any offset against, any payments which Borrower
is obligated to make under any of the Loan Documents.

 

Section 11.20    Conflict;
Construction of Documents; Reliance.

 

In the event of any conflict
between the provisions of this Agreement and any of the other Loan Documents, the provisions of this Agreement shall control. The
parties hereto acknowledge that they were represented by competent counsel in connection with the negotiation, drafting and execution
of the Loan Documents and that such Loan Documents shall not be subject to the principle of construing their meaning against the
party which drafted same. Borrower acknowledges that, with respect to the Loan, Borrower shall rely solely on its own judgment
and advisors in entering into the Loan without relying in any manner on any statements, representations or recommendations of Lender
or any parent, subsidiary or Affiliate of Lender. Lender shall not be subject to any limitation whatsoever in the exercise of any
rights or remedies available to it under any of the Loan Documents or any other agreements or instruments which govern the Loan
by virtue of the ownership by it or any parent, subsidiary or Affiliate of Lender of any equity interest any of them may acquire
in Borrower, and Borrower hereby irrevocably waives the right to raise any defense or take any action on the basis of the foregoing
with respect to Lender’s exercise of any such rights or remedies. Borrower acknowledges that Lender engages in the business
of real estate financings and other real estate transactions and investments which may be viewed as adverse to or competitive with
the business of Borrower or its Affiliates.

 

    	-86-

    	 

    

  

Section 11.21    Brokers
and Financial Advisors.

 

Each of Borrower and
Lender hereby represents that it has dealt with no financial advisors, brokers, underwriters, placement agents, agents or finders
in connection with the transactions contemplated by this Agreement. Each of Borrower and Lender shall indemnify, defend and hold
the other party harmless from and against any and all claims, liabilities, costs and expenses of any kind (including reasonable
attorneys’ fees and expenses actually incurred) in any way relating to or arising from a claim by any Person that such Person
acted on behalf of Borrower or Lender in connection with the transactions contemplated herein. The provisions of this Section
11.21 shall survive the expiration and termination of this Agreement and the payment of the Debt.

 

Section 11.22    Exculpation.

 

Subject to the qualifications
below, Lender shall not enforce the liability and obligation of Borrower to perform and observe the obligations contained in the
Note, this Agreement, the Mortgage or the other Loan Documents by any action or proceeding wherein a money judgment shall be sought
against Borrower, except that Lender may bring a foreclosure action, an action for specific performance or any other appropriate
action or proceeding to enable Lender to enforce and realize upon its interest under the Note, this Agreement, the Mortgage and
the other Loan Documents, or in the Property, the Rents, or any other collateral given to Lender pursuant to the Loan Documents;
provided, however, that, except as specifically provided herein, any judgment in any such action or proceeding shall
be enforceable against Borrower only to the extent of Borrower’s interest in the Property, in the Rents, Net Proceeds and
in any other collateral given to Lender, and Lender, by accepting the Note, this Agreement, the Mortgage and the other Loan Documents,
shall not sue for, seek or demand any deficiency judgment against Borrower in any such action or proceeding under or by reason
of or under or in connection with the Note, this Agreement, the Mortgage or the other Loan Documents. The provisions of this Section
shall not, however, (a) constitute a waiver, release or impairment of any obligation evidenced or secured by any of the Loan
Documents; (b) impair the right of Lender to name Borrower as a party defendant in any action or suit for foreclosure and
sale under the Mortgage; (c) affect the validity or enforceability of any guaranty made in connection with the Loan or any
of the rights and remedies of Lender thereunder; (d) impair the right of Lender to obtain the appointment of a receiver; (e) impair
the enforcement of the Assignment of Leases; (f) constitute a prohibition against Lender to seek a deficiency judgment against
Borrower in order to fully realize the security granted by the Mortgage or to commence any other appropriate action or proceeding
in order for Lender to exercise its remedies against the Property; or (g) constitute a waiver of the right of Lender to enforce
the liability and obligation of Borrower, by money judgment or otherwise, to the extent of any loss, damage, cost, expense, liability,
claim or other obligation incurred by Lender (including attorneys’ fees and costs reasonably and actually incurred) arising
out of or in connection with and Borrower shall be personally liable for the following:

 

    	-87-

    	 

    

 

 

(i)          fraud
or intentional misrepresentation by Borrower or any guarantor in connection with the Loan;

 

(ii)         the
gross negligence or willful misconduct of Borrower;

 

(iii)        the
breach of any representation, warranty, covenant or indemnification provision in the Environmental Indemnity or in the Mortgage
concerning environmental laws, hazardous substances and asbestos and any indemnification of Lender with respect thereto in either
document;

 

(iv)        the
misappropriation, removal or disposal of any portion of the Property in violation of the terms of the Loan Documents;

 

(v)         the
misapplication or conversion by Borrower of (A) any insurance proceeds paid by reason of any loss, damage or destruction to
the Property, (B) any Awards or other amounts received in connection with the Condemnation of all or a portion of the Property,
or (C) any Rents following an Event of Default or any Rents collected for more than one month in advance to the extent such
Rents or any other payments in respect of the Leases and other income of the Property or any other collateral are not applied to
the costs of maintenance and operation of the Property and to the payment of taxes, lien claims, insurance premiums, Debt Service
and other amounts due under the Loan Documents;

 

(vi)        failure
to pay charges for labor or materials or other charges that can create Liens on any portion of the Property other than Liens specifically
permitted by the terms of this Agreement and the other Loan Documents;

 

(vii)       any
security deposits, advance deposits or any other deposits collected with respect to the Property which are not delivered to Lender
upon a foreclosure of the Property or action in lieu thereof, except to the extent any such security deposits were applied in accordance
with the terms and conditions of any of the Leases prior to the occurrence of the Event of Default that gave rise to such foreclosure
or action in lieu thereof;

 

(viii)      Borrower’s
indemnification of Lender set forth in Section 9.2 hereof;

 

(ix)         Borrower’s
failure to maintain insurance as required by this Agreement or to pay any taxes or assessments affecting the Property;

 

(x)          any
intentional damage or destruction to the Property caused by the acts or omissions of Borrower, its agents, employees, or contractors;

 

(xi)         any
failure of Borrower to maintain its status as a single purpose entity as required by, and in accordance with, the terms hereof;
or

 

    	-88-

    	 

    

 

(xii)        Borrower’s
commission of a criminal act.

 

Notwithstanding anything
to the contrary in this Agreement, the Note or any of the Loan Documents, (A) Lender shall not be deemed to have waived any
right which Lender may have under Section 506(a), 506(b), 1111(b) or any other provisions of the Bankruptcy
Code to file a claim for the full amount of the Debt or to require that all collateral shall continue to secure all of the Debt
owing to Lender in accordance with the Loan Documents, and (B) the Debt shall be fully recourse to Borrower in the event that:
(i) the first full monthly payment of interest under the Note is not paid when due; (ii) Borrower fails to permit on-site
inspections of the Property, fails to provide financial information, fails to maintain its status as a single purpose entity or
fails to appoint a new property manager upon the request of Lender after an Event of Default, each as required by, and in accordance
with the terms and provisions of, this Agreement and the Mortgage; (iii) Borrower fails to obtain Lender’s prior consent
to any subordinate financing or other voluntary Lien encumbering the Property; (iv) Borrower fails to obtain Lender’s
prior consent to any assignment, transfer, or conveyance of the Property or any interest therein as required by the Mortgage or
this Agreement; (v) Borrower files a voluntary petition under the Bankruptcy code or any other Federal or state bankruptcy
or insolvency law; (vi) an Affiliate, officer, director, or representative which controls, directly or indirectly, Borrower
files, or joins in the filing of, an involuntary petition against Borrower under the Bankruptcy Code or any other Federal or state
bankruptcy or insolvency law, or solicits or causes to be solicited petitioning creditors for any involuntary petition against
Borrower from any Person; (vii)  Borrower files an answer consenting to or otherwise acquiescing in or joining in any involuntary
petition filed against it, by any other Person under the Bankruptcy Code or any other Federal or state bankruptcy or insolvency
law, or solicits or causes to be solicited petitioning creditors for any involuntary petition from any Person; (viii) any
Affiliate, officer, director, or representative which controls Borrower consents to or acquiesces in or joins in an application
for the appointment of a custodian, receiver, trustee, or examiner for Borrower or any portion of the Property; or (ix) Borrower
makes an assignment for the benefit of creditors, or admits, in writing or in any legal proceeding, its insolvency or inability
to pay its debts as they become due.

 

Section 11.23    Prior
Agreements.

 

This Agreement and the
other Loan Documents contain the entire agreement of the parties hereto and thereto in respect of the transactions contemplated
hereby and thereby, and all prior agreements among or between such parties, whether oral or written, are superseded by the terms
of this Agreement and the other Loan Documents.

 

Section 11.24    Servicer.

 

(a)          At
the option of Lender, the Loan may be serviced by a servicer (the “Servicer”) selected by Lender and Lender
may delegate all or any portion of its responsibilities under this Agreement and the other Loan Documents to the Servicer pursuant
to a servicing agreement (the “Servicing Agreement”) between Lender and Servicer. Servicer shall be entitled
to reimbursement of reasonable out of pocket costs and expenses actually incurred as and to the same extent (but without duplication)
as Lender is entitled thereto under the applicable provisions of this Agreement and the other Loan Documents.

 

    	-89-

    	 

    

  

(b)          Upon
notice thereof from Lender, Servicer shall have the right to exercise all rights of Lender and enforce all obligations of Borrower
pursuant to the provisions of this Agreement, the Note and the other Loan Documents.

 

(c)          Provided
Borrower shall have been given notice of Servicer’s address by Lender, Borrower shall deliver to Servicer duplicate originals
of all notices and other instruments which Borrower may or shall be required to deliver to Lender pursuant to this Agreement, the
Note and the other Loan Documents (and no delivery of such notices or other instruments by Borrower shall be of any force or effect
unless delivered to Lender and Servicer as provided above).

 

(d)          Notwithstanding
anything to the contrary contained herein or in any other Loan Documents, if the Loan is subject to multiple Securitizations, Borrower
shall only be required to deal with one primary Servicer with respect to any consents, approvals, notices, required from, or to,
Lender pursuant to the Loan Documents (it being understood that such primary Servicer may need to consult with other Persons that
hold a portion of Lender’s rights and obligations under the Loan or with the Rating Agencies in connection with any such
consent, approval or notice). Lender may replace such primary Servicer with another single primary Servicer at any time in Lender’s
sole discretion. Lender agrees that promptly after the date hereof it shall appoint such primary Servicer.

 

Section 11.25    Joint
and Several Liability.

 

If more than one Person
has executed this Agreement as “Borrower,” the representations, covenants, warranties and obligations of all such Persons
hereunder shall be joint and several.

 

Section 11.26    Creation
of Security Interest.

 

Notwithstanding any other
provision set forth in this Agreement, the Note, the Mortgage or any of the other Loan Documents, Lender may at any time create
a security interest in all or any portion of its rights under this Agreement, the Note, the Mortgage and any other Loan Document
(including, without limitation, the advances owing to it) in favor of any Federal Reserve Bank in accordance with Regulation A
of the Board of Governors of the Federal Reserve System.

 

Section 11.27    Assignments
and Participations.

 

(a)          The
Lender may assign to one or more Persons all or a portion of its rights and obligations under this Loan Agreement.

 

(b)          Upon
such execution and delivery, from and after the effective date specified in such Assignment and Acceptance, the assignee thereunder
shall be a party hereto and have the rights and obligations of Lender hereunder.

 

(c)          Lender
may, in connection with any assignment or participation or proposed assignment or participation pursuant to this Section 11.27,
disclose to the assignee or participant or proposed assignee or participant, as the case may be, any information relating to Borrower
or any of its Affiliates or to any aspect of the Loan that has been furnished to the Lender by or on behalf of Borrower or any
of its Affiliates.

 

    	-90-

    	 

    

 

Section 11.28   Set-Off.

 

In addition to any rights
and remedies of Lender provided by this Loan Agreement and by law, the Lender shall have the right, without prior notice to Borrower,
any such notice being expressly waived by Borrower to the extent permitted by applicable law, upon any amount becoming due and
payable by Borrower hereunder and after the expiration of any applicable notice and/or cure period (whether at the stated maturity,
by acceleration or otherwise) to set-off and appropriate and apply against such amount any and all deposits (general or special,
time or demand, provisional or final), in any currency, and any other credits, indebtedness or claims, in any currency, in each
case whether direct or indirect, absolute or contingent, matured or unmatured, at any time held or owing by Lender or any Affiliate
thereof to or for the credit or the account of Borrower. Lender agrees promptly to notify Borrower after any such set-off and application
made by Lender; provided that the failure to give such notice shall not affect the validity of such set-off and application.

 

Section 11.29         Component
Notes.

 

Prior to the last Securitization,
Lender, without in any way limiting Lender’s other rights hereunder, in its sole and absolute discretion, shall have the
right at any time to require Borrower to execute and deliver “component” notes (including senior and junior notes)
in replacement of the Note as evidence of the Loan, which notes may be paid in such order of priority as may be designated by Lender,
provided that (i) the aggregate principal amount of such “component” notes shall equal the outstanding
principal balance of the Loan immediately prior to the creation of such “component” notes, (ii) the weighted average
interest rate of all such “component” notes shall on the date created equal the interest rate which was applicable
to the Loan immediately prior to the creation of such “component” notes, (iii) the debt service payments and the
amortization on all such “component” notes shall on the date created equal the debt service payment which was due under
the Loan immediately prior to the creation of such component notes and (iv) the other terms and provisions of each of the
“component” notes shall be identical in substance and substantially similar in form to the Loan Documents. Subject
to the next paragraph of this Section, at Borrower’s cost and expense, Borrower shall cooperate with all reasonable requests
of Lender in order to establish the “component” notes and shall execute and deliver such documents as shall reasonably
be required by Lender and any Rating Agency in connection therewith, all in form and substance reasonably satisfactory to Lender
and satisfactory to any Rating Agency, including, without limitation, the severance of security documents if requested. In the
event Borrower fails to execute and deliver such documents to Lender within five (5) Business Days following such request
by Lender, Borrower hereby absolutely and irrevocably appoints Lender as its true and lawful attorney, coupled with an interest,
in its name and stead to make and execute all documents necessary or desirable to effect such transactions, Borrower ratifying
all that such attorney shall do by virtue thereof.

 

Lender shall reimburse
Borrower for all of its reasonable costs and expenses (including Borrower’s legal fees in excess of $30,000) incurred in
connection with its cooperation with Lender pursuant to this Section 11.29, Section 9.3 and Section 9.1 (except that
Lender shall have no obligation to reimburse Borrower with respect to any of the foregoing which Borrower is otherwise required
to perform and/or deliver at its cost under another provision of this Agreement).

 

    	-91-

    	 

    

 

It shall be an Event
of Default under this Agreement, the Note, the Mortgage and the other Loan Documents if Borrower fails to comply with any of the
terms, covenants or conditions of this Section 11.29 within ten (10) Business Days of notice thereof.

 

Section 11.30    Approvals;
Third Parties; Conditions.

 

All approval rights retained
or exercised by Lender with respect to Leases, contracts, plans, studies and other matters are solely to facilitate Lender’s
credit underwriting, and shall not be deemed or construed as a determination that Lender has passed on the adequacy thereof for
any other purpose and may not be relied upon by Borrower or any other Person. This Agreement is for the sole and exclusive use
of Lender and Borrower and may not be enforced, nor relied upon, by any Person other than Lender and Borrower. All conditions of
the obligations of Lender hereunder, including the obligation to make advances, if any, are imposed solely and exclusively for
the benefit of Lender, its successors and assigns, and no other Person shall have standing to require satisfaction of such conditions
or be entitled to assume that Lender will refuse to make advances in the absence of strict compliance with any or all of such conditions,
and no other Person shall, under any circumstances, be deemed to be a beneficiary of such conditions, any and all of which may
be freely waived in whole or in part by Lender at any time in Lender’s sole discretion.

 

Section 11.31    Limitation
on Liability of Lender’s Officers, Employees, etc.

 

Any obligation or liability
whatsoever of Lender which may arise at any time under this Agreement or any other Loan Document shall be satisfied, if at all,
out of Lender’s interest in the Property only. No such obligation or liability shall be personally binding upon, nor shall
resort for the enforcement thereof be had to, the property of any of Lender’s shareholders, directors, officers, employees
or agents, regardless of whether such obligation or liability is in the nature of contract, tort or otherwise.

 

Section 11.32    Qualified
Intermediary.

 

Borrower shall cause
the sale from Qualified Intermediary described in Section 8.2(e) to occur on or prior to the date which is one hundred eighty-five
(185) days after the Closing Date.

 

[SIGNATURE PAGE IMMEDIATELY FOLLOWS]

    	-92-

    	 

    

 

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

 

	 	LENDER:
	 	 
	 	MORGAN STANLEY MORTGAGE CAPITAL INC., a New York corporation
	 	 	 
	 	By:	[Illegible]
	 	 	Name:
	 	 	Title:
	 	 	 
	 	METROPOLITAN LIFE INSURANCE COMPANY, a New York corporation
	 	 	 
	 	By:	/s/ Kenneth A. McIntyne, Jr.
	 	 	Name:  Kenneth A. McIntyne, Jr.
	 	 	Title:    Director

 

    	 

    	 

    

 

	 	BORROWER:
	 	 
	 	Trizec 333 LA, LLC, a Delaware limited liability company
	 	 	 
	 	By:	Trizec 333 Mezz, LLC, a Delaware limited liability company, its sole member

 

	 	By:	Trizec 333, LLC, a Delaware limited liability company, its sole member

 

	 	By:	CDECRE, Inc., an Illinois corporation, its Manager

 

	 	By:	[Illegible]
	 	 	Name:
	 	 	Title:FIDELITY
NATIONAL TITLE COMPANY

 

	RECORDING
                           REQUESTED

        BY
        AND WHEN

        RECORDED
        RETURN TO:

         

        M.
        Scott Cooper, Esq.

        Sidley
        Austin LLP

        555
        West Fifth Street

        40th
        Floor

        Los
        Angeles, CA 90013
	 

 

23025229–TC

 

DEED OF TRUST,
SECURITY AGREEMENT AND

 

FIXTURE FILING

 

BY

 

MAGUIRE PROPERTIES
– 777 TOWER, LLC,

 

a Delaware
limited liability company,

 

as Trustor

 

TO

 

FIDELITY
NATIONAL TITLE INSURANCE COMPANY,

 

as Trustee

 

for the benefit
of

 

METROPOLITAN
LIFE INSURANCE COMPANY,

 

a New York
corporation,

 

as Beneficiary

 

October,
2013

  

    	 

    	 

    

 

TABLE OF
CONTENTS

 

	ARTICLE I - GRANT OF SECURITY	9
	 	 	 
	Section 1.01	REAL PROPERTY GRANT	9
	Section 1.02	PERSONAL PROPERTY GRANT	10
	Section 1.03	CONDITIONS TO GRANT	11
	ARTICLE II - GRANTOR COVENANTS	11
	 	 	 
	Section 2.01	DUE AUTHORIZATION, EXECUTION, AND DELIVERY	11
	Section 2.02	PERFORMANCE BY GRANTOR	12
	Section 2.03	WARRANTY OF TITLE	12
	Section 2.04	TAXES, LIENS AND OTHER CHARGES	13
	Section 2.05	ESCROW DEPOSITS	13
	Section 2.06	CARE AND USE OF THE PROPERTY	14
	Section 2.07	COLLATERAL SECURITY INSTRUMENTS	16
	Section 2.08	SUITS AND OTHER ACTS TO PROTECT THE PROPERTY	16
	Section 2.09	LIENS AND ENCUMBRANCES	17
	ARTICLE III - INSURANCE	18
	 	 	 
