Document:

<PAGE>

                                                                   Exhibit 10.82

                                                                        CC# 6367

                                LEASE AGREEMENT

                           Dated as of June 30, 2000

                                    between

                        S-BNK DORCHESTER OPERATIONS LLC

                     a Delaware Limited Liability Company,

                                   as Lessor

                                      and

                                SOVEREIGN BANK

                                  the Lessee

                                   Property:

               2 Morrissey Blvd., Dorchester, Suffolk, MA 02125
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                            SCHEDULES AND EXHIBITS

Schedule 3.1       Rental Payments

Schedule 3A.l      467 Allocated Rent arid Loan Statement

Schedule 8.3(b)    Property Value

Schedule 12.1      Stipulated Loss Values

Schedule 20.1(i