	Section 3.01	REQUIRED INSURANCE AND TERMS OF INSURANCE POLICIES	18
	Section 3.02	ADJUSTMENT OF CLAIMS	23
	Section 3.03	ASSIGNMENT TO BENEFICIARY	23
	ARTICLE IV - BOOKS, RECORDS AND ACCOUNTS	24
	 	 	 
	Section 4.01	BOOKS AND RECORDS	24
	Section 4.02	PROPERTY REPORTS	25
	Section 4.03	ADDITIONAL MATTERS	25
	ARTICLE V - LEASES AND OTHER AGREEMENTS AFFECTING THE PROPERTY	26
	 	 	 
	Section 5.01	GRANTOR’S REPRESENTATIONS AND WARRANTIES	26
	Section 5.02	ASSIGNMENT OF LEASES	26
	Section 5.03	PERFORMANCE OF OBLIGATIONS	27
	Section 5.04	SUBORDINATE LEASES	28
	Section 5.05	LEASING COMMISSIONS	28
	ARTICLE VI - RESERVED	29
	 	 
	ARTICLE VII - CASUALTY, CONDEMNATION AND RESTORATION	29
	 	 	 
	Section 7.01	GRANTOR’S REPRESENTATIONS	29
	Section 7.02	RESTORATION	29
	Section 7.03	CONDEMNATION	30
	Section 7.04	REQUIREMENTS FOR RESTORATION	31
	ARTICLE VIII - REPRESENTATIONS OF GRANTOR	33

 

    	2

    	 

    

 

	Section 8.01	ERISA	33
	Section 8.02	NON-RELATIONSHIP	34
	Section 8.03	NO ADVERSE CHANGE	34
	Section 8.04	FOREIGN INVESTOR	35
	Section 8.05	USA PATRIOT ACT	35
	 	 	 
	ARTICLE IX - EXCULPATION AND LIABILITY	36
	 	 	 
	Section 9.01	LIABILITY OF GRANTOR	36
	ARTICLE X - CHANGE IN OWNERSHIP, CONVEYANCE OF PROPERTY	36
	 	 	 
	Section 10.01	CONVEYANCE OF PROPERTY, CHANGE IN OWNERSHIP AND COMPOSITION	36
	Section 10.02	PROHIBITION ON SUBORDINATE FINANCING	38
	Section 10.03	RESTRICTIONS ON ADDITIONAL OBLIGATIONS	38
	Section 10.04	STATEMENTS REGARDING OWNERSHIP	39
	ARTICLE XI - DEFAULTS AND REMEDIES	40
	 	 	 
	Section 11.01	EVENTS OF DEFAULT	40
	Section 11.02	REMEDIES UPON DEFAULT	41
	Section 11.03	APPLICATION OF PROCEEDS OF SALE	43
	Section 11.04	WAIVER OF JURY TRIAL	43
	Section 11.05	BENEFICIARY’S RIGHT TO PERFORM GRANTOR’S OBLIGATIONS	44
	Section 11.06	BENEFICIARY REIMBURSEMENT	44
	Section 11.07	FEES AND EXPENSES	44
	Section 11.08	WAIVER OF CONSEQUENTIAL DAMAGES	45
	Section 11.09	INDEMNIFICATION OF TRUSTEE	45
	Section 11.10	ACTIONS BY TRUSTEE	45
	Section 11.11	SUBSTITUTION OF TRUSTEE	45
	ARTICLE XII - GRANTOR AGREEMENTS AND FURTHER ASSURANCES	46
	 	 	 
	Section 12.01	PARTICIPATION AND SALE OF LOAN	46
	Section 12.02	REPLACEMENT OF NOTE	47
	Section 12.03	GRANTOR’S ESTOPPEL	48
	Section 12.04	FURTHER ASSURANCES	48
	Section 12.05	SUBROGATION	48
	ARTICLE XIII - SECURITY AGREEMENT	48
	 	 	 
	Section 13.01	SECURITY AGREEMENT	48
	Section 13.02	REPRESENTATIONS AND WARRANTIES	49
	Section 13.03	CHARACTERIZATION OF PROPERTY	49
	Section 13.04	PROTECTION AGAINST PURCHASE MONEY SECURITY INTERESTS	49

 

    	3

    	 

    

 

	ARTICLE XIV - MISCELLANEOUS COVENANTS	50
	 	 	 
	Section 14.01	NO WAIVER	50
	Section 14.02	NOTICES	50
	Section 14.03	HEIRS AND ASSIGNS; TERMINOLOGY	50
	Section 14.04	SEVERABILITY	51
	Section 14.05	APPLICABLE LAW	51
	Section 14.06	CAPTIONS	51
	Section 14.07	TIME OF THE ESSENCE	51
	Section 14.08	NO MERGER	51
	Section 14.09	NO MODIFICATIONS	51
	ARTICLE XIV – SINGLE
PURPOSE ENTITY	52

 

    	4

    	 

    

 

DEED OF TRUST,
SECURITY AGREEMENT AND FIXTURE FILING

 

DEFINED TERMS

 

Execution
Date: October 15, 2013

 

Note:
The promissory note dated as of the Execution Date made by Trustor to the order of Beneficiary in the principal amount of $200,000,000

 

Beneficiary:    Metropolitan
Life Insurance Company, a New York corporation

 

Beneficiary’s
Address:

 

Metropolitan
Life Insurance Company, a New York corporation

10
Park Avenue

Morristown,
New Jersey 07962

Attention:
Senior Vice President

Real
Estate Investments

Re:
777 South Figueroa

 

and:

 

Metropolitan
Life Insurance Company

333
South Hope Street

Suite
3650

Los
Angeles, CA 90071

Attention:
Director/Officer in Charge

Re:
777 South Figueroa

 

and:

 

Metropolitan
Life Insurance Company

425
Market Street, Suite 1050

San
Francisco, California 94105

Attention:
Associate General Counsel

Re:
777 South Figueroa

 

    	5

    	 

    

 

Trustor
(or Grantor): Maguire Properties - 777 Tower, LLC, a Delaware limited liability
company

 

Trustor’s
Address:

 

Maguire Properties
– 777 Tower, LLC

c/o Brookfield
Office Properties, Inc.

250 Vesey Street,
15th Floor

New York, New
York 10281

Attention:
Jason Kirschner

Facsimile:
(646) 430-8556

 

with copies
to:

 

Maguire Properties
– 777 Tower, LLC

c/o Brookfield
Office Properties, Inc.

250 Vesey Street,
15th Floor

New York, New
York 10281

Attention:
General Counsel

Facsimile:
(212) 417-7195

 

and:

 

Fried, Frank,
Harris, Shriver & Jacobson LLP

One New York
Plaza

New York, New
York 10004

Attention:
Joshua Mermelstein, Esq.

Telephone:
(212) 859-8137

Facsimile:
(212) 859-4000

 

Trustee
& Address:

 

Fidelity National
Title Insurance Company

1300 Dove Street

Newport Beach,
California 92660

 

    	6

    	 

    

 

Liable
Party: Brookfield DTLA Holdings LLC, a Delaware limited liability company

 

Liable
Party Address:

 

Brookfield
DTLA Holdings LLC

c/o
Brookfield Office Properties, Inc.

250
Vesey Street, 15th Floor

New
York, New York 10281

Attention:
Jason Kirschner

Facsimile:
(646) 430-8556

 

with
copies to:

 

Brookfield
DTLA Holdings LLC

c/o
Brookfield Office Properties, Inc.

250
Vesey Street, 15th Floor

New
York, New York 10281

Attention:
General Counsel

Facsimile:
(212) 417-7195

 

and:

 

Fried,
Frank, Harris, Shriver & Jacobson LLP

One
New York Plaza

New
York, New York 10004

Attention:
Joshua Mermelstein, Esq.

Telephone:
(212) 859-8137

Facsimile:
(212) 859-4000

 

County
and State (in which the Property is located): Los Angeles County, State of California

 

Use:
Office, retail, parking garage and ancillary uses

 

Commercial
General Liability Insurance:

 

	Required Liability Limits ($):	 	$1,000,000 per occurrence and 2,000,000 in the aggregate, as more specifically set forth in Section 3.01(a)(2) hereof

 

    	7

    	 

    

 

Address for Insurance
Notification:

 

Metropolitan
Life Insurance Company

its
affiliates and/or successors and assigns

10
Park Avenue

Morristown,
New Jersey 07962

Attention:
Real Estate Investments Insurance Manager

Re:
777 South Figueroa

 

Closing
Certificate and Post Closing Agreement: Closing Certificate and Post Closing Agreement executed by Borrower in favor of Lender
and dated as of the Execution Date.

 

Loan
Documents: The Note, this Deed of Trust, and any other documents related to the Note and/or this Deed of Trust (including,
without limitation, the Closing Certificate and Post Closing Agreement) and all renewals, amendments, modifications, restatements
and extensions of these documents.

 

Indemnity
Agreement or Unsecured Indemnity Agreement: Unsecured Indemnity Agreement dated as of the Execution Date and executed
by Trustor in favor of Beneficiary.

 

Guaranty:
Guaranty dated as of the Execution Date and executed by Liable Party.

 

The
Indemnity Agreement and the Guaranty are not Loan Documents. The Indemnity Agreement and the Guaranty, in accordance with their
terms, shall survive repayment of the Loan or other termination of the Loan Documents.

 

This
DEED OF TRUST, SECURITY AGREEMENT AND FIXTURE FILING (this “Deed of Trust”)
is entered into as of the Execution Date by Trustor to Trustee for the benefit of Beneficiary with reference to the following
Recitals:

 

RECITALS

 

A.  This
Deed of Trust secures: (1) the payment of the indebtedness evidenced by the Note with interest at the rates set forth in the Note,
together with all renewals, modifications, consolidations and extensions of the Note, all additional advances or fundings made
by Beneficiary pursuant to the Loan Documents, and any other amounts required to be paid by Trustor under any of the Loan Documents,
(collectively, the “Secured Indebtedness”,
and sometimes referred to as the “Loan”)
and (2) the full performance by Trustor of all of the terms, covenants and obligations set forth in any of the Loan Documents.

 

    	8

    	 

    

 

B.  Trustor
makes the following covenants and agreements for the benefit of Beneficiary and any successor or assign of Beneficiary, including
any participant in the Loan, and their respective successors and assigns (all of which are collectively referred to as, “Beneficiary”)
and Trustee.

 

NOW, THEREFORE,
IN CONSIDERATION of the Recitals and for other good and valuable consideration, the receipt and sufficiency of which are acknowledged,
Trustor agrees as follows:

 

ARTICLE
I

GRANT
OF SECURITY

 

Section 1.01
REAL PROPERTY GRANT. Trustor irrevocably sells, transfers, grants, conveys, assigns and warrants to Trustee, its successors
and assigns, in trust, with power of sale and right of entry and possession, all of Trustor’s present and future estate,
right, title and interest in and to the following which are collectively referred to as the “Real
Property”:

 

(1)that
certain real property located in the County and State which is more particularly described in Exhibit “A” attached
to this Deed of Trust or any portion of the real property; all easements, rights-of-way, gaps, strips and gores of land; streets
and alleys; sewers and water rights; privileges, licenses, tenements, and appurtenances appertaining to the real property, and
the reversion(s), remainder(s), and claims of Trustor with respect to these items, and the benefits of any existing or future conditions,
covenants and restrictions affecting the real property (collectively, the “Land”);

 

(2)all
things now or hereafter affixed to or placed on the Land, including all buildings, structures and improvements, all fixtures and
all machinery, elevators, boilers, building service equipment (including, without limitation, all equipment for the generation
or distribution of air, water, heat, electricity, light, fuel or for ventilating or air conditioning purposes or for sanitary or
drainage purposes or for the removal of dust, refuse or garbage), partitions, appliances, furniture, furnishings, building materials,
supplies, computers and software, window coverings and floor coverings, lobby furnishings, and other property now or in the future
attached, or installed in the improvements and all replacements, repairs, additions, or substitutions to these items (collectively,
the “Improvements”);

 

(3)all
present and future income, rents, revenue, profits, proceeds, accounts receivables and other benefits from the Land and/or Improvements
and all deposits made with respect to the Land and/or Improvements, including, but not limited to, any security given to utility
companies by Trustor, any advance payment of real estate taxes or assessments, or insurance premiums made by Trustor and all claims
or demands relating to such deposits and other security, including claims for refunds of tax payments or assessments, and all
insurance proceeds payable to Trustor in connection with the Land and/or Improvements whether or not such insurance coverage is
specifically required under the terms of this Deed of Trust (“Insurance Proceeds”)
(all of the items set forth in this paragraph are referred to collectively as “Rents
and Profits”);

 

    	9

    	 

    

 

(4)all
damages, payments and revenue of every kind that Trustor may be entitled to receive, from any person owning or acquiring a right
to the oil, gas or mineral rights and reservations of the Land;

 

(5)all
proceeds and claims arising on account of any damage to, or Condemnation (as hereinafter defined) of any part of the Land and/or
Improvements, and all causes of action and recoveries for any diminution in the value of the Land and/or Improvements;

 

(6)all
licenses, contracts, management agreements, guaranties, warranties, franchise agreements, permits, or certificates relating to
the ownership, use, operation or maintenance of the Land and/or Improvements; and

 

(7)all
names by which the Land and/or Improvements may be operated or known, and all rights to carry on business under those names, and
all trademarks, trade names, and goodwill relating to the Land and/or Improvements; provided that, notwithstanding any contrary
provision hereof or of any of the other Loan Documents, in no event shall the Property (defined below) include any rights, titles
or interests in the name “Brookfield” or “Maguire” (or any logo or trademark associated therewith) or any
combination of words that include the name “Brookfield” or “Maguire”.

 

TO
HAVE AND TO HOLD the Real Property, unto Trustee, its successors and assigns, in trust, for the benefit of Beneficiary, its successors
and assigns, forever subject to the terms, covenants and conditions of this Deed of Trust.

 

Section 1.02
PERSONAL PROPERTY GRANT. Trustor irrevocably sells, transfers, grants, conveys, assigns and warrants to Beneficiary, its
successors and assigns, a security interest in Trustor’s interest in the following personal property, whether now owned
or existing or hereafter acquired or arising, which is collectively referred to as “Personal Property”:

 

(1)any
portion of the Real Property which may be personal property, and all other personal property, whether now existing or acquired
in the future which is attached to, appurtenant to, or used in the construction or operation of, or in connection with, the Real
Property;

 

(2)all
rights to the use of water, including water rights appurtenant to the Real Property, pumping plants, ditches for irrigation, all
water stock or other evidence of ownership of any part of the Real Property that is owned by Trustor in common with others and
all documents of membership in any owner’s association or similar group;

 

(3)all
plans and specifications prepared for construction of the Improvements; and all contracts and agreements of Trustor relating to
the plans and specifications or to the construction of the Improvements;

 

    	10

    	 

    

 

(4)all
equipment, machinery, fixtures, goods, accounts, general intangibles, letter of credit rights, commercial tort claims, deposit
accounts, documents, instruments and chattel paper (including without limitation all monies, instruments, and general intangibles
now or hereafter delivered to Beneficiary comprising any escrow, reserve or other security), and all earnings on, substitutions
for, replacements of, and additions to, any of the foregoing;

 

(5)all
sales agreements, deposits, escrow agreements, other documents and agreements entered into with respect to the sale of any part
of the Real Property, and all proceeds of the sale; and

 

(6)all
proceeds of any of the foregoing, including without limitation all proceeds from the voluntary or involuntary disposition or claim
respecting any of the foregoing items (including judgments, condemnation awards or otherwise).

 

All
of the Real Property and the Personal Property are collectively referred to as the “Property.”

 

Section 1.03
CONDITIONS TO GRANT. If Trustor shall pay to Beneficiary the Secured Indebtedness, upon the payment in full of the Secured
Indebtedness, then this Deed of Trust and all the rights granted by this Deed of Trust shall be released by Trustee and/or Beneficiary
in accordance with the laws of the State.

 

ARTICLE
II

TRUSTOR
COVENANTS

 

Section 2.01
DUE AUTHORIZATION, EXECUTION, AND DELIVERY.

 

(a)Trustor
represents and warrants that the execution of the Loan Documents and the Indemnity Agreement have been duly authorized and there
is no provision in the organizational documents of Trustor requiring further consent for such action by any other entity or person.

 

(b)Trustor
represents and warrants that it is duly organized, validly existing and is in good standing under the laws of the state of its
formation and is qualified to do business in the State, that it has all necessary licenses, authorizations, registrations, permits
and/or approvals to own its properties and to carry on its business as presently conducted.

 

(c)Trustor
represents and warrants that the execution, delivery and performance of the Loan Documents will not result in Trustor’s being
in default under any provision of its organizational documents or of any deed of trust, mortgage, lease, credit or other agreement
to which it is a party or which affects it or the Property.

 

(d)Trustor
represents and warrants that the Loan Documents and the Indemnity Agreement have been duly authorized, executed and delivered by
Trustor and constitute valid and binding obligations of Trustor which are enforceable in accordance with their terms, subject to
applicable bankruptcy, insolvency, reorganization, moratorium and other similar laws limiting the rights of creditors generally.

 

    	11

    	 

    

 

Section 2.02
PERFORMANCE BY TRUSTOR. Trustor shall pay the Secured Indebtedness to Beneficiary and shall keep and perform each and every
other obligation, covenant and agreement of the Loan Documents.

 

Section 2.03
WARRANTY OF TITLE.

 

(a)Trustor
warrants that, except as otherwise disclosed in the title insurance policy accepted by Beneficiary in connection with the Loan,
it holds marketable and indefeasible fee simple absolute title to the Real Property, and that it has the right and is lawfully
authorized to sell, convey or encumber the Property subject only to those property specific exceptions to title recorded in the
real estate records of the County and contained in Schedule B-1 of the title insurance policy or policies which have been approved
by Beneficiary (the “Permitted Exceptions”). The Property is free from all due and unpaid taxes, assessments
and mechanics’ and materialmen’s liens other than Permitted Exceptions.

 

(b)Trustor
further covenants to warrant and forever defend Beneficiary and Trustee and their respective interests in the Property from and
against all persons claiming any interest in the Property, subject to the Permitted Encumbrances (provided, however, that the foregoing
exception shall not reduce Trustor’s obligation to comply with Section 2.10 if applicable to such Permitted Encumbrances).

 

(c)“Permitted
Encumbrances” shall mean:

 

(1)     liens
for Impositions not yet due and payable or liens arising after the date hereof which are being contested in good faith by appropriate
proceedings; promptly instituted and diligently conducted in compliance with Section 2.10 hereof (including mechanics liens
and other statutory liens, in each case satisfying the foregoing criteria);

 

(2)     immaterial
easements and rights of way, the exercise of rights under which do not adversely affect the current use and operation of the Property;

 

(3)     Permitted
Exceptions (defined above);

 

(4)     liens
in favor of Beneficiary under this Deed of Trust and the other Loan Documents;

 

(5)     rights
of existing and future Tenants, as tenants only, pursuant to Leases (as hereafter defined in Section 5.02 hereof) existing
as of the date hereof or entered into in accordance with Article V hereof;

 

(6)     liens
of Permitted Equipment Financing (as defined in Section 10.03 hereof); and

 

    	12

    	 

    

 

(7)     such
other title exceptions as Beneficiary (and, if applicable, the applicable Rating Agencies) may approve in writing in their sole
discretion.

 

Section 2.04
TAXES, LIENS AND OTHER CHARGES.

 

(a)Unless
otherwise paid to Beneficiary as provided in Section 2.05, Trustor shall pay all real estate and other taxes and assessments which
are payable, assessed, levied, imposed upon or become a lien on or against any portion of the Property (all of the foregoing items
are collectively referred to as the “Imposition(s)”). Subject to the
Trustor’s right to contest as set forth in Section 2.10 below, the Impositions shall be paid not later than ten (10) days
before the dates on which the particular Imposition would become delinquent and Trustor shall produce to Beneficiary receipts
of the imposing authority, or other evidence reasonably satisfactory to Beneficiary, evidencing the payment of the Imposition
in full.

 

(b)In
the event of the passage, after the Execution Date, of any law which deducts from the value of the Property, for the purposes of
taxation, any lien or security interest encumbering the Property, or changing in any way the existing laws regarding the taxation
of mortgages, deeds of trust and/or security agreements or debts secured by these instruments, or changing the manner for the collection
of any such taxes, and the law has the effect of imposing payment of any Impositions upon Beneficiary, at Beneficiary’s option,
the Secured Indebtedness shall immediately become due and payable. Notwithstanding the preceding sentence, the Beneficiary’s
election to accelerate the Loan shall not be effective if (1) Trustor is permitted by law (including, without limitation, applicable
interest rate laws) to, and actually does, pay the Imposition or the increased portion of the Imposition and (2) Trustor agrees
in writing to pay or reimburse Beneficiary in accordance with Section 11.06 for the payment of any such Imposition which becomes
payable at any time when the Loan is outstanding.

 

Section 2.05
ESCROW DEPOSITS. Without limiting the effect of Section 2.04 and Section 3.01, Trustor shall pay to Beneficiary monthly
on the same date that the monthly installment is payable under the Note, an amount equal to 1/12th of the amounts Beneficiary
reasonably estimates are necessary to pay the following, on an annualized basis, (1) all Impositions and (2) the premiums for
the insurance policies required under this Deed of Trust (collectively the “Premiums”) until such time each
year as Trustor has deposited an amount equal to the annual charges for these items, and within 10 days after demand from time
to time, Trustor shall pay to Beneficiary any additional amounts necessary to pay the Premiums and Impositions. Except when escrow
deposits for the same are not required hereunder, Trustor will furnish to Beneficiary bills for Impositions and Premiums thirty
(30) days before Impositions become delinquent and such Premiums become due for payment. No amounts paid as Impositions or Premiums
shall be deemed to be trust funds and these funds may be commingled with the general funds of Beneficiary without any requirement
to pay interest to Trustor on account of these funds. If an Event of Default occurs and is continuing, Beneficiary shall have
the right, at its election, to apply any amounts held under this Section 2.05 in reduction of the Secured Indebtedness, or in
payment of the Premiums or Impositions for which the amounts were deposited.

 

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However, with
respect to deposits of Premiums only, Trustor shall not be required to make these deposits unless (i) Trustor fails to deliver
the required receipts or proof of insurance, as applicable, within 10 Business Days (as defined in the Note) after written notice
from Beneficiary where Trustor shall have failed to furnish either of the following as and when specified: (A) draft form certificates
of insurance satisfying the requirements of the Loan Documents or a letter from Trustor’s broker providing reasonable assurance
that conforming replacement insurance will be timely obtained, which draft certificates or letter shall be delivered not later
than 10 days before the dates on which any premiums would become delinquent or the date any required policy is scheduled to expire,
or (B) certificates evidencing issuance and payment of premiums for the replacement insurance satisfying the requirements of the
Loan Documents, which certificates shall be delivered at least one Business Day prior such scheduled expiration date, or (ii) there
is an Event of Default, or (iii) Trustor no longer owns the Property, or (iv) there has been a change in Trustor or in the direct
or indirect owners thereof, which change is not permitted under Article X hereof and is not otherwise consented to by Beneficiary
(which consent Beneficiary may withhold in its sole and absolute discretion and may grant subject to such conditions as Beneficiary
may determine, including conditions that abrogate the foregoing provision).

 

In addition,
with respect to deposits of Impositions, Trustor shall not be required to make these deposits unless (i) there is an Event of Default,
or (ii) Trustor no longer owns the Property, or (iii) there has been a change in Trustor or in the direct or indirect owners thereof,
which change is not permitted under Article X hereof and is not otherwise consented to by Beneficiary (which consent Beneficiary
may withhold in its sole and absolute discretion and may grant subject to such conditions as Beneficiary may determine, including
conditions that abrogate the foregoing provision).

 

Section 2.06
CARE AND USE OF THE PROPERTY.

 

(a)Trustor
represents and warrants to Beneficiary as follows:

 

(i)All
authorizations, licenses, including without limitation liquor licenses, if any, and operating permits required to allow the Improvements
to be operated for the Use are in full force and effect.

 

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(ii)Except
as otherwise disclosed in the Property Condition Assessment Report dated July 11, 2013 and prepared by McDonnell Group and obtained
by Beneficiary in connection with the Loan (the “Property Condition Report”),
the Improvements and their Use comply in all material respects with (and no notices of violation have been received in connection
with) all Requirements (as defined in this Section) and Trustor shall at all times comply in all material respects with all present
or future Requirements affecting or relating to the Property and/or the Use. Trustor shall furnish Beneficiary, on request, proof
of compliance with the Requirements. Trustor shall not use or permit the use of the Property, or any part thereof, for any illegal
purpose. “Requirements”
shall mean all laws, ordinances, orders, covenants, conditions and restrictions (including, without limitation, the REA) and
other requirements relating to land and building design and construction, use and maintenance, that may now or hereafter pertain
to or affect the Property or any part of the Property or the Use, including, without limitation, planning, zoning, subdivision,
environmental, air quality, flood hazard, fire safety, handicapped facilities, building, parking, health, fire, traffic, safety,
wetlands, coastal and other governmental or regulatory rules, laws, ordinances, statutes, codes and requirements applicable to
the Property, including permits, licenses and/or certificates that may be necessary from time to time to comply with any of the
these requirements. As used herein, the “REA” shall mean that certain Amended and Restated Owners’ Operating
and Reciprocal Easement Agreement dated June 20, 1986 by and among Seventh Street Plaza Associates, The Community Redevelopment
Agency of the City of Los Angeles, California, and PPLA Plaza Limited Partnership (the “Original REA”) recorded as
Instrument No. 87-885291 in the official records of Los Angeles County, California, as amended by that certain Amendment No. 1
to Amended and Restated Owners’ Operating and Reciprocal Easement Agreement dated December 5, 1990 (“Amendment No.
1”) and as further amended by that certain Amendment No. 2 to Amended and Restated Owners’ Operating and Reciprocal
Easement Agreement dated January 1, 1993, as the same may be further amended.

 

(iii)To
the Trustor’s knowledge, Trustor is not in default of its material obligations under any instruments and agreements affecting
the Property, whether or not of record, including without limitation all covenants and agreements by and between Trustor and any
governmental or regulatory agency pertaining to the development, use or operation of the Property. Trustor, at its sole cost and
expense, shall keep the Property in good order, condition, and repair, and make all necessary structural and non-structural, ordinary
and extraordinary repairs to the Property and the Improvements.

 

(iv)Trustor
shall abstain from, and not knowingly permit, the commission of physical waste to the Property and shall not remove or alter in
any material manner, the structure or character of any Improvements (other than to comply with the Requirements) without the prior
written consent of Beneficiary, such consent not to be unreasonably withheld.

 

(v)The
zoning approval for the Property is not dependent upon the ownership or use of any property which is not encumbered by this Deed
of Trust.

 

(vi)Construction
of the Improvements on the Property is complete.

 

(vii)To
Trustor’s knowledge, except as disclosed in the Property Condition Report, the Property is in good repair and condition,
free of any material damage.

 

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(b)Beneficiary
shall have the right upon reasonable prior notice, at any time and from time to time during normal business hours, subject to the
rights of Tenants, to enter the Property in order to ascertain Trustor’s compliance with the Loan Documents, to examine the
condition of the Property, to perform an appraisal, to undertake surveying or engineering work, and to inspect premises occupied
by tenants. Trustor shall reasonably cooperate with Beneficiary performing these inspections. Beneficiary shall be accompanied
by a representative of Trustor in such entry provided that Trustor makes such representative available upon such prior reasonable
notice, and in any event, within 2 Business Days after notice of Beneficiary’s intent to enter the Property. Beneficiary’s
rights hereunder include its rights under California Civil Code Section 2929.5, as such Section may be amended from time to time.
Trustor shall pay all costs incurred by Beneficiary in connection with any such inspections, except as may otherwise be provided
in such Section 2929.5.

 

(c)Trustor
shall use, or cause to be used, the Property continuously for the Use. Trustor shall not use, or permit the use of, the Property
for any other use without the prior written consent of Beneficiary. Trustor shall not file or record a declaration of condominium,
master deed of trust or mortgage or any other similar document evidencing the imposition of a so-called “condominium regime”
whether superior or subordinate to this Deed of Trust and Trustor shall not permit any part of the Property to be converted to,
or operated as, a “cooperative apartment house” whereby the tenants or occupants participate in the ownership, management
or control of any part of the Property.

 

(d)Without
the prior written consent of Beneficiary, Trustor shall not (i) initiate or acquiesce in a change in the zoning classification
of and/or restrictive covenants affecting the Property, or seek any variance under existing zoning ordinances, (ii) use or permit
the use of the Property in a manner which may result in the Use becoming a non-conforming use under applicable zoning ordinances,
or (iii) subject the Property to restrictive covenants, or (iv) amend or modify the REA; provided that nothing in this Deed of
Trust or any other Loan Document shall preclude Trustor from entering into the New Co-Ownership Agreement or the Third REA Amendment,
in each case as defined in, in accordance with, and/or as required by (as applicable) the Closing Certificate and Post Closing
Agreement.

 

Section 2.07
COLLATERAL SECURITY INSTRUMENTS. Trustor covenants and agrees that if Beneficiary at any time holds additional security
for any obligations secured by this Deed of Trust, it may enforce its rights and remedies with respect to the security, at its
option, either before, concurrently or after a sale of the Property is made pursuant to the terms of this Deed of Trust. Beneficiary
may apply the proceeds of the additional security to the Secured Indebtedness without affecting or waiving any right to any other
security, including the security under this Deed of Trust, and without waiving any breach or default of Trustor under this Deed
of Trust or any other Loan Document.

 

Section 2.08
SUITS AND OTHER ACTS TO PROTECT THE PROPERTY.

 

(a)Trustor
shall immediately notify Beneficiary of the commencement, or receipt of notice, of any and all actions or proceedings or other
material matter or claim affecting the Property and/or the interest of Beneficiary under the Loan Documents, including, without
limitation, any notices given or received by Trustor under the REA (collectively, “Actions”),
Trustor shall appear in and defend (or shall cause its insurer to appear in and defend, as applicable) any Actions, and (subject
to the provisions of Section 3.02 or other provisions of the Loan Documents to the contrary) Trustor may settle any such Actions,
except that Trustor shall not: (i) enter into any settlement for an amount of more than $6,000,000 without Beneficiary’s
prior written approval, which shall not be unreasonably withheld, conditioned or delayed, and (ii) settle any Action in which Benficiary
has been named without obtaining releases of Beneficiary in form and substance satisfactory to Beneficiary.

 

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(b)Beneficiary
shall have the right, at the cost and expense of Trustor, to institute, maintain and participate in Actions and take such other
action, as it may deem appropriate in the good faith exercise of its discretion to preserve or protect the Property and/or the
interests of Beneficiary under the Loan Documents. Any money paid by Beneficiary under this Section shall be reimbursed to Beneficiary
in accordance with Section 11.06 hereof.

 

Section 2.09
LIENS AND ENCUMBRANCES. Subject to the Trustor’s right to contest liens under Section 2.10 below, without the prior
written consent of Beneficiary, to be exercised in Beneficiary’s sole and absolute discretion, other than the Permitted
Encumbrances, Trustor shall not create, place or allow to remain any lien or encumbrance on the Property, including deeds of trust,
mortgages, security interests, conditional sales, mechanic liens, tax liens or assessment liens regardless of whether or not they
are subordinate to the lien created by this Deed of Trust (collectively, “Liens
and Encumbrances”). If any Liens and Encumbrances other than Permitted
Encumbrances are recorded against the Property or any part of the Property, Trustor shall obtain a discharge and release of such
Liens and Encumbrances within thirty (30) days after receipt of notice of their existence, or such earlier time as is at least
thirty (30) days prior to the foreclosure thereof. Without modifying the second reference to thirty (30) days in the preceding
sentence, the first reference to thirty (30) days in said sentence shall be replaced by ninety-five (95) days only with respect
to mechanics liens as to which both (i) no action has been commenced to foreclose the same, and (ii) individually and in the aggregate,
the claimed amounts thereunder do not exceed $ 1,000,000 at any time.

 

Section 2.10
RIGHT TO CONTEST. Nothing contained herein shall be deemed to require Trustor to pay, or cause to be paid, any Imposition,
to satisfy any lien, or to comply with any legal requirement, so long as Trustor is in good faith, and by proper legal proceedings,
where appropriate, diligently contesting the validity, amount or application thereof, provided that in each case, at the time of
the commencement of any such action or proceeding, and during the pendency of such action or proceeding (i) no Event of Default
shall exist and be continuing hereunder, (ii) Trustor shall keep Beneficiary apprised of the status of such contest, (iii) if Trustor
is not providing security as provided in clause (v) below, adequate reserves, as reasonably determined by Beneficiary (but
in no event less than the amount of the security that would be required if clause (v) hereof were applicable thereto), with
respect thereto are maintained on Trustor’s books in accordance with GAAP, (iv) unless such contest is in the form of a request
for a refund of amounts previously paid, such contest operates to suspend collection or enforcement as the case may be, of the
contested Imposition or lien and such contest is maintained and prosecuted continuously and with diligence or, in the case of an
Imposition or lien, such Imposition or lien is bonded (with the effect under applicable statute that the applicable Imposition
or lien is lifted from the Property), and (v) in the case of Impositions and liens in excess of $500,000 individually, or in the
aggregate, during such contest, Trustor shall provide security reasonably acceptable to Beneficiary (which may include the deposit
of such amount with Beneficiary) in an amount equal to 110% of (A) the amount of Trustor’s obligations being contested plus
(B) any additional interest, charge, or penalty arising (or reasonably likely to arise) from such contest; provided, that the required
amount of such security or reserve shall be reduced by any cash deposit required by applicable law in connection with such contest,
which deposit has been made by Trustor with the appropriate governmental authority. Notwithstanding any of the foregoing, the creation
of any such reserves or the furnishing of any bond or other security, Trustor promptly shall comply with any contested legal requirement
or shall pay any contested Imposition or lien, and compliance therewith or payment thereof shall not be deferred, if, at any time
the Property or any portion thereof shall be, in Beneficiary’s reasonable judgment, in imminent danger of being forfeited
or lost or if, in Beneficiary’s reasonable judgment, Beneficiary is likely to be subject to civil or criminal damages, or
other fines or penalties as a result thereof. If such action or proceeding is terminated or discontinued adversely to Trustor, Trustor
shall deliver to Beneficiary reasonable evidence of Trustor’s compliance with such contested Imposition, lien or legal requirement,
as the case may be.

 

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At
such time as the applicable Imposition, lien or other legal requirement has been paid, complied with, or otherwise fully and finally
adjudicated as not applicable to Trustor or the Property, or otherwise discharged and evidence of the same reasonably satisfactory
to Beneficiary has been provided to Beneficiary, Trustor shall be entitled to a prompt return of any such security so deposited
with Beneficiary, less any costs and expenses of Beneficiary incurred in connection therewith or with the underlying contest.

 

ARTICLE
III

INSURANCE

 

Section 3.01
REQUIRED INSURANCE AND TERMS OF INSURANCE POLICIES.

 

(a)During
the term of this Deed of Trust, Trustor at its sole cost and expense must provide insurance policies and certificates of insurance
for types of insurance described below all of which must be satisfactory to Beneficiary as to form of policy, amounts, deductibles,
sublimits, types of coverage, exclusions and the companies underwriting these coverages; provided that Trustor’s obligation
to provide insurance policies (as opposed to certificates of insurance) shall be limited as set forth in Section 3.01(g) hereof.
In no event shall such policies be terminated or otherwise allowed to lapse. Trustor shall be responsible for its own deductibles.
Trustor shall also pay for any insurance, or any increase of policy limits, not described in this Deed of Trust which Trustor requires
for its own protection or for compliance with government statutes. Trustor’s insurance shall be primary and without contribution
from any insurance procured by Beneficiary including, without limitation, any insurance obtained by Beneficiary pursuant to Subsection
3.01 (f) hereof.

 

Trustor
shall obtain and maintain, or cause to be maintained, insurance for Trustor and the Property (which for avoidance of doubt, for
purposes of this Article III shall also include Lots 4-7 and 9 of Tract 32622, recorded in Book 1098 pages 83 through 86 of maps
in the Official Records of Los Angeles County, California) providing at least the following coverages:

 

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(1)comprehensive
“All Risk” property insurance, including wind/hail and earthquake on the improvements and the personal property, in
each case (A) in an amount equal to one hundred percent (100%) of the “Full Replacement
Cost,” which shall mean actual replacement value (exclusive of costs
of excavations, foundations, underground utilities and footings) with a waiver of depreciation; (B) that have no co-insurance provisions
or contain an agreed amount endorsement with respect to the improvements and the personal property waiving all co-insurance provisions;
(C) providing for no deductible in excess of Two Hundred Fifty Thousand Dollars ($250,000.00) for all such insurance coverage,
(D) containing an “Ordinance or Law Coverage” or “Enforcement” endorsement or its equivalent in amounts
acceptable to Beneficiary if any of the improvements or the use of the Property shall at any time constitute legal nonconforming
structures or uses and (E) containing no margin clause unless approved by Beneficiary. In addition, Trustor shall obtain: if any
portion of the improvements is currently or at any time in the future located in a federally designated “special flood hazard
area”, flood hazard insurance in an amount of insurance which is available under the National Flood Insurance Act of 1968,
the Flood Disaster Protection Act of 1973 or the National Flood Insurance Reform Act of 1994, as amended. In addition Difference
in Conditions (DIC) insurance and/or excess insurance from and against all losses, damages, costs, expenses, claims and liabilities
related to or arising from acts of flood, of such types, in such amounts, with such deductibles, issued by such companies, and
on such forms of insurance policies as required by Beneficiary, if Beneficiary determines at any time that any part of the Property
is located in Flood Zone A or V. (i); Additionally, “All Risk” insurance shall include coverage for Named Storm for
properties located in a Tier 1 Wind Counties.

 

(2)commercial
general liability insurance against claims for personal injury, bodily injury, death or property damage occurring upon, in or about
the Property, such insurance (A) to be on the so-called “occurrence” form with a combined limit of not less than Two
Million and No/100 Dollars ($2,000,000.00) in the aggregate and One Million and No/100 Dollars ($1,000,000.00) per occurrence,
(B) to continue at not less than the aforesaid limit until required to be changed by Beneficiary in writing by reason of changed
economic conditions making such protection inadequate; and (C) to cover at least the following hazards: (1) premises and operations;
(2) products and completed operations; (3) independent contractors; and (4) blanket contractual liability for all legal contracts.

 

(3)business
income insurance (A) with loss payable to Beneficiary; (B) covering all risks required to be covered by the insurance provided
for in provision 3.01(a)(1) above; (C) in an amount equal to one hundred percent (100%) of the projected gross income from
the Property and including additional time to restore the Trustor’s gross income to the level that would have existed had
no Casualty occurred for a period of thirty-six (36) months from the date of such Casualty (assuming such Casualty had not occurred)
and notwithstanding that the policy may expire at the end of such period; and with an Extended Period of Indemnity (“EPI”)
of 12 months.

 

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(4)at
all times during which structural construction, repairs or alterations are being made with respect to the Improvements, and only
if the Property and Liability coverage forms do not otherwise apply, (A) owner’s contingent or protective liability insurance
(or its equivalent) covering claims related to construction, repairs or alternations made which are not covered by or under the
terms or provisions of the above mentioned commercial general liability insurance policy; and (B) the insurance provided for in
provision 3.01(a)(1) above written in a so-called builder’s risk completed value form in amounts reasonably acceptable
to Beneficiary (1) on a non-reporting basis, (2) against all property risks insured against pursuant to this Section 3.01,
(3) including permission to occupy the Property, and (4) with an agreed amount endorsement waiving co-insurance provisions.

 

(5)Garage
Keepers Liability insurance with limits of not less than $1,000,000.

 

(6)if
the Property includes commercial property, Workers’ Compensation insurance with respect to any employees of Trustor, as required
by any Governmental Authority or Legal Requirement, and employer’s liability insurance with a limit of at least $1,000,000
per accident and per disease per employee, and $1,000,000 for disease in the aggregate in respect of any work or operations on
or about the Property, or in connection with the Property or its operations (if applicable).

 

(7)comprehensive
boiler and machinery insurance or Equipment Breakdown Coverage, insurance covering the major components of the central heating,
air conditioning and ventilating systems, boilers, other pressure vessels, high pressure piping and machinery, elevators and escalators,
if any, and other similar equipment installed in the Improvements, in an amount equal to one hundred percent (100%) of the full
replacement cost of all equipment installed in, on or at the Improvements on terms consistent with the commercial property insurance
policy required under provisions 3.01(a)(1) and (3) above;

 

(8)umbrella
liability insurance in an amount not less than Fifty Million and No/100 Dollars ($50,000,000.00) per occurrence on terms consistent
with the commercial general liability insurance policy required under provision 3.01(a)(2) above;

 

(9)if
applicable, motor vehicle liability coverage for all owned and non-owned vehicles, including rented and leased vehicles containing
minimum limits per occurrence of One Million and No/100 Dollars ($1,000,000.00);

 

(10)Insurance
from or against all losses, damages, costs, expenses, claims and liabilities related to or arising from earthquake on such form
of insurance policy and in such amount as required by Beneficiary, and provided that the deductible for earthquake coverage shall
not exceed the greater of (i) $250,000 or (ii) five percent (5%) of the Full Replacement Cost.

 

(11)Terrorism
insurance for Certified Acts of Terrorism (as such terms are defined in TRIPRA) in an amount equal to the full replacement cost
of the Property (plus twelve months of business interruption coverage). Trustor shall be required to carry insurance for Certified
Acts of Terrorism throughout the term of the Loan as required by the preceding sentence. Notwithstanding the foregoing, if TRIPRA
or subsequent extension, reauthorization of similar statute is no longer in effect, then Trustor shall only be required to obtain
a policy insuring the Property with a policy limit sufficient to cover an amount equal to two times the Property’s pro rata
share (based on the total insurable value) of all risk property and casualty premium per annum for the blanket policy during the
then current insurance period.

 

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(12)Notwithstanding
anything to the contrary, with respect to insurance required to be maintained by Trustor pursuant to provision 3.01(a)(1)
hereof, Liberty IC Casualty LLC (“Liberty”) shall be an acceptable insurer of perils of terrorism and acts
of terrorism so long as (i) the policy issued by Liberty has (a) no aggregate limit and (b) a deductible of no greater than that
as calculated pursuant to TRIPRA, (ii) other than the deductible, the portion of such insurance which is not reinsured by TRIPRA,
is reinsured by an insurance carrier rated no less than “A” or better by S&P or “A2” or better by
Moody’s. Further, Trustor shall cause such re-insurance agreements to provide a cut-through endorsement acceptable to Beneficiary,
(iv) Liberty shall be licensed in the District of Columbia (iii) TRIPRA or a similar federal statute is in effect and provides
that the federal government must reinsure that portion of any terrorism insurance claim above (a) the applicable deductible payable
by Liberty and (b) those amounts which are reinsured pursuant to clause (ii) above, (iv) Liberty is not the subject of a bankruptcy
or similar insolvency proceeding; (v) no Governmental Authority issues any statement, finding or decree that insurers of perils
of terrorism similar to Liberty i.e., captive insurers arranged similar to Liberty) do not qualify for the payments or benefits
of TRIPRA; (viii) the Insurance Premiums payable to Liberty shall be based on the current market conditions for such coverage
and approved by the licensing state and (ix) the organizational documents of Liberty shall not be materially amended without the
prior written consent of Beneficiary, which consent shall not be unreasonably withheld, conditioned or delayed. In the event that
Liberty is providing insurance coverage (A) to other properties immediately adjacent to the Property, and/or (B) to other properties
owned by a Person(s) who is controlling, controlled by or under common control with Trustor, and such insurance is not subject
to the same reinsurance and other requirements as set forth herein, then Beneficiary may reasonably re-evaluate the limits and
deductibles of the insurance required to be provided by Liberty hereunder. In the event any of the foregoing conditions are not
satisfied, Liberty shall not be deemed an acceptable insurer of Terrorism Losses.

 

(b)          All
insurance required in this Deed of Trust shall be obtained under valid and enforceable policies (collectively, the “Policies”).
The insurance companies must be authorized to do business in New York State and the State and be approved by Beneficiary. The
insurance companies must have a general policy rating of A.M. Best “Excellent” or better and a financial class of
X or better by A.M. Best. So called “Cut-through” endorsements shall not be permitted (except only as expressly stated
above with respect to terrorism insurance provided by Liberty, if applicable). If there are any Securities (as defined in Section
12.01) issued with respect to this Loan which have been assigned a rating by a credit rating agency approved by Beneficiary (a
“Rating Agency”), the insurance company shall have a claims paying ability rating by such Rating Agency equal
to or greater than the rating of the highest class of the Securities. Trustor shall deliver evidence satisfactory to Beneficiary
of payment of premiums due under the insurance policies. At Beneficiary’s sole discretion, coverage may be provided by an
AM Best “Excellent” rated company with a financial size of “VIII”, so long as the carriers below “X”
do not make up more than 10% of the total Property insurance program and are not in the primary or first excess layer of coverage.

 

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(c)All
Policies provided for or contemplated by this Deed of Trust shall contain a waiver of subrogation in favor of Beneficiary and name
Trustor as the insured and, except for the referenced in provision 3.01(a)(6) above, in the case of liability coverages,
shall name Beneficiary as the additional insured, as its interests may appear and in the case of property coverages, shall name
Beneficiary as the mortgagee and loss payee as its interests may appear.

 

(d)If any
policyreferred to in this Deed of Trust is written on a blanket basis, a list of locations and theirinsurable values shall
be provided, as required by Beneficiary. If the Property is located in an area for potential catastrophic loss Trustor shall provide
Beneficiary with a Natural Hazard Loss Analysis Report on an annual basis. This report is to be completed by a recognized risk
modeling company (e.g. RMS, EQE, AIR) approved by Beneficiary.

 

(e)All
Policies provided for in this Deed of Trust shall contain clauses or endorsements to the effect that:

 

(1)  no
act or negligence of Trustor, or anyone acting for Trustor, or of any tenant or other occupant, or failure to comply with the provisions
of any Policy, which might otherwise result in a forfeiture of the insurance or any part thereof, shall in any way affect the validity
or enforceability of the insurance insofar as Beneficiary is concerned;

 

(2)  the
Policies shall not be materially changed (other than to increase the coverage provided thereby) or canceled without at least thirty
(30) days’ notice to Beneficiary and any other party named therein as an additional insured;

 

(3)  the
issuers thereof shall give notice to Beneficiary if the Policies have not been renewed fifteen (15) days prior to its expiration;
and

 

(4)  Beneficiary
shall not be liable for any Insurance Premiums thereon or subject to any assessments thereunder.

 

(f)Subject
to Section 3.01(g) as to when certificates of insurance may be delivered in lieu of complete insurance policies, Trustor shall
be required during the term of the Loan to continue to provide Beneficiary with original renewal policies or replacements of the
insurance policies referenced in Subsection 3.01 (a). If Trustor fails to obtain or maintain insurance policies and coverages as
required by this Section 3.01 (“Required Insurance”)
then Beneficiary shall have the right but shall not have the obligation immediately, to procure any Required Insurance at Trustor’s
cost.

 

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(g)If
Certificates of Insurance are provided in forms satisfactory to Beneficiary, Beneficiary will accept Certificates of Insurance
evidencing insurance policies referenced in this Section 3.01 instead of requiring the actual policies. Beneficiary shall be provided
with renewal Certificates of Insurance, or Binders, prior to each expiration. To the extent the Certificates of Insurance provided
by Trustor are unacceptable to Beneficiary or otherwise insufficient for Beneficiary’s purposes, upon request, Trustor shall
provide to Beneficiary certified copies of the policies, and any endorsements thereto. Beneficiary shall retain copies of such
policies (as distinguished from Certificates of Insurance) confidential, provided that Beneficiary may disclose the same: (a) to
Beneficiary’s affiliates, Investors (as defined in Article XII hereof), participants, successors and/or assigns, (b) to any
regulatory authority, rating agencies, auditors or governmental or quasi-governmental agencies having jurisdiction over Beneficiary,
and (c) as required by law, in the case that such policies must be disclosed pursuant to law. The failure of Trustor to maintain
the insurance required under this Article III shall not constitute a waiver of Trustor’s obligation to fulfill these requirements.

 

(h)All
binders, policies, endorsements, certificates, and cancellation notices are to be sent to the Beneficiary’s Address for Insurance
Notification as set forth in the Defined Terms until changed by notice from Beneficiary.

 

Section 3.02
ADJUSTMENT OF CLAIMS. In the event of any damage, destruction or Condemnation (as defined in Article VII), provided that
no Event of Default or Impairment of the Security (as defined in Article VII) exists, then Trustor shall have the right to settle,
adjust or compromise the applicable claims against either the insurer or the condemning authority (a) without Beneficiary’s
consent where the total loss is reasonably estimated by Beneficiary to be equal to or less than the Materiality Threshold (as defined
in Article VII), and (b) subject to the reasonable approval of Beneficiary where the total loss is greater than the Materiality
Threshold. In all other cases, Trustor hereby authorizes and empowers Beneficiary to settle, adjust or compromise any claims for
damage to, or loss or destruction of, all or a portion of the Property, regardless of whether there are Insurance Proceeds or Condemnation
proceeds available or whether any such Insurance Proceeds or Condemnation proceeds, as applicable, are sufficient in amount to
fully compensate for such damage, loss or destruction.

 

Section 3.03
ASSIGNMENT TO BENEFICIARY. To the extent the insurance requirements in this Section 3.01 are satisfied using a stand-alone
policy(ies) covering only the Property, then in the event of the foreclosure of this Deed of Trust or other transfer of the title
to the Property in extinguishment of the Secured Indebtedness, all right, title and interest of Trustor in and to such insurance
policy(ies), or premiums or payments in satisfaction of claims or any other rights under these insurance policy(ies) shall pass
to the transferee of the Property. Notwithstanding the foregoing to the extent the insurance requirements in this Section 3.01
are satisfied using a blanket policy then in the event of the foreclosure of this Mortgage or other transfer of the title to the
Property in extinguishment of the Secured Indebtedness, all right, title and interest of Beneficiary in and to any premiums or
payments in satisfaction of claims or any other rights under such insurance policy(ies) relating to the Property shall pass to
the transferee of the Property.

 

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ARTICLE
IV

BOOKS,
RECORDS AND ACCOUNTS

 

Section 4.01
BOOKS AND RECORDS. Trustor shall keep adequate books and records of account in accordance with generally accepted accounting
principles (“GAAP”),
or in accordance with other methods acceptable to Beneficiary in its sole discretion, consistently applied and furnish to Beneficiary
(which may be furnished in electronic format):

 

(a)quarterly
certified rent rolls signed and dated by Trustor, detailing the names of all tenants of the Improvements, the portion of Improvements
occupied by each tenant, the base rent and any other charges payable under each Lease (as defined in Section 5.02) and the term
of each Lease, including the expiration date, and any other information as is reasonably required by Beneficiary, within forty
five (45) days after the end of each fiscal quarter;

 

(b)a
quarterly operating statement of the Property and quarterly year to date operating statements detailing the total revenues received,
total expenses incurred, total cost of all capital improvements, total debt service and total cash flow, to be prepared and certified
by Trustor (as being true and correct in all material respects) in the form reasonably required by Beneficiary, and if Trustor
has obtained the same (although Trustor has no obligation to do so), any quarterly operating statement prepared by an independent
certified public accountant, within thirty to sixty (30-60) days after the close of each fiscal quarter of Trustor;

 

(c)an
annual balance sheet and profit and loss statement of Trustor prepared and presented in accordance with GAAP (or in such other
form reasonably acceptable to Beneficiary), prepared and certified by Trustor (as being true and correct in all material respects),
as the case may be, or if required by Beneficiary at any time during which an Event of Default exists, audited financial statements
for Trustor and Liable Party prepared by an independent certified public accountant acceptable to Beneficiary within one hundred
(120) days after the close of each fiscal year of Trustor and Liable Party, as the case may be;

 

(d)an
annual operating budget presented on a monthly basis consistent with the annual operating statement described above for the Property
including cash flow projections for the upcoming one (1) year period and all proposed capital replacements and improvements at
least fifteen (15) days prior to the start of each calendar year (provided that Trustor shall not be required to obtain Beneficiary’s
approval with respect to any such budget in the absence of a continuing Event of Default); and

 

(e)an
annual ARGUS © valuation file in electronic form which includes, without limitation, a then current rent roll, all income
of the Property and all Property expenses.

 

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Section 4.02
PROPERTY REPORTS. Upon request from Beneficiary or its representatives and designees, Trustor shall furnish the following
in a timely manner to Beneficiary (which may be furnished in electronic format):

 

(a)a
property management report for the Property, showing the number of inquiries made and/or rental applications received from tenants
or prospective tenants and deposits received from tenants and any other information requested by Beneficiary, in reasonable detail
and certified by Trustor (or an officer, general partner, member or principal of Trustor if Trustor is not an individual) to be
true and complete in all material respects, but no more frequently than quarterly; and

 

(b)an
accounting of all security deposits held in connection with any Lease of any part of the Property, including the name and identification
number of the accounts in which such security deposits are held, the name and address of the financial institutions in which such
security deposits are held and the name of the person to contact at such financial institution, along with any authority or release
necessary for Beneficiary to obtain information regarding such accounts directly from such financial institutions.

 

(c)Trustor’s
written summary of Comparable Lease (as defined below) transactions in the downtown submarket of Los Angeles, California during
the trailing six (6) month period that support the market rental rates for new leases, which summary of Comparable Lease transactions
will include building-specific location, rental rate, rent increases, rent concessions, free rent, lease term and tenant improvements.
“Comparable Leases” shall have the meaning set forth on Exhibit B attached hereto.

 

Section 4.03
ADDITIONAL MATTERS.

 

(a)Trustor
shall furnish Beneficiary with such other additional financial or management information (including State and Federal tax returns,
if any) as may, from time to time, be reasonably required by Beneficiary in form and substance satisfactory to Beneficiary.

 

(b)Trustor
shall furnish Beneficiary and its agents convenient facilities for the examination and audit of any such books and records.

 

(c)Beneficiary
and its representatives shall have the right upon five (5) days prior written notice to examine and audit the records, books, management
and other papers of Trustor or of any guarantor or indemnitor which reflect upon their financial condition and/or the income, expenses
and operations of the Property, at the Property or at any office regularly maintained by Trustor or any guarantor or indemnitor
where the books and records are located. Beneficiary shall have the right upon reasonable prior notice to make copies and extracts
from the foregoing records and other papers. Any such review undertaken in the absence of an Event of Default shall be at Beneficiary’s
expense.

 

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ARTICLE
V

LEASES
AND OTHER AGREEMENTS AFFECTING THE PROPERTY

 

Section 5.01
TRUSTOR’S REPRESENTATIONS AND WARRANTIES.

 

Trustor
represents and warrants to Trustee and Beneficiary as follows:

 

(a)There
are no leases or occupancy agreements affecting the Property except those leases and amendments listed on the rent roll delivered
to Beneficiary and certified by Trustor, and Trustor has delivered or made available to Beneficiary true, correct and complete
copies of all leases, including amendments (collectively, “Existing Leases”)
and all guaranties and amendments of guaranties given in connection with the Existing Leases (the “Existing
Guaranties”).

 

(b)To
Trustor’s knowledge, there are no monetary defaults or material non-monetary defaults by Trustor under the Existing Leases
or any Existing Guaranties. To the best of Trustor’s knowledge, there are no monetary defaults or material non-monetary defaults
by any tenants under the Existing Leases or any guarantors under any such Existing Guaranties, except to the extent such default
it identified in the Closing Certificate and Post Closing Agreement. The Existing Leases and the Existing Guaranties are in full
force and effect.

 

(c)To
Trustor’s knowledge, none of the tenants now occupying 10% or more of the Property or having a current lease affecting 10%
or more of the Property is the subject of any bankruptcy, reorganization or insolvency proceeding or any other debtor-creditor
proceeding.

 

(d)No
Existing Leases may be amended terminated or canceled unilaterally by a tenant and no tenant may be released from its obligations,
except in the event of (i) material damage to, or destruction of, the Property, (ii) condemnation, (iii) the exercise by the tenant
thereunder of an express termination option set forth in the Lease, and (iv) the exercise by the tenant thereunder of an express
termination right set forth in the Lease in the event of an interruption in utilities or services required to be provided by landlord
under the Lease.

 

Section 5.02
ASSIGNMENT OF LEASES. In order to further secure payment of the Secured Indebtedness and the performance of Trustor’s
obligations under the Loan Documents, Trustor absolutely, presently and unconditionally grants, assigns and transfers to Beneficiary
all of Trustor’s right, title, interest and estate in, to and under (i) all of the Existing Leases and all Existing Guaranties,
and (ii) all of the future leases, lease amendments, lease guaranties and amendments of lease guaranties with respect to the Property,
and (iii) the Rents and Profits. Trustor acknowledges that it is permitted to collect the Rents and Profits pursuant to a revocable
license unless an Event of Default occurs. The Existing Leases and the Existing Guaranties, and all future leases, lease amendments,
lease guaranties and amendments of lease guaranties are collectively referred to as the “Leases”.

 

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Section 5.03
PERFORMANCE OF OBLIGATIONS.

 

(a)Trustor
shall perform all material obligations which are the responsibility of Trustor under any and all Leases. If any of the acts described
in this Section are done without the written consent of Beneficiary, then at the option of Beneficiary, they shall constitute a
default under this Deed of Trust.

 

(b)Trustor
agrees to furnish Beneficiary executed copies of all future Leases. Trustor shall not, without the express written consent of Beneficiary:
(i) enter into or extend any Lease unless the Lease complies with the Leasing Guidelines which are attached to this Deed of Trust
as Exhibit “B”, (provided that Beneficiary shall not unreasonably withhold, condition or delay its approval
of new Leases), or (ii) cancel or terminate any Leases except in the case of a default under the applicable Lease unless Trustor
has entered into new Leases covering all of the premises of the Leases being terminated or surrendered (provided, however, that
Trustor may otherwise terminate or accept surrender of Leases which comply with the Leasing Guidelines so long as the aggregate
of all premises under Leases so terminated or surrendered in accordance with this parenthetical, and which premises have not been
released, does not exceed 25,000 square feet at any time), or (iii) modify or amend any Leases, or consent to any assignment or
subletting with respect thereto, unless both the original Lease (and, if a modification or amendment, the Lease as modified) complies
with the Leasing Guidelines, or (iv) accept payment of advance rents or security deposits in an amount in excess of one month’s
rent or (v) enter into any options granting a right to purchase the Property.

 

(c)Any
requests for Beneficiary’s approval of a Lease or Lease amendment or other matter with respect to which Beneficiary’s
approval is required under 5.03(b) shall be made in writing and shall include (w) a cover letter which states at the top of the
letter in bold, capitalized letters the following: “PLEASE TAKE NOTICE. THIS IS A REQUEST FOR APPROVAL OF A LEASE [OR LEASE
AMENDMENT] [OR OTHER MATTER/SPECIFY] FOR THE 777 TOWER LOAN IN LOS ANGELES, CALIFORNIA. YOU HAVE TEN (10) DAYS FROM THE DATE YOU
RECEIVE THIS LETTER TO REVIEW AND APPROVE THE ACCOMPANYING LEASE [OR LEASE AMENDMENT] [OR OTHER MATTER/SPECIFY]. IF YOU DO NOT
RESPOND WITHIN SUCH TEN (10) DAYS, YOU MAY BE DEEMED TO HAVE APPROVED THE LEASE [OR LEASE AMENDMENT] [OR OTHER MATTER/SPECIFY]”,
and (x) a copy of the proposed Lease or Lease amendment or documentation evidencing such other matter, along with such other information
as may be reasonably necessary to evaluate Trustor’s request. Beneficiary shall approve or disapprove such submitted Lease
or Lease amendment within ten (10) days after receipt by Beneficiary of such request and related documentation. If Beneficiary
shall fail to disapprove of any such submitted Lease or Lease amendment for which Beneficiary’s approval has been requested
within such ten (10) day period. Trustor shall submit a second notice in writing to Beneficiary (“Trustor’s Second
Notice”) which shall include (y) a cover letter which states at the top of the letter in bold, capitalized letters the following:
“PLEASE TAKE NOTICE. THIS IS THE SECOND AND FINAL REQUEST FOR APPROVAL OF A LEASE [OR LEASE AMENDMENT][OR OTHER MATTER/SPECIFY]
FOR THE 777 TOWER LOAN IN LOS ANGELES, CALIFORNIA. IF YOU DO NOT RESPOND WITHIN FIVE (5) DAYS FROM THE DATE YOU RECEIVE THIS NOTICE,
YOU WILL BE DEEMED TO HAVE APPROVED THE LEASE [OR LEASE AMENDMENT] [OR OTHER MATTER/SPECIFY]”, and (z) a copy of the proposed
Lease or Lease amendment, or documentation evidencing such other matter, along with such other information as may be reasonably
necessary to evaluate Trustor’s request. If Beneficiary shall fail to disapprove of any such submitted Lease or Lease amendment
or other matter for which Beneficiary’s approval has been requested within such five (5) day period, Beneficiary shall be
conclusively deemed to have approved such submitted Lease or Lease amendment or other matter, provided, however, any deemed approval
of Beneficiary to a submitted Lease or Lease amendment or other matter shall be effective only if such Lease or Lease amendment
or agreement reflecting such other matter is signed by both Trustor as landlord and the applicable tenant, (or, if such other matter
is not the subject of such an agreement, such other matter is effected) within thirty (30) days of the date of the Trustor’s
Second Notice and such Lease or Lease amendment is made, or such other matter is effected, on terms that in all material respects
are the same as were contained in the Lease or Lease amendment or documentation regarding such other matter submitted with Trustor’s
Second Notice. Any deemed approval of Beneficiary to a submitted Lease or Lease amendment or other matter shall not constitute
Beneficiary’s consent to any provision of such submitted Lease or Lease amendment or agreement reflecting such other matter
and such deemed approval shall not obligate Beneficiary to take any further action relating to such Lease or Lease amendment or
other matter, including but not limited to issuing a subordination, nondisturbance and attornment agreement.

 

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Section
5.04 SUBORDINATE LEASES. Each Lease affecting the Property entered into on or after the date hereof, shall be absolutely
subordinate to the lien of this Deed of Trust and shall also contain a provision, satisfactory to Beneficiary, to the effect that
in the event of the judicial or non-judicial foreclosure of the Property, at the election of the acquiring foreclosure purchaser,
the particular Lease shall not be terminated and the tenant shall attorn to the purchaser, and that if requested to do so, the
tenant shall enter into a new Lease for the balance of the term upon the same terms and conditions. If Beneficiary requests, Trustor
shall cause a tenant or tenants to enter into subordination and attornment agreements or nondisturbance agreement with Beneficiary
on forms which have been approved by Beneficiary. If Trustor requests, Beneficiary shall enter into Beneficiary’s standard
form of subordination, non-disturbance and attornment agreement with any tenant whose Lease Beneficiary has reviewed and approved
in writing. (For avoidance of doubt, the immediately preceding sentence shall not apply to Leases which Beneficiary has been deemed
to approve in accordance with Section 5.03 hereof.) Trustor shall pay Beneficiary’s out-of-pocket costs and expenses incurred
in connection with Beneficiary’s grant of any nondisturbance agreement after the Execution Date.

 

Section
5.05 LEASING COMMISSIONS. Trustor covenants and agrees that all contracts and agreements relating to the Property and entered
into after the Execution Date requiring the payment of leasing commissions, management fees or other similar compensation shall
(i) provide that the obligation will not be enforceable against Beneficiary (except as otherwise set forth in any agreement between
Beneficiary and the applicable counterparty), and (ii) be subordinate to the lien of this Deed of Trust. Beneficiary will be provided
evidence of Trustor’s compliance with this Section upon request.

 

    	28

    	 

    

 

Beneficiary
acknowledges that certain Management and Leasing Agreement dated as of the Execution Date between Trustor and Brookfield Properties
Management (CA) Inc.

 

ARTICLE
VI

RESERVED

 

ARTICLE
VII

CASUALTY,
CONDEMNATION AND RESTORATION

 

Section 7.01
TRUSTOR’S REPRESENTATIONS.

 

Trustor
represents and warrants as follows:

 

(a)Except
as expressly approved by Beneficiary in writing, to Trustor’s knowledge, no casualty or damage to any part of the Property
which would cost more than $50,000 to restore or replace has occurred which has not been fully restored or replaced.

 

(b)To
Trustor’s knowledge, Trustor has not received notice that any part of the Property has been taken in condemnation or other
similar proceeding or transferred in lieu of condemnation, nor has Trustor received notice of any proposed condemnation or other
similar proceeding affecting the Property.

 

(c)There
is no pending proceeding for the total or partial condemnation of the Property.

 

Section 7.02
RESTORATION.

 

(a)Trustor
shall give to Beneficiary prompt written notice of any casualty to the Property, whether or not required to be insured against,
if Trustor’s reasonable estimate of the cost of Restoration exceeds $2,000,000. The notice shall describe the nature and
cause of the casualty and the extent of the damage to the Property. Trustor covenants and agrees to commence and diligently pursue
to completion the Restoration.

 

(b)Trustor
assigns to Beneficiary all Insurance Proceeds which Trustor is entitled to receive in connection with a casualty whether or not
such insurance is required under this Deed of Trust. In the event of any damage to or destruction of the Property and provided
(1) an Event of Default does not currently exist, and (2) Beneficiary has reasonably determined that (i) there has not been an
Impairment of the Security (as defined in Subsection 7.02 (c)), and (ii) the repair, restoration and rebuilding of any portion
of the Property that has been partially damaged or destroyed (the “Restoration”)
can be accomplished in compliance with applicable Requirements to substantially the same condition, character and general utility
as nearly as possible to that existing prior to the casualty and at least equal in value as that existing prior to the casualty,
the Net Insurance Proceeds shall be applied to the cost of Restoration in accordance with the terms of this Article. In the event
of any casualty with respect to which Beneficiary reasonably estimates the cost of Restoration to exceed $6,000,000 (the “Materiality
Threshold”) Beneficiary shall hold and disburse the Insurance Proceeds
less the actual out-of-pocket cost, if any, to Beneficiary of recovering the Insurance Proceeds including, without limitation,
reasonable attorneys’ fees and expenses, and adjusters’ fees (the “Net
Insurance Proceeds”) to the Restoration. In the event of any damage or
destruction of the Property with respect to which Trustor reasonably estimates the cost of restoration to be equal to or less than
the Materiality Threshold, Trustor shall be entitled to hold the Net Insurance Proceeds and apply the same to the Restoration,
and any Net Insurance Proceeds remaining after completion of such Restoration shall be retained by Trustor.

 

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(c)For
the purpose of this Article, “Impairment of the Security”
shall mean any or all of the following: (i) Beneficiary determines in its reasonable discretion that the combination of rental
loss insurance and the rent projected to be paid under Leases with respect to which no terminations rights are triggered by the
applicable casualty or Condemnation (taking into account the applicable circumstances) will be sufficient to maintain a debt service
coverage ratio of not less than 1.20 (as reasonably calculated by Beneficiary) throughout the Restoration, any applicable period
of re-leasing; and/or (ii) the casualty or damage exceeds the Materiality Threshold and the time to substantially complete Restoration
of the Property is reasonably estimated by Beneficiary to extend beyond the 60th day prior to maturity of the Loan.

 

(d)If
the Net Insurance Proceeds are to be used for the Restoration in accordance with this Article, and to the extent Beneficiary is
entitled to hold the Net Insurance Proceeds in accordance with the Loan Documents, Trustor shall comply with Beneficiary’s
Requirements For Restoration as set forth in Section 7.04 below. Upon Trustor’s satisfaction and completion of the Requirements
For Restoration and upon confirmation that there is no Event of Default then existing, Beneficiary shall pay any remaining Restoration
Funds (as defined in Section 7.04 below) then held by Beneficiary to Trustor.

 

(e)In
the event that the conditions for Restoration set forth in this Section have not been met, Beneficiary may, at its option, apply
the Net Insurance Proceeds to the reduction of the Secured Indebtedness in such order as Beneficiary may determine (and without
payment of any Prepayment Fee in connection with such application of Net Insurance Proceeds). After payment in full of the Secured
Indebtedness, any remaining Restoration Funds shall be paid to Trustor.

 

Section 7.03
CONDEMNATION.

 

(a)If
the Property or any part of the Property is taken by reason of any condemnation or similar eminent domain proceeding, or by a grant
or conveyance in lieu of condemnation or eminent domain (“Condemnation”),
Beneficiary shall be entitled to all compensation, awards, damages, proceeds and payments or relief for the Condemnation (“Condemnation
Proceeds”). Trustor shall give to Beneficiary prompt written notice of
any written notice received by Trustor regarding any pending or threatened Condemnation action. Claims with respect to any Condemnation
shall be settled in accordance with Section 3.02 hereof.

 

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(b)Trustor
assigns to Beneficiary all Condemnation Proceeds which Trustor is entitled to receive. In the event of any Condemnation, and provided
(1) an Event of Default does not currently exist, and (2) Beneficiary has determined that (i) there has not been an Impairment
of the Security, and (ii) the Restoration of any portion of the Property that has not been taken can be accomplished in compliance
with applicable Requirements to substantially the same condition, character and general utility as nearly as possible to that existing
prior to the taking and at least equal in value as that existing prior to the taking, then Trustor shall commence and diligently
pursue to completion the Restoration and the Net Condemnation Proceeds shall be applied to the cost of Restoration in accordance
with the terms of this Article. In the event of any damage or destruction of the Property with respect to which Beneficiary reasonably
estimates the cost of restoration to exceed the Materiality Threshold, Beneficiary shall hold and disburse the Condemnation Proceeds
less the actual out-of-pocket cost, if any, to Beneficiary of recovering the Condemnation Proceeds including, without limitation,
reasonable attorneys’ fees and expenses, and adjusters’ fees (the “Net
Condemnation Proceeds”) to the Restoration. In the event of any damage
or destruction of the Property with respect to which Beneficiary reasonably estimates the cost of restoration to be equal to or
less than the Materiality Threshold, Trustor shall be entitled to hold the Net Condemnation Proceeds and apply the same to the
Restoration.

 

(c)In
the event the Net Condemnation Proceeds are to be used for the Restoration, and to the extent Beneficiary is entitled to hold the
Net Condemnation Proceeds in accordance with the Loan Documents, Trustor shall comply with Beneficiary’s Requirements For
Restoration as set forth in Section 7.04 below. Upon Trustor’s satisfaction and completion of the Requirements For Restoration
and upon confirmation that there is no Event of Default then existing, Beneficiary shall pay any remaining Restoration Funds (as
defined in Section 7.04 below) then held by Beneficiary to Trustor.

 

(d)In
the event that the conditions for Restoration set forth in this Section have not been met, Beneficiary may, at its option, apply
the Net Condemnation Proceeds to the reduction of the Secured Indebtedness in such order as Beneficiary may determine (and without
payment of any Prepayment Fee in connection with such application of Net Condemnation Proceeds). After payment in full of the Secured
Indebtedness, any remaining Restoration Funds shall be paid to Trustor.

 

Section 7.04
REQUIREMENTS FOR RESTORATION. Unless otherwise expressly agreed in a writing signed by Beneficiary, the following are the
Requirements For Restoration that are applicable for a Restoration that exceeds the Materiality Threshold:

 

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(a)If
the Net Insurance Proceeds or Net Condemnation Proceeds are to be used for the Restoration, prior to the commencement of any Restoration
work (the “Work”), Trustor shall provide Beneficiary for its review and written approval (which approval will
not be unreasonably withheld, conditioned or delayed): (i) complete plans and specifications for the Work, which (A) have been
approved by all required governmental authorities, (B) have been approved by an architect or other professional with expertise
in the applicable area, in either case reasonably satisfactory to Beneficiary (the “Architect”)
and (C) are accompanied by Architect’s signed statement of the total estimated cost of the Work (the “Approved
Plans and Specifications”); (ii) to the extent Beneficiary is entitled
to hold the Net Insurance Proceeds or Net Condemnation Proceeds in accordance with the Loan Documents, the amount of money which
Beneficiary reasonably determines will be sufficient when added to the Net Insurance Proceeds or Net Condemnation Proceeds to
pay the entire cost of the Restoration (collectively referred to as the “Restoration
Funds”); (iii) evidence that the Approved Plans and Specifications and
the Work are in compliance with applicable Requirements; (iv) an executed contract for construction with a contractor reasonably
satisfactory to Beneficiary (the “Contractor”)
in a form approved by Beneficiary in writing (which approval will not be unreasonably withheld, conditioned or delayed);
and (v) a surety bond or other protection acceptable to Beneficiary in Beneficiary’s sole discretion. In the event a surety
bond is provided, such bond shall be reasonably satisfactory to Beneficiary in form and amount and shall be signed by a surety
reasonably acceptable to Beneficiary.

 

(b)Trustor
shall not commence the Work, other than temporary work to protect the Property or prevent interference with business, until Trustor
shall have complied with the requirements of subsection (a) of this Section 7.04. So long as there does not currently exist an
Event of Default and the following conditions have been complied with or, in Beneficiary’s reasonable discretion, waived,
Beneficiary shall disburse the Restoration Funds in increments to Trustor, from time to time as the Work progresses:

 

(i)Architect
shall supervise the Work to confirm compliance in with the Approved Plans and Specifications.

 

(ii)Beneficiary
shall disburse the Restoration Funds directly or through escrow with a title company selected by Trustor and approved by Beneficiary,
upon not less than ten (10) days’ prior written notice from Trustor to Beneficiary and Trustor’s delivery to Beneficiary
of (A) Trustor’s written request for payment (a “Request for Payment”)
accompanied by a certificate by Architect in a form reasonably satisfactory to Beneficiary which states that (a) all of
the Work completed to that date has been completed in substantial compliance with the Approved Plans and Specifications and in
accordance with applicable Requirements, (b) the amount requested has been paid or is then due and payable and is properly a part
of the cost of the Work, and (c) when added to all sums previously paid by Beneficiary, the requested amount does not exceed the
value of the Work completed to the date of such certificate; and (B) evidence reasonably satisfactory to Beneficiary that the
balance of the Restoration Funds remaining after making the payments shall be sufficient to pay the balance of the cost of the
Work. Each Request for Payment shall be accompanied by (x) waivers of liens covering that part of the Work previously paid for
(except where no lien right exists because of the nature of the work), if any (y) a title search or by other evidence reasonably
satisfactory to Beneficiary that no mechanic’s or materialmen’s liens or other similar liens for labor or materials
supplied in connection with the Work have been filed against the Property and not discharged of record unless the same are being
contested in compliance with Section 2.10 hereof, and (z) an endorsement to Beneficiary’s title policy insuring that no
encumbrance exists on or affects the Property other than the Permitted Encumbrances.

 

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(iii)The
final Request for Payment shall be accompanied by (i) a final certificate of occupancy (or a temporary certificate of occupancy
if all conditions thereto are satisfactory to Beneficiary in its reasonable discretion) or other evidence of approval of appropriate
governmental authorities for the use and occupancy of the Improvements, (ii) evidence that the Restoration has been completed in
accordance with the Approved Plans and Specifications and applicable Requirements, (iii) evidence that the costs of the Restoration
have been paid in full, and (iv) evidence that no mechanic’s or similar liens for labor or material supplied in connection
with the Restoration are outstanding against the Property (or, if they are, that the same have are being contested in compliance
with Section 2.10 hereof), including final waivers of liens covering all of the Work (except for those liens being contested in
compliance with Section 2.10 hereof) and an endorsement to Beneficiary’s title policy insuring that no encumbrance exists
on or affects the Property other than the Permitted Encumbrances.

 

(c)If
(i) within ninety (90) days after days after the occurrence of any damage, destruction or condemnation, with respect to which Beneficiary
reasonably estimates the cost of Restoration to exceed the Materiality Threshold, Trustor fails to submit to Beneficiary and receive
Beneficiary’s approval of plans and specifications or fails to deposit with Beneficiary the additional amount necessary to
accomplish the Restoration as provided in subparagraph (a) above (provided that if Trustor is unable to submit the plans and specification
within such 90 day period, Trustor shall have such period of time as is reasonably required to provide the same, so long as Trustor
has promptly commenced and pursues with diligence the completion and delivery of such plans and specifications), or (ii) after
such plans and specifications are approved by all such governmental authorities and Beneficiary, Trustor fails to commence promptly
or diligently continue to completion the Restoration, or (iii) unless the same is being contested in compliance with Section 2.10
hereof, Trustor becomes delinquent in payment to mechanics, materialmen or others for the costs incurred in connection with the
Restoration for any reason other than Beneficiary’s failure to disburse Net Proceeds in accordance with this Agreement or
(iv) there exists an Event of Default, then, in addition to all of the rights herein set forth and after ten (10) days’ written
notice of the non-fulfillment of one or more of these conditions, Beneficiary may apply the Restoration Funds to reduce the Secured
Indebtedness in such order as Beneficiary may determine, and at Beneficiary’s option and in its sole discretion, Beneficiary
may declare the Secured Indebtedness immediately due and payable together with the Prepayment Fee (as defined in the Note).

 

ARTICLE
VIII

REPRESENTATIONS
OF TRUSTOR

 

Section 8.01
ERISA. Trustor hereby represents, warrants and agrees that: (i) it is acting on its own behalf and that it is not an employee
benefit plan as defined in Section 3(3) of the Employee Retirement Income Security Act of 1974, as amended (“ERISA”),
which is subject to Title 1 of ERISA, nor a plan as defined in Section 4975(e)(1) of the Internal Revenue Code of 1986, as amended
(each of the foregoing hereinafter referred to collectively as a “Plan”); (ii) Trustor’s assets do not constitute
“plan assets” of one or more such Plans within the meaning of Department of Labor Regulation Section 2510.3-101; and
(iii) it will not be reconstituted as a Plan or as an entity whose assets constitute “plan assets”.

 

    	33

    	 

    

 

Section 8.02
NON-RELATIONSHIP. Trustor represents and warrants that neither Trustor nor any partner, director, member or officer of
Trustor nor, to Trustor’s knowledge, any person who is a Trustor’s Constituent (as defined in Section 8.03) other
than any holder of shares publicly traded on a national exchange is (i) a director or officer of Metropolitan Life Insurance Company
(“MetLife”), (ii)
a parent, son or daughter of a director or officer of MetLife, or a descendent of any of them, (iii) a stepparent, adopted child,
stepson or stepdaughter of a director or officer of MetLife, or (iv) a spouse of a director or officer of MetLife.

 

Section 8.03
NO ADVERSE CHANGE.

 

Trustor
represents and warrants that:

 

(a)There
has been no material adverse change from the conditions shown in the letter agreement submitted for the Loan by Trustor (“Application”)
or in the materials submitted in connection with the Application in the credit rating or financial condition of Trustor
or any of Trustor’s Constituents (as defined in Section 8.03(b) below), provided that this representation is not made with
respect to Persons: (i) who are Trustor’s Constituents only because they are holders of publicly traded shares or direct
or indirect interests in Liable Party, or (ii) are Persons which are not controlling, controlled by or under common control with
BOP (those Persons described in clauses (i) and (ii) collectively, the “Excluded
Constituents”). The information and statements contained in the Application
are true and correct in all material respects.

 

(b)Trustor
has delivered to Beneficiary true and correct copies of all Trustor’s organizational documents, and except as expressly approved
by Beneficiary in writing, there have been no changes in the partners, shareholders or members of Trustor or any other person or
entity having any direct or indirect interest in Trustor, irrespective of the number of tiers of ownership, since the date executed
versions of such organizational documents were delivered to Beneficiary (such partners, shareholders, members and other persons
and entities, “Trustor’s
Constituents”). The foregoing representation expressly excludes any transfers
of publicly traded shares which are traded on a national exchange and any transfers with respect to holders of direct or indirect
interests in Liable Party which interest holders are not controlling, controlled by or under common control with BOP. The foregoing
representation is made only as of the date hereof, and as of any other date on which the Loan Documents expressly require Trustor
to remake the representations and warranties set forth in the Loan Documents, (provided that Trustor may update such deliveries
if required to renew such representation after the Execution Date).

 

(c)Neither
Trustor, nor to the Trustor’s knowledge any of the Trustor’s Constituents is involved in any bankruptcy, reorganization,
insolvency, dissolution or liquidation proceeding, and to the best knowledge of Trustor, no such proceeding is contemplated or
threatened (provided that this representation is not made with respect to Excluded Constituents).

 

    	34

    	 

    

 

(d)Trustor
has received reasonably equivalent value for the granting of this Deed of Trust.

 

(e)Neither
Trustor nor, to the Trustor’s knowledge, any of Trustor’s Constituents (other than Excluded Constituents) has been
convicted of, or been indicted for a felony criminal offense.

 

(f)Neither
Trustor nor any of Trustor’s Constituents is in default under any mortgage, deed of trust, note, loan or credit agreement
which such default would materially adversely affect Trustor’s ability to perform its obligations under the Loan Documents.

 

(g)Neither
Trustor nor any of Trustor’s Constituents is involved in any litigation, arbitration, or other proceeding or governmental
investigation pending which if determined adversely would materially adversely affect Trustor’s ability to perform its obligations
under the Loan Documents.

 

Section
8.04 FOREIGN INVESTOR. Except for the fact that BOP (as defined in Article X) and BOP Management Holdings Inc. are
Canadian corporations, Trustor represents and warrants that: (i) neither Trustor nor any direct partner, member or
stockholder of Trustor, and no holder of any direct legal or beneficial interest in Trustor is or will be held, by, a
“foreign person” within the meaning of Sections 1445 and 7701 of the Internal Revenue Code of 1986, as amended,
and (ii) no holder of any legal or beneficial interest in a partner, member or stockholder of Trustor is or will be held,
directly or indirectly by, a “foreign person” within the meaning of Sections 1445 and 7701 of the Internal
Revenue Code of 1986, as amended, provided that the representations and covenants in this clause (ii) shall not apply
to Excluded Constituents.

 

Section
8.05 USA PATRIOT ACT. Trustor represents and warrants that neither Trustor nor any partner, member or stockholder of Trustor
is, and no legal or beneficial interest in a partner, member or stockholder of Trustor is or will be held, directly or indirectly,
by a person or entity that appears on a list of individuals and/or entities for which transactions are prohibited by the US Treasury
Office of Foreign Assets Control or any similar list maintained by any other governmental authority, with respect to which entering
into transactions with such person or entity would violate the USA Patriot Act or regulations or any Presidential Executive Order
or any other similar applicable law, ordinance, order, rule or regulation. Trustor’s representations under this Section 8.05
shall not be applicable to Persons holding only shares which are publicly traded on a national exchange, or any Excluded Constituents
which directly or indirectly own less than 25% of the ownership interests in Trustor and do not control Trustor’s investment
decisions.

 

Section
8.06 EVIDENCE OF COMPLIANCE. Upon request, Trustor shall deliver to Beneficiary evidence of compliance with the foregoing representations
and warranties satisfactory to Beneficiary in its reasonable discretion.

 

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ARTICLE
IX

EXCULPATION
AND LIABILITY

 

Section 9.01
LIABILITY OF TRUSTOR.

 

The
provisions of Section 11 of the Note are hereby incorporated herein.

 

ARTICLE
X

CHANGE
IN OWNERSHIP, CONVEYANCE OF PROPERTY

 

Section 10.01
CONVEYANCE OF PROPERTY, CHANGE IN OWNERSHIP AND COMPOSITION.

 

(a)Trustor
shall not cause or permit, directly or indirectly: (i) the Property or any interest in the Property or Trustor, to be conveyed,
transferred, assigned, encumbered, sold or otherwise disposed of; or (ii) any transfer, assignment or conveyance of any interest
in Trustor or in the partners, or stockholders, or members or beneficiaries of, Trustor or of any of Trustor’s Constituents
or (iii) any merger, reorganization, dissolution or other change in the ownership structure of Trustor or any of the general partners
or members of Trustor, including, without limitation, any conversion of Trustor or any general partner or member of Trustor to
a limited partnership, a limited liability partnership or a limited liability company (collectively, a “Transfer”
or “Transfers”).

 

(b)The
prohibitions on transfer shall not be applicable to:

 

(i)(a)
Transfers of ownership as a result of the death, or in connection with estate planning, of a natural person to a spouse, son or
daughter or descendant of either, or to a stepson or stepdaughter or descendant of either, provided that in all cases the BOP Ownership
and Control Criteria (each as defined below) shall be satisfied, (b) granting of leasehold estates pursuant to Leases executed
in accordance with the Loan Documents, (c) dispositions of obsolete Personal Property that is replaced with property of substantially
equivalent value and utility and (iv) encumbrances resulting from mechanic’s or materialmen’s liens (provided, however,
that the foregoing in no way limit Trustor’s obligations with regard to such liens under the terms of the Loan Documents,
including, without limitation, under Section 2.09 hereof).

 

(ii)Provided
that no Event of Default otherwise exists under the Loan Documents, the Guaranty or the Unsecured Indemnity Agreement at the time
of such Transfer, Transfers of direct ownership interests in Trustor or its single-asset ancestors (an “ancestor” being
any entity holding any direct or indirect interest in Trustor) in which Brookfield DTLA Fund Properties II LLC, a Delaware limited
liability company (“New Op”)
owns a direct or indirect interest (or if applicable, below the nearest-tier multi-asset ancestor of Trustor) to third parties
or affiliates of Trustor, in one or more transactions, so long as after giving effect to the Transfers (a) the BOP Ownership and
Control Criteria shall be satisfied, and (b) New Op (or such nearest multi-asset ancestor of Trustor) will own at least 51 % of
the direct and indirect interests in Trustor.

 

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(iii)Transfers
of direct or indirect ownership interests in Liable Party or in Trustor, in one or more transactions, so long as after giving effect
to the Transfers (a) the BOP Ownership and Control Criteria shall be satisfied, and (b) if the interest Transferred is a direct
ownership interest in Trustor or any of its single-asset ancestors below New Op (or if applicable, below the nearest-tier multi-asset
ancestor of Trustor), then the requirements of 10.01(b)(ii) above shall be satisfied.

 

(iv)The
issuance, exchange, redemption or other Transfer of common, preferred or other beneficial ownership interests in BOP, whether through
the New York Stock Exchange, the NASDAQ national market, or other national or international exchange or otherwise.

 

Each of
the Transfers permitted pursuant to this Section 10.01(b) above shall further be subject to the following conditions: (a) after
giving effect to the Transfer, the entity that comprises the Trustor shall continue to be able to make the representations and
warranties set forth in Article 8 of this Deed of Trust, and Trustor shall furnish to Beneficiary such information as Beneficiary
reasonably requests in order for Beneficiary to conduct due diligence, satisfactory to Beneficiary, with respect to Trustor’s
continued compliance with the USA Patriot Act and other similar restrictions imposed by the US Treasury Office of Foreign Assets
Control or by other similar applicable law, ordinance, order, rule or regulation of any other governmental authority, (b) Trustor
shall pay all actual out-of-pocket costs and expenses incurred by Beneficiary in connection with the Transfer, including reasonable
attorneys’ fees and costs, and (c) with respect to any Transfer pursuant to 10.01 (b)(ii), MetLife receives written notice
thereof not later than thirty (30) days after to such transfer (the foregoing conditions in clauses (a) through (c), inclusive,
shall constitute and be referred to collectively as the “General Transfer Requirements”).
Any Transfer pursuant to and in accordance with this Section 10.01(b) will not relieve Trustor of its obligations under the
Note or any other Loan Documents or the Unsecured Indemnity Agreement, or Liable Party of their obligations under the Unsecured
Indemnity Agreement, the Guaranty, or under the Loan Documents to the extent applicable.

 

(c)As
of the date hereof, the BOP Ownership and Control Criteria are satisfied, and, notwithstanding anything to the contrary herein
or in any other Loan Document, the Unsecured Indemnity Agreement or the Guaranty, the BOP Ownership and Control Criteria shall
at all times remain satisfied until the Loan has been fully and indefeasibly repaid.

 

(d)Certain
Definitions:

 

“BOP”
means Brookfield Office Properties Inc., a Canadian corporation.

 

“BOP
Ownership and Control Criteria” will be deemed satisfied only if (i)
BOP owns such entity interests as are sufficient to confer and maintain Structural Control of Liable Party, and BOP possesses Specially
Defined Control and Structural Control of Liable Party, and (ii) Liable Party owns such entity interests as are sufficient to confer
and maintain Structural Control of Trustor, and Liable Party possesses Specially Defined Control and Structural Control of Trustor.

 

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“Person”
means any person or entity.

 

“Specially
Defined Control” means, as to any Person (the “Subject
Person”), the possession by another Person (the “Controlling
Person”) of the legal right and ability, directly or indirectly, whether
through the ownership of voting securities, by contract, or otherwise (including, if such offices confer such rights, by being
a managing member, general partner, officer or director of the Subject Person) to both (A) direct or cause the direction of the
management, policies, business and affairs of the Subject Person, and (B) conduct (or cause the conduct of) the day to day business
operations of the Subject Person, in each case, if applicable, subject to the rights of third-party investors to approve or consent
to major decisions customarily required by institutional investors, so long as such consent or approval rights do not prevent BOP
from continuing to maintain and operate the property in the manner maintained and operated prior to the Transfer in which such
consent or approval rights were acquired.

 

“Structural
Control” means that the Controlling Person in question has ownership
and control of voting securities or contract rights sufficient to maintain Specially Defined Control over the Subject Person, and
that such Controlling Person cannot be removed or otherwise lose such ownership or control by the actions of one or more of the
other holders of voting securities and applicable contract rights, other than removal for bad faith actions or bad faith omissions
of such Controlling Person.

 

Section 10.02
PROHIBITION ON SUBORDINATE FINANCING. Trustor shall not incur or permit the incurring of (a) any financing in addition to
the Loan (other than Permitted Equipment Financing) that is secured by a lien, security interest or other encumbrance of any part
of the Property or (b) any pledge or encumbrance of a partnership, member, shareholder or beneficial interest or other direct or
indirect interest which Liable Party or any subsidiary thereof holds in Trustor (collectively “Secondary
Financing”). Notwithstanding the foregoing, pledges of indirect interests
in Trustor shall not be prohibited if (i) a foreclosure, enforcement or other realization of such pledge would not violate the
provisions of Section 10.01 hereof, and (ii) such pledge is not a pledge of a direct interest in Trustor or of Trustor’s
direct member or members.

 

Section 10.03
RESTRICTIONS ON ADDITIONAL OBLIGATIONS. During the term of the Loan, Trustor shall not, without the prior written consent
of Beneficiary, become liable with respect to any indebtedness or other obligation except for (i) the Loan, (ii) Leases existing
as of the Execution Date or entered into in the ordinary course of owning and operating the Property for the Use and in accordance
with Article V hereof (including tenant improvement allowances and tenant improvements with respect thereto), (iii) other liabilities
incurred in the ordinary course of owning and operating the Property for the Use, including trade payables incurred in the ordinary
course of business of owning and operating the Property (provided that such indebtedness is paid within 90 days of when due) and
taxes not yet due and payable, but excluding any loans or borrowings, (iv) liabilities or indebtedness disclosed in writing to
and approved by Beneficiary on or before the Execution Date, and (v) any other single item of indebtedness or liability (including
equipment financing or capital leasing) which does not exceed $250,000 or, when aggregated with other items or indebtedness or
liability (including equipment financing and capital leasing, does not exceed $500,000 (the equipment financing and capital leasing
permitted pursuant to this clause (v) may be referred to as “Permitted
Equipment Financing”, and the matters described in the foregoing clauses
(i) through and including (v), collectively, the “Permitted Obligations”).

 

    	38

    	 

    

 

Section 10.04
STATEMENTS REGARDING OWNERSHIP.

 

(a)Trustor
agrees to submit or cause to be submitted to Beneficiary within thirty (30) days after December 31 of each calendar year during
the term of this Deed of Trust and ten (10) days after any written request by Beneficiary (but not more often than twice in any
twelve month period), a certificate prepared by counsel and signed by Trustor stating that the BOP Ownership and Control Criteria
are satisfied (or if not, stating that they are not), and briefly stating the material facts as to each entity in the chain of
ownership between BOP and Trustor that are relevant to such conclusion. The level of detail in such certificate shall be substantially
similar to the detail in the certificate with respect to the foregoing accepted by Beneficiary in connection with the closing of
the Loan.

 

(b)Within
ten (10) days after any written request by Beneficiary, Trustor shall, subject to any limitations imposed by Subsection 10.04(d),
provide to Beneficiary organizational documents for any of Trustor’s Constituents, to the extent Beneficiary reasonably determines
that such organizational documents are required to comply with law or to verify compliance with law (including, without limitation,
the U.S. Patriot Act and limitations and requirements imposed by the U.S. Treasury Office of Foreign Assets Control).

 

(c)Further,
within ten (10) days after any written request by Beneficiary, Trustor shall, subject to any limitations imposed by Subsection
10.04(d), provide to Beneficiary organizational documents for any of Trustor’s Constituents if: (i) the certificate described
in this Section 10.04 is not delivered as and when required hereunder, or (ii) upon review of such certificate, Beneficiary has
reasonable questions regarding the ownership and control of Trustor or Liable Party, and such organizational documents are reasonably
required to verify that no Transfer or change in control has occurred in violation of this Deed of Trust; provided that in connection
with the foregoing, so long as BOP retains Specially Defined Control of Trustor and Liable Party, Beneficiary shall not be entitled
to receive organizational documents for any of Trustor’s Constituents which are not affiliates of BOP (and for purposes hereof
“affiliates” shall include any entities in which BOP directly or indirectly owns an equity interest or a non-equity
managing interest).

 

(d)In
providing organizational documents as may be required under Subsection 10.04(b) and (c) hereof, Trustor shall be entitled to redact
such organizational documents as necessary to protect Trustor’s (and Trustor’s Constituents’) confidential information,
so long as Beneficiary’s objectives as described in this Section 10.04 herein can, as determined by Beneficiary in Beneficiary’s
reasonable discretion, be satisfied by the documents in the form delivered. Furthermore, in the event such documents are provided
in accordance with 10.04(c), Trustor shall be required only to provide: (i) all provisions establishing control of the entity (including
definitions for any defined terms used therein), and (ii) a certificate from Trustor in favor of Lender confirming that all provisions
governing control of applicable entity have been provided.

 

    	39

    	 

    

 

ARTICLE
XI

DEFAULTS
AND REMEDIES

 

Section 11.01
EVENTS OF DEFAULT. Any of the following shall be deemed to be a material breach of Trustor’s covenants in this Deed
of Trust and shall constitute a default (“Event of Default”):

 

(a)The
failure of Trustor to pay any installment of principal, interest or principal and interest, any required escrow deposit or any
other sum required to be paid under any Loan Document, whether to Beneficiary or otherwise, within seven (7) days of the due date
of such payment; or

 

(b)Except
as otherwise set forth in this Section 11.01, the failure of Trustor to perform or observe any other term, provision, covenant,
condition or agreement under any Loan Document or the Indemnity Agreement, or the failure of Guarantor to perform or observe any
term, provision, covenant, condition or agreement under the Guaranty, within (i) the cure period specified therefor in such document,
or, (ii) if no such cure period is specified then for a period of more than thirty (30) days after receipt of notice of such failure,
however, if such failure is incapable of being cured within such thirty (30) days, Trustor shall have such period of time as is
reasonably required to cure (but not to exceed a total of ninety (90) days), so long as (A) cure is commenced with such thirty
(30) day period, (B) Trustor continues to diligently pursue such cure in good faith and (C) Beneficiary’s security for the
Loan is not, in the reasonable judgment of Beneficiary, impaired as a result of the existence of such failure); or

 

(c)The
filing by Trustor or Liable Party (an “Insolvent Entity”)
of a voluntary petition or application for relief in bankruptcy, the filing against an Insolvent Entity of an involuntary petition
or application for relief in bankruptcy which is not dismissed within ninety (90) days, or an Insolvent Entity’s adjudication
as a bankrupt or insolvent, or the filing by an Insolvent Entity of any petition, application for relief or answer seeking or acquiescing
in any reorganization, arrangement, composition, readjustment, liquidation, dissolution or similar relief for itself under any
present or future federal, state or other statute, law, code or regulation relating to bankruptcy, insolvency or other relief for
debtors, or an Insolvent Entity’s seeking or consenting to or acquiescing in the appointment of any trustee, custodian, conservator,
receiver or liquidator of an Insolvent Entity or of all or any substantial part of the Property or of any or all of the Rents and
Profits, or the making by an Insolvent Entity of any general assignment for the benefit of creditors, or the admission in writing
by an Insolvent Entity of its inability to pay its debts generally as they become due; or

 

(d)If
any warranty, representation, certification, financial statement or other information made or furnished at any time pursuant to
the terms of the Loan Documents or the Indemnity Agreement or the Guaranty by Trustor or Liable Party shall be materially false
or misleading; or

 

    	40

    	 

    

 

(e)If
Trustor shall suffer or permit the Property, or any part of the Property, to be used in a manner that is reasonably likely to (1)
impair Trustor’s title to the Property, (2) create rights of adverse use or possession, or (3) constitute an implied dedication
of any part of the Property; or

 

(f)[Reserved];
or

 

(g)
If Trustor or Liable Party shall default under Sections 4 or 6 of the Indemnity Agreement, which default is not cured within 10
Business Days after receipt of notice of such default; or

 

(h)If
any breach or default shall occur under Section 2.09, Section 10.01, Section 10.02 or Article XV; or

 

(i)If
Trustor shall default under the REA, which default results in a temporary or permanent reduction in parking spaces allocated to
the Property under the REA; or

 

(j)
If Trustor executes any modification or amendment to the REA without Beneficiary’s prior written consent;

 

(k)
If Trustor shall, without Beneficiary’s prior written consent: (i) vote to materially alter the Parking Structure in a manner
which materially and adversely affects the parking available to the Property (provided that loss of even one parking space shall
be deemed a material adverse effect if it results in the failure of the Property to comply with Requirements), or (ii) vote not
to rebuild such Parking Structure following a casualty or condemnation.

 

“Parking
Structure” means the parking structure which rests on Lot 4 and extends
through Lot 5, Lot 6, Lot 7 and Lot 8 (and may be expanded to Lot 9), in each case designated as such on Tract Map 32622 recorded
in the Official Records in Book 1098 pages 83 through 86 of maps.

 

If more than
one of the foregoing paragraphs shall describe the same condition or event, then Beneficiary shall have the right to select which
paragraph or paragraphs shall apply. In any such case, Beneficiary shall have the right (but not the obligation) to designate the
paragraph or paragraphs which provide for no notice or for a shorter time to cure (or for no time to cure).

 

Section 11.02
REMEDIES UPON DEFAULT. At any time during which an Event of Default exists, the Secured Indebtedness shall, at the option
of Beneficiary, become immediately due and payable, without further notice or demand, and Beneficiary may suspend any or all performance
required of Beneficiary under the Loan Documents and undertake any one or more of the following remedies:

 

    	41

    	 

    

 

(a)Foreclosure.
Institute a foreclosure action in accordance with the law of the State, or take any other action as may be allowed, at law or in
equity, for the enforcement of the Loan Documents and realization on the Property or any other security afforded by the Loan Documents.
In the case of a judicial proceeding, Beneficiary may proceed to final judgment and execution for the amount of the Secured Indebtedness
owed as of the date of the judgment, together with all costs of suit, reasonable attorneys’ fees and interest on the judgment
at the maximum rate permitted by law from the date of the judgment until paid. If Beneficiary is the purchaser at the foreclosure
sale of the Property, the foreclosure sale price shall be applied against the total amount due Beneficiary; and/or

 

(b)Power
of Sale. Institute a non-judicial foreclosure proceeding in compliance with applicable law in effect on the date foreclosure
is commenced for the Trustee to sell the Property either as a whole or in separate parcels as Beneficiary may determine at public
sale or sales to the highest bidder for cash, in order to pay the Secured Indebtedness. If the Property is sold as separate parcels,
Beneficiary may direct the order in which the parcels are sold. Trustee shall deliver to the purchaser a Trustee’s deed or
deeds without covenant or warranty, express or implied. Trustee may postpone the sale of all or any portion of the Property by
public announcement at the time and place of sale, and from time to time may further postpone the sale by public announcement in
accordance with applicable law; and/or

 

(c)Entry.
Enter into possession of the Property, lease the Improvements, collect all Rents and Profits and, after deducting all costs of
collection and administration expenses, apply the remaining Rents and Profits in such order and amounts as Beneficiary, in Beneficiary’s
sole discretion, may elect to the payment of Impositions, operating costs, costs of maintenance, restoration and repairs, Premiums
and other charges, including, but not limited to, costs of leasing the Property and fees and costs of counsel and receivers, and
in reduction of the Secured Indebtedness; and/or

 

(d)Receivership.
Have a receiver appointed to enter into possession of the Property, lease the Property, collect the Rents and Profits and apply
them as the appropriate court may direct. Beneficiary shall be entitled to the appointment of a receiver without the necessity
of proving either the inadequacy of the security or the insolvency of Trustor or Liable Party. Trustor and Liable Party shall be
deemed to have consented to the appointment of the receiver. The collection or receipt of any of the Rents and Profits by Beneficiary
or any receiver shall not affect or cure any Event of Default. Beneficiary’s rights hereunder include its rights under California
Code of Civil Procedure Section 564, as such Section may be amended from time to time; and/or

 

(e)Action
for Breach of Contract. In accordance with California Code of Civil Procedure Section 736, as such Section may be amended from
time to time, Beneficiary may bring an action for breach of contract against Trustor for breach of any “environmental provision”
(as such term is defined in such Section) made by Trustor herein or in any other Loan Document, for the recovery of damages and/or
for the enforcement of the environmental provision; and/or

 

    	42

    	 

    

 

(f)Waiver
of Security. In accordance with California Code of Civil Procedure Section 726.5, as such Section may be amended from time
to time, Beneficiary may waive the security of this Deed of Trust as to any parcel of Real Property that is “environmentally
impaired” or is an “affected parcel” (as such terms are defined in such Section), and as to any Personal Property
attached to such parcel, and thereafter exercise against Trustor, to the extent permitted by such Section 726.5, the rights and
remedies of an unsecured creditor, including reduction of Beneficiary’s claim against Trustor to judgment, and any other
rights and remedies permitted by law. Trustor and Beneficiary acknowledge that pursuant to California Code of Civil Procedure Section
726.5, Beneficiary’s rights under this Section 11.02 are limited to instances in which Trustor or any affiliate, agent, co-tenant,
partner or joint venturer of Trustor either (i) caused, contributed to, permitted or acquiesced in the release (as defined in such
Section 726.5) or threatened release of Hazardous Materials, or (ii) had actual knowledge or notice of such release or threatened
release prior to the execution and delivery of this Deed of Trust and failed to disclose such release or threatened release to
Beneficiary in writing after Beneficiary’s written request for information concerning the environmental condition of the
Property, unless Beneficiary otherwise obtained actual knowledge of such release or threatened release prior to the execution and
delivery of this Deed of Trust.

 

In
the event Beneficiary elects, in accordance with California Code of Civil Procedure Section 726.5, to waive all or part of the
security of this Deed of Trust and proceed against Trustor on an unsecured basis, the valuation of the Real Property, the determination
of the environmentally impaired status of such security and any cause of action for a money judgment shall, at the request of
Beneficiary, be referred to a referee in accordance with California Code of Civil Procedure Sections 638 et seq.
Such referee shall be an M.A.I. appraiser selected by Beneficiary and approved by Trustor, which approval shall not be unreasonably
withheld or delayed. The decision of such referee shall be binding upon both Trustor and Beneficiary, and judgment upon the award
rendered by such referee shall be entered in the court in which such proceeding was commenced in accordance with California Code
of Civil Procedure Sections 644 and 645. Trustor shall pay all reasonable costs and expenses incurred by Beneficiary in connection
with any proceeding under California Code of Civil Procedure Section 726.5, as such Section may be amended from time to time.

 

Section 11.03
APPLICATION OF PROCEEDS OF SALE. In the event of a sale of the Property pursuant to Section 11.02 of this Deed of Trust,
to the extent permitted by law, the Beneficiary shall determine in its sole discretion the order in which the proceeds from the
sale shall be applied to the payment of the Secured Indebtedness, including without limitation, the expenses of the sale and of
all proceedings in connection with the sale, including reasonable attorneys’ fees and expenses; Impositions, Premiums, liens,
and other charges and expenses; the outstanding principal balance of the Secured Indebtedness; any accrued interest; any Prepayment
Fee; and any other amounts owed under any of the Loan Documents.

 

Section 11.04
WAIVER OF JURY TRIAL. To the fullest extent permitted by law, Trustor and Beneficiary HEREBY WAIVE THEIR RESPECTIVE RIGHT
TO TRIAL BY JURY in any action, proceeding and/or hearing on any matter whatsoever arising out of, or in any way connected with,
the Note, this Deed of Trust or any of the Loan Documents, or the enforcement of any remedy under any law, statute, or regulation.
Neither party will seek to consolidate any such action in which a jury has been waived, with any other action in which a jury trial
cannot or has not been waived. Each party has received the advice of counsel with respect to this waiver.

 

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Section 11.05
BENEFICIARY’S RIGHT TO PERFORM TRUSTOR’S OBLIGATIONS. Trustor agrees that, if Trustor fails to timely perform
any act or to pay any money which Trustor is required to perform or pay under the Loan Documents (following the expiration of any
applicable notice or grace period provided therein), Beneficiary may make the payment or perform the act at the cost and expense
of Trustor and in Trustor’s name or in its own name. Beneficiary shall use commercially reasonable efforts to deliver to
Trustor notice of such payment or performance by Beneficiary concurrently therewith, provided that Beneficiary’s failure
to deliver such notice shall not constitute a default hereunder. Any money paid by Beneficiary under this Section 11.05 shall be
reimbursed to Beneficiary in accordance with Section 11.06.

 

Section 11.06
BENEFICIARY REIMBURSEMENT. All payments made, or funds expended or advanced by Beneficiary pursuant to the provisions of
any Loan Document, shall (1) become a part of the Secured Indebtedness, (2) bear interest at the Interest Rate or the Default Rate
(as defined in the Note, and as then applicable thereunder) from the date such payments are made or funds expended or advanced,
(3) become due and payable by Trustor upon demand by Beneficiary. Trustor shall reimburse Beneficiary within ten (10) days after
receipt of written demand for such amounts.

 

Section 11.07
FEES AND EXPENSES. Trustor shall pay or, if Trustor fails to pay, reimburse Beneficiary upon receipt of notice from Beneficiary,
for all actual out of pocket costs and expenses (including actual out of pocket attorneys’ fees and disbursements) incurred
by Beneficiary or Trustor in connection with : (i) Trustor’s ongoing performance of and compliance with Trustor’s
agreements and covenants contained in this Deed of Trust and the other Loan Documents on its part to be performed or complied
with, including, without limitation, confirming compliance with environmental and insurance requirements, or otherwise attributable
or chargeable to Trustor as owner of the Property, but only to the extent such costs and expenses arise in connection with Specified
Activities; (ii) Beneficiary’s ongoing performance of and compliance with all agreements and covenants contained in this
Deed of Trust and the other Loan Documents on its part to be performed or complied with, but only to the extent such costs and
expenses arise in connection with Specified Activities; (iii) the negotiation, preparation, execution, delivery and administration
of any consents, amendments, waivers or other modifications to this Deed of Trust and the other Loan Documents and any other documents
or matters requested by Trustor; (iv) the filing and recording fees and expenses, UCC search fees, escrow fees, abstract fees,
title insurance premiums and fees and reasonable fees and expenses of counsel for providing to Beneficiary all required legal
opinions, and other similar expenses incurred, in creating and perfecting the Liens in favor of Beneficiary pursuant to this Deed
of Trust and the other Loan Documents; (v) the granting, preparation, negotiation, closing and consummation of the transactions
contemplated hereunder or under the other Loan Documents, including, without limitation, the preparation, negotiation, delivery
and execution of this Deed of Trust and the other Loan Documents; (vi) enforcing or preserving any rights, in response to third
party claims or the prosecuting or defending of any action or proceeding or other litigation or otherwise, in each case against,
under or affecting Trustor, this Deed of Trust, the other Loan Documents or the Property; and (vii) in response to or as a consequence
of any default or Event of Default under the Loan Documents, including without limitation any such costs and expenses incurred
in enforcing any obligations of or collecting any payments due from Trustor under this Deed of Trust, the other Loan Documents
or with respect to the Property. If Beneficiary becomes a party (by intervention or otherwise) to any action or proceeding affecting,
directly or indirectly, Trustor, the Property or the title thereto or Beneficiary’s interest under this Deed of Trust, or
employs an attorney to collect any of the Secured Indebtedness or to enforce performance of the obligations, covenants and agreements
of the Loan Documents, Trustor shall reimburse Beneficiary in accordance with Section 11.06 for all actual out-of-pocket expenses,
costs and charges incurred by Beneficiary (including, without limitation, the fees and expenses of experts and consultants and
reasonable attorneys’ fees), whether or not suit is commenced. “Specified Activities” means : (1) Trustor’s
request for any approval or any other request from Trustor under the Loan Documents, (2) the holding or distribution of funds
in connection with a casualty or condemnation or any escrows required under the Loan Documents (including any requirements applicable
thereto), (3) evaluation of Transfers or other events described in Article X which have occurred or are proposed, (4) prepayment
of the Loan, in whole or in part, and/or (5) exercise of the Extension Options, under and as defined in the Note.

 

    	44

    	 

    

 

Section 11.08
WAIVER OF CONSEQUENTIAL DAMAGES. Trustor covenants and agrees that in no event shall Beneficiary be liable for consequential
damages, and to the fullest extent permitted by law, Trustor expressly waives all existing and future claims that it may have against
Beneficiary for consequential damages.

 

Section 11.09
INDEMNIFICATION OF TRUSTEE. Except for gross negligence and willful misconduct, Trustee shall not be liable for any act
or omission or error of judgment. Trustee may rely on any document believed by it in good faith to be genuine. All money received
by Trustee shall be held in trust, but need not be segregated (except to the extent required by law), until used or applied as
provided in this Deed of Trust. Trustee shall not be liable for interest on the money. Trustor shall protect, indemnify and hold
harmless Trustee against all liability and expenses which Trustee may incur in the performance of its duties, excluding those attributable
to Beneficiary’s gross negligence or willful misconduct.

 

Section 11.10
ACTIONS BY TRUSTEE. At any time, upon written request of Beneficiary and presentation of this Deed of Trust and the Note
for endorsement, and without affecting the personal liability of any entity or Liable Party for payment of the Secured Indebtedness
(on the terms set forth in the Guaranty) or the effect of this Deed of Trust upon the remainder of the Property, Trustee may take
such actions as Beneficiary may request which are permitted by this Deed of Trust or by applicable law.

 

Section 11.11
SUBSTITUTION OF TRUSTEE. Beneficiary has the power and shall be entitled, at any time and from time to time, to remove Trustee
or any successor trustee and to appoint another trustee in the place of Trustee or an successor trustee, by an instrument recorded
in the Official Records of the county or counties where the Property is located. The recorded instrument shall be conclusive proof
of the proper substitution and appointment of the successor Trustee without the necessity of any conveyance from the predecessor
Trustee.

 

    	45

    	 

    

 

Section 11.12
DURATION OF EVENTS OF DEFAULT. If any Event of Default shall occur (irrespective of whether or not the same consists of
an ongoing condition, a one-time occurrence, or otherwise), the same shall be deemed to continue at all times thereafter; provided,
however, that such Event of Default shall cease to continue only if Beneficiary shall accept performance of the defaulted obligation
or shall execute and deliver a written agreement in which Beneficiary expressly states that such Event of Default has ceased to
continue. Trustor shall have no right to cure any Event of Default, and Beneficiary shall not be obligated under any circumstances
whatsoever to accept such cure or performance or to execute and deliver any such writing. Without limitation, this Section shall
govern in any case where reference is made in the Loan Documents, the Guaranty and/or the Unsecured Indemnity Agreements to (i)
any “cure” (whether by use of such word or otherwise) of any Event of Default, (ii) “during an Event of Default,”
“the continuance of an Event of Default” or “after an Event of Default has ceased” (in each case, whether
by use of such words or otherwise), or (iii) any condition or event which continues beyond the time when the same becomes an Event
of Default. Notwithstanding the foregoing, to the extent that an Event of Default exists by reason of a breach in payment of principal,
interest, Impositions, Premiums, or advances that Trustor shall have the right to cure as expressly provided in California Civil
Code Section 2924c(a)(1), and if Trustor shall cure said breach in accordance with the requirements of said statute, then such
Event of Default as to said breach shall be deemed cured and shall cease to continue hereunder.

 

ARTICLE
XII

TRUSTOR
AGREEMENTS AND FURTHER ASSURANCES

 

Section 12.01
PARTICIPATION AND SALE OF LOAN.

 

(a)Beneficiary
may, sell, transfer or assign all or any portion of its interest or one or more participation interests in the Loan and the Loan
Documents at any time and from time to time, including, without limitation, its rights and obligations as servicer of the Loan.
Beneficiary may issue mortgage pass-through certificates or other securities evidencing a beneficial interest in a rated or unrated
public offering or private placement, including depositing the Loan Documents with a trust that may issue securities (any of the
securities referred to in this sentence maybe referred to as the (“Securities”). Beneficiary may forward to
each purchaser, transferee, assignee, servicer, participant, investor in such Securities (collectively, the “Investor”)
or any Rating Agency rating such Securities and each prospective Investor, all documents and information which Beneficiary now
has or may hereafter acquire relating to the Secured Indebtedness and to Trustor or any Liable Party and the Property, whether
furnished by Trustor, any Liable Party or otherwise, as Beneficiary determines necessary or desirable. If Beneficiary securitizes,
sells or grants a participation in the Loan, divides the Loan or otherwise requires Trustor to act in compliance with this Section
12.01 then as between Beneficiary and Trustor, Beneficiary will pay all of its costs and expenses and will pay the reasonable
costs and expenses of Trustor incurred in any such transactions which costs and expenses exceed $5,000 in the aggregate for all
such transactions. Notwithstanding the foregoing: (i) Trustor shall not incur costs and expenses in excess of such amount without
obtaining the prior written approval of Beneficiary, and (ii) if Beneficiary declines to approve any such reasonable additional
costs and expenses, Trustor shall not be in default hereunder for failing to cooperate in a manner which reasonably necessitated
such expenses.

 

    	46

    	 

    

 

(b)Beneficiary,
without in any way limiting Beneficiary’s other rights hereunder, in its sole and absolute discretion, shall have the right
to divide the Loan into two or more tranches which may be evidenced by two or more notes, which notes may be pari passu or senior/subordinate,
provided that (i) the aggregate principal amount of the notes immediately following such division shall equal the outstanding principal
balance of the Loan and (ii) the weighted average interest rate of the Loan immediately following such division shall equal the
interest rate which was applicable to the Loan immediately prior to such division, and shall continue to do so thereafter absent
an Event of Default, a partial prepayment or a bankruptcy. Trustor shall cooperate with reasonable requests of Beneficiary in order
to divide the Loan and shall execute and deliver such documents as shall reasonably be required by Beneficiary in connection therewith,
including, without limitation, new notes to replace the original Note, all in form and substance reasonably satisfactory to Beneficiary,
provided that such documents shall contain terms, provisions and clauses (x) no less favorable to Trustor than those contained
herein and in the Note, and (y) which do not increase Trustor’s obligations hereunder or decrease Trustor’s rights
under the Loan Documents. If Beneficiary redefines the interest rate, the amount of interest payable under the modified notes,
in the aggregate, shall at all times equal the amount of interest which would have been payable under the Note at the Interest
Rate.

 

(c)Trustor
will cooperate with Beneficiary and the Rating Agencies (at no material cost to Trustor) in furnishing such information and providing
such other assistance and reports as Beneficiary may reasonably request in connection with any such transaction. In addition, Trustor
acknowledges that Beneficiary may release or disclose to potential purchasers or transferees of the Loan, or potential participants
in the Loan, originals or copies of the Loan Documents, title information, engineering reports, financial statements, operating
statements, appraisals, Leases, rent rolls, and all other materials, documents and information in Beneficiary’s possession
or which Beneficiary is entitled to receive under the Loan Documents, with respect to the Loan, Trustor Liable Party or the Property.
Trustor shall also furnish to such Investors or such prospective Investors or such Rating Agency any and all information concerning
the Property, the Leases, the financial condition of Trustor or any Liable Party as may be requested by Beneficiary, any Investor
or any prospective Investor or any Rating Agency in connection with any sale, transfer or participation interest.

 

Section 12.02
REPLACEMENT OF NOTE. Upon notice to Trustor of the loss, theft, destruction or mutilation of the Note, Trustor will execute
and deliver, in lieu of the original Note, a replacement note, identical in form and substance to the Note and dated as of the
Execution Date. Upon the execution and delivery of the replacement note, all references in any of the Loan Documents to the Note
shall refer to the replacement note. Beneficiary shall provide to Trustor a letter (or include in the replacement note) a statement
to the effect that the replacement note shall supersede any previous note. Beneficiary shall hold Trustor harmless to the extent
Trustor has been or would be required to make duplicate payments pursuant to both the original note or notes and the replacement
note or notes.

 

    	47

    	 

    

 

Section 12.03
TRUSTOR’S ESTOPPEL. Within ten (10) Business Days after a request by Beneficiary, Trustor shall furnish an acknowledged
written statement in form satisfactory to Beneficiary (i) setting forth the amount of the Secured Indebtedness, (ii) stating either
that no offsets or defenses exist against the Secured Indebtedness, or if any offsets or defenses are alleged to exist, their nature
and extent, (iii) whether any Event of Default then exists under the Loan Documents, and (iv) any other matters as Beneficiary
may reasonably request (provided the same do not increase the cost to, or liability or obligation of, or decrease the rights of
Trustor or Liable Party).

 

Section 12.04
FURTHER ASSURANCES. Trustor shall, without expense to Beneficiary and/or Trustee, execute, acknowledge and deliver all further
acts, deeds, conveyances, mortgages, deeds of trust, assignments, security agreements, and financing statements as Beneficiary
and/or Trustee shall from time to time reasonably require, to assure, convey, assign, transfer and confirm unto Beneficiary and/or
Trustee a security interest in the Property and rights conveyed or assigned by this Deed of Trust, or for filing, refiling, registering,
reregistering, recording or rerecording this Deed of Trust, provided that the same does not increase the cost to, or liability
or obligation of, or decrease the rights of Trustor or Liable Party.

 

Section 12.05
SUBROGATION. Beneficiary shall be subrogated to the lien of any and all encumbrances against the Property paid out of the
proceeds of the Loan and to all of the rights of the recipient of such payment.

 

ARTICLE
XIII

SECURITY
AGREEMENT

 

Section 13.01
SECURITY AGREEMENT.

 

THIS
DEED OF TRUST CREATES A LIEN ON THE PROPERTY. IN ADDITION, TO THE EXTENT THE PROPERTY IS PERSONAL PROPERTY OR FIXTURES UNDER APPLICABLE
LAW, THIS DEED OF TRUST CONSTITUTES A SECURITY AGREEMENT UNDER THE CALIFORNIA UNIFORM COMMERCIAL CODE (THE “U.C.C.”)
AND ANY OTHER APPLICABLE LAW AND IS FILED AS A FIXTURE FILING. DURING THE CONTINUANCE OF AN EVENT OF DEFAULT, BENEFICIARY MAY,
AT ITS OPTION, PURSUE ANY AND ALL RIGHTS AND REMEDIES AVAILABLE TO A SECURED PARTY WITH RESPECT TO ANY PORTION OF THE PROPERTY,
AND/OR BENEFICIARY MAY, AT ITS OPTION, PROCEED AS TO ALL OR ANY PART OF THE PROPERTY IN ACCORDANCE WITH BENEFICIARY’S RIGHTS
AND REMEDIES WITH RESPECT TO THE LIEN CREATED BY THIS DEED OF TRUST. THIS FINANCING STATEMENT SHALL REMAIN IN EFFECT AS A FIXTURE
FILING UNTIL THIS DEED OF TRUST IS RELEASED OR SATISFIED OF RECORD.

 

    	48

    	 

    

 

Section 13.02
REPRESENTATIONS AND WARRANTIES.

 

Trustor
warrants, represents and covenants as follows:

 

(a)Trustor
owns the Personal Property free from any lien, security interest, encumbrance or adverse claim, except for Permitted Encumbrances
and as otherwise expressly approved by Beneficiary in writing. Trustor will notify Beneficiary of, and will protect, defend and
indemnify the Personal Property against all claims and demands of all persons at any time claiming any rights or interest in the
Personal Property (except with respect to Permitted Encumbrances), and will protect, defend and indemnify Beneficiary against,
all claims and demands of all persons at any time claiming any rights or interest in the Personal Property.

 

(b)Trustor
has no knowledge that the Personal Property has been used, and covenants that it shall not be used, in each case for personal,
family, or household purposes, but shall be bought and used solely for the purpose of carrying on Trustor’s business.

 

(c)Trustor
will not remove the Personal Property without the prior written consent of Beneficiary, except the items of Personal Property which
are consumed or worn out in ordinary usage shall be promptly replaced by Trustor with other Personal Property of value equal to
or greater than the value of the replaced Personal Property.

 

Section 13.03
CHARACTERIZATION OF PROPERTY. The grant of a security interest to Beneficiary in this Deed of Trust shall not be construed
to limit or impair the lien of this Deed of Trust or the rights of Beneficiary with respect to any property which is real property
or which the parties have agreed to treat as real property. To the fullest extent permitted by law, everything used in connection
with the production of Rents and Profits is, and at all times and for all purposes and in all proceedings, both legal and equitable,
shall be regarded as real property, irrespective of whether or not the same is physically attached to the Land and/or Improvements.

 

Section 13.04
PROTECTION AGAINST PURCHASE MONEY SECURITY INTERESTS. It is understood and agreed that in order to protect Beneficiary from
the effect of U.C.C. Sections 9324 and 9334, as amended from time to time and as enacted in the State, in the event that Trustor
intends to purchase any goods which may become fixtures attached to the Property, or any part of the Property, and such goods will
be subject to a purchase money security interest held by a seller or any other party:

 

(a)Before
executing any security agreement or other document evidencing or perfecting the security interest, Trustor shall obtain the prior
written approval of Beneficiary (such approval not to be unreasonably withheld). All requests for such written approval shall be
in writing and contain the following information: (i) a description of the fixtures; (ii) the address at which the fixtures will
be located; and (iii) the name and address of the proposed holder and proposed amount of the security interest.

 

    	49

    	 

    

 

(b)Trustor
shall pay all sums and perform all obligations secured by the security agreement. A default by Trustor under the security agreement
shall constitute a default under this Deed of Trust. If Trustor fails to make any payment on an obligation secured by a purchase
money security interest in the Personal Property or any fixtures, Beneficiary, at its option, may pay the secured amount and Beneficiary
shall be subrogated to the rights of the holder of the purchase money security interest.

 

(c)Beneficiary
shall have the right to acquire by assignment from the holder of the security interest for the Personal Property or fixtures, all
contract rights, accounts receivable, negotiable or non-negotiable instruments, or other evidence of indebtedness and to enforce
the security interest as assignee.

 

(d)The
provisions of subparagraphs (b) and (c) of this Section 13.04 shall not apply if the goods which may become fixtures are of at
least equivalent value and quality as the Personal Property being replaced and if the rights of the party holding the security
interest are expressly subordinated to the lien and security interest of this Deed of Trust in a manner satisfactory to Beneficiary.

 

ARTICLE
XIV

MISCELLANEOUS
COVENANTS

 

Section 14.01
NO WAIVER. No single or partial exercise by Beneficiary and/or Trustee, or delay or omission in the exercise by Beneficiary
and/or Trustee, of any right or remedy under the Loan Documents shall preclude, waive or limit the exercise of any other right
or remedy. During the continuance of an Event of Default, Beneficiary shall have the right to proceed against any portion of, or
interest in, the Property without waiving any other rights or remedies with respect to any other portion of the Property. No right
or remedy under any of the Loan Documents is intended to be exclusive of any other right or remedy but shall be cumulative and
may be exercised concurrently with or independently from any other right and remedy under any of the Loan Documents or under applicable
law.

 

Section 14.02
NOTICES. All notices, demands and requests given or required to be given by, pursuant to, or relating to, this Deed of Trust
shall be in writing. All notices shall be deemed to have been properly given if mailed by United States registered or certified
mail, with return receipt requested, postage prepaid, or by United States Express Mail or other comparable overnight courier service
to the parties at the addresses set forth in the Defined Terms (or at such other addresses as shall be given in writing by any
party to the others) and shall be deemed complete upon receipt or refusal to accept delivery as indicated in the return receipt
or in the receipt of such United States Express Mail or courier service.

 

Section 14.03
HEIRS AND ASSIGNS; TERMINOLOGY.

 

(a)This
Deed of Trust applies to, inures to the benefit of, and binds Beneficiary, Trustee, Liable Party and Trustor, and their heirs,
legatees, devisees, administrators, executors, successors and assigns. The term “Trustor” shall include both
the original Trustor and any subsequent owner or owners of any of the Property. The term “Trustee”
shall include both the original Trustee and any subsequent successor or additional trustee(s) acting under this Deed of
Trust. The term “Beneficiary”
shall include both the original Beneficiary and any subsequent holder or holders of the Note. The term “Liable
Party” shall include both the original Liable Party and any subsequent
or substituted Liable Party.

 

    	50

    	 

    

 

(b)In
this Deed of Trust, whenever the context so requires, the masculine gender includes the feminine and/or neuter, and the singular
number includes the plural.

 

(c)If
more than one party executes this Deed of Trust as Trustor, the obligations of such parties shall be the joint and several obligations
of each of them.

 

Section 14.04
SEVERABILITY. If any provision of this Deed of Trust should be held unenforceable or void, then that provision shall be
separated from the remaining provisions and shall not affect the validity of this Deed of Trust except that if the unenforceable
or void provision relates to the payment of any monetary sum, then, Beneficiary may, at its option, declare the Secured Indebtedness
immediately due and payable.

 

Section 14.05
APPLICABLE LAW. This Deed of Trust shall be construed and enforced in accordance with the laws of the State of California.

 

Section 14.06
CAPTIONS. The captions are inserted only as a matter of convenience and for reference, and in no way define, limit, or describe
the scope or intent of any provisions of this Deed of Trust.

 

Section 14.07
TIME OF THE ESSENCE. Time shall be of the essence with respect to all of Trustor’s obligations under this Deed of
Trust and the other Loan Documents.

 

Section 14.08
NO MERGER. In the event that Beneficiary should become the owner of the Property, there shall be no merger of the estate
created by this Deed of Trust with the fee estate in the Property.

 

Section 14.09
NO MODIFICATIONS. This Deed of Trust may not be changed, amended or modified, except in a writing expressly intended for
such purpose and executed by Trustor and Beneficiary.

 

    	51

    	 

    

 

ARTICLE
XV

SINGLE
PURPOSE ENTITY

 

Section 15.01
SINGLE PURPOSE ENTITY. Trustor represents to its knowledge that it has not in the past taken any action that would have
violated any covenant in this Section if such covenant then had been in effect. Trustor covenants that it shall not: (i) engage
in business other than owning, holding, leasing, managing, operating, maintaining, financing, selling, transferring or exchanging
the Property; (ii) acquire or own any material asset other than the Property and incidental personal property; (iii) reserved;
(iv) maintain assets in a way difficult to segregate and identify, or commingle its assets with the assets of any other person
or entity; (v) fail to hold itself out to the public as a legal entity separate from any other; (vi) to the extent cash flow at
the Property is sufficient, fail to maintain capital sufficient for the conduct of its business (and Trustor represents that as
of the date hereof Trustor has and reasonably expects to maintain capital sufficient for such purposes); (vii) fail to conduct
business solely in its name or fail to maintain records, accounts or bank accounts separate from any other person or entity; (viii)
file or consent to a petition pursuant to applicable bankruptcy, insolvency, liquidation or reorganization statutes, or make an
assignment for the benefit of creditors without the unanimous consent of its partners or members, as applicable; (ix) incur additional
indebtedness except for Permitted Obligations (as defined in Section 10.03 hereof); (x) dissolve, liquidate, consolidate, merge
or sell all or substantially all of its assets; or (xi) modify, amend or revise its organizational documents with respect to any
matters that are the subject of this Section 15.01 or in any other material respect. For purposes of this Article, the
term “SPE” means an entity satisfying the requirements of this subsection (but for entities other than Trustor,
references to the “Property” in the above requirements shall be deemed to be references to “beneficial interests
in Trustor”). Trustor represents, warrants and covenants that the Property has, and will continue to have, “single
asset real estate” status as defined by Section 101(51B) of the Bankruptcy Code.

 

[Signature
follows on attached page]

 

    	52

    	 

    

 

IN
WITNESS WHEREOF, Trustor has executed this Deed of Trust, or has caused this Deed of Trust to be executed by its duly authorized
representative(s) as of the Execution Date.

 

MAGUIRE
PROPERTIES  – 777 TOWER, LLC,

a Delaware
limited liability company

 

	By:	 /s/ Jason Kirschner	 
	 	Name: Jason Kirschner
	 	Title: Vice President, Finance

 

SIGNATURE
PAGE

 

    	 

    	 

    

 

STATE OF NEW
YORK

 

COUNTY OF New
York

 

On the
9th day of September in the year 2013 before me, the undersigned, personally appeared Jason Kirschner, personally
known to me or proved to me on the basis of satisfactory evidence to be the individual(s) whose name(s) is (are) subscribed
to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their capacity (ies), and that
by his/her/their signature(s) on the instrument, the individual(s), or the person upon behalf of which the individual(s)
acted, executed the instrument.

 

	/s/ Shannon S.
    Reardon	 
	Notary Public

 

	Printed Name:	Shannon Reardon	 

  

My Commission
Expires:

 

	Reardon. Shannon S.	 
	Notary Public State of New York	 
	No.01RE6113518	 
	Qualified in Richmond County	 
	Commission Expires 09/22/2016	 

 

    	 

    	 

    

 

EXHIBIT
“A”

 

TO DEED OF
TRUST AND SECURITY AGREEMENT

 

PROPERTY
DESCRIPTION

 

777 South
Figueroa Street and 943 West 8th Street, Los Angeles, CA

 

THE LAND
REFERRED TO HEREIN BELOW IS SITUATED IN THE COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AND IS DESCRIBED AS FOLLOWS:

 

PARCEL
1:

LOTS
2 AND 8, OF THE AMENDED MAP OF TRACT NO. 32622, IN THE CITY OF LOS ANGELES, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER
MAP RECORDED IN BOOK 1098 PAGES 83 THROUGH 86 INCLUSIVE OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.

 

EXCEPT
FROM SAID LOTS 2 AND 8, ALL OIL, GAS AND MINERAL SUBSTANCES, TOGETHER WITH THE RIGHT TO EXPLORE FOR AND EXTRACT SUCH SUBSTANCES,
PROVIDED THAT THE SURFACE OPENING OF ANY WELL, HOLE, SHAFT OR OTHER MEANS OF EXPLORING FOR, REACHING OR EXTRACTING SUCH SUBSTANCES
SHALL NOT BE LOCATED WITHIN THE CENTRAL BUSINESS DISTRICT REDEVELOPMENT PROJECT AREA AS RECORDED IN BOOK M5077 PAGE 558 OF LOS
ANGELES COUNTY RECORDS, STATE OF CALIFORNIA, AND SHALL NOT PENETRATE ANY PART OR PORTION OF SAID PROJECT AREA WITHIN 500 FEET
OF THE SURFACE THEREOF, AS RESERVED IN DEED RECORDED JUNE 7, 1982 AS INSTRUMENT NO. 82-576233 OFFICIAL RECORDS.

 

APN:
5144-009-047 (LOT 2), 086 (LOT 8)

 

    	 

    	 

    

 

PARCEL
2:

EASEMENTS
FOR PARKING, INGRESS AND EGRESS FOR PEDESTRIANS AND AUTOMOBILES, UTILITIES, SUPPORT, CONSTRUCTION, LOADING DOCKS AND OTHER
MATTERS UPON THE TERMS AND CONDITIONS CONTAINED IN AND AS PROVIDED IN THAT CERTAIN AMENDED AND RESTATED OWNERS’
OPERATING AND RECIPROCAL EASEMENT AGREEMENT BY AND AMONG SEVENTH STREET PLAZA ASSOCIATES, THE COMMUNITY REDEVELOPMENT AGENCY
OF THE CITY OF LOS ANGELES, CALIFORNIA, AND PPLA PLAZA LIMITED PARTNERSHIP, DATED JUNE 20, 1986 AND RECORDED JUNE 4, 1987 AS
INSTRUMENT NO. 87-885291, OFFICIAL RECORDS, SAID AGREEMENT BEING AMENDED BY AMENDMENT NO. 1 TO AMENDED AND RESTATED
OWNERS’ OPERATING AND RECIPROCAL EASEMENT AGREEMENT, DATED DECEMBER 5, 1990, BY AND BETWEEN PPLA PLAZA LIMITED
PARTNERSHIP, A CALIFORNIA LIMITED PARTNERSHIP AND SOUTH FIGUEROA PLAZA ASSOCIATES, A CALIFORNIA GENERAL PARTNERSHIP,
SUCCESSOR IN INTEREST TO SEVENTH STREET PLAZA ASSOCIATES, A CALIFORNIA GENERAL PARTNERSHIP FORMERLY KNOWN AS
OXFORD-PRUDENTIAL JOINT VENTURE, RECORDED DECEMBER 21, 1990 AS INSTRUMENT NO. 90- 2108281, AND RE-RECORDED APRIL 30, 1991 AS
INSTRUMENT NO. 91-619078, BOTH OF OFFICIAL RECORDS, AND BY AMENDMENT NO. 2 TO AMENDED AND RESTATED OWNERS’ OPERATING
AND RECIPROCAL EASEMENT AGREEMENT, DATED JANUARY 1, 1993, BY AND AMONG PPLA PLAZA LIMITED PARTNERSHIP, A CALIFORNIA LIMITED
PARTNERSHIP, SOUTH FIGUEROA PLAZA ASSOCIATES, A CALIFORNIA GENERAL PARTNERSHIP, SUCCESSOR IN INTEREST TO SEVENTH STREET PLAZA
ASSOCIATES, A CALIFORNIA GENERAL PARTNERSHIP, FORMERLY KNOWN AS OXFORD-PRUDENTIAL JOINT VENTURE, AND THE COMMUNITY
REDEVELOPMENT AGENCY OF THE CITY OF LOS ANGELES, CALIFORNIA, RECORDED JANUARY 30, 1995 AS INSTRUMENT NO. 95-150496, OFFICIAL
RECORDS.

 

PARCEL
3:

AN
UNDIVIDED FIFTY-SEVEN PERCENT (57%) INTEREST IN AND TO LOT 4, OF TRACT NO. 32622, IN THE CITY OF LOS ANGELES, COUNTY OF LOS ANGELES,
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 1034 PAGES 53 THROUGH 55 INCLUSIVE OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER
OF SAID COUNTY.

 

EXCEPT
FROM SAID LOT 4, ALL OIL, GAS AND MINERAL SUBSTANCES, TOGETHER WITH THE RIGHT TO EXPLORE FOR AND EXTRACT SUCH SUBSTANCES, PROVIDED
THAT THE SURFACE OPENING OF ANY WELL, HOLE, SHAFT OR OTHER MEANS OF EXPLORING FOR, REACHING OR EXTRACTING SUCH SUBSTANCES SHALL
NOT BE LOCATED WITHIN THE CENTRAL BUSINESS DISTRICT REDEVELOPMENT PROJECT AREA AS RECORDED IN BOOK M5077 PAGE 558 OF OFFICIAL
RECORDS COUNTY RECORDER, STATE OF CALIFORNIA, AND SHALL NOT PENETRATE ANY PART OR PORTION OF SAID PROJECT AREA WITHIN 500 FEET
OF THE SURFACE THEREOF AS RESERVED IN DEED RECORDED JUNE 7, 1982 AS INSTRUMENT NO. 82-576233, OFFICIAL RECORDS.

 

APN:
5144-009-082

 

    	 

    	 

    

 

EXHIBIT
“B”

 

TO DEED OF
TRUST, SECURITY AGREEMENT AND FIXTURE FILING

 

LEASING
GUIDELINES

 

“Leasing
Guidelines” shall mean the guidelines reasonably approved in writing
by Beneficiary, from time to time, with respect to the leasing of the Property. The following are the initial Leasing Guidelines:

 

(a)All
Leases shall be on the standard form of lease reasonably approved by Beneficiary in writing, subject to Customary Negotiated Modifications;

 

(b)All
Leases shall have an initial term of not more than 13 years;

 

(c)None
of the Leases shall have an initial premises of more than two full floors (or equivalent square footage) nor a total potential
premises (including expansion options) of more than three full floors (or equivalent square footage);

 

(d)All
Leases shall have an annual minimum rent payable at least equal to the then prevailing market rental rate for Comparable Leases.

 

(e)No
Leases shall be entered into if there is an Event of Default under any of the Loan Documents; and

 

(f)All
payments of rent, additional rent or any other amounts due from a tenant to a landlord under any Lease shall be made in money of
the United States of America that at the time of payment shall be legal tender for the payment of all obligations.

 

“Customary
Negotiated Modifications” shall mean modifications (other than with respect
to mortgagee protection provisions) negotiated on a case-by-case basis with specific tenants that are customary in the market for
Comparable Leases.

 

“Comparable
Leases” means leases in first class office buildings in the downtown
submarket of Los Angeles, California, similar in context to the subject Lease, including without limitation, with respect to any
rent concessions, free rent or tenant improvements, size and creditworthiness and bargaining power of the prospective tenant and
location, view and height of the space covered by a proposed Lease.

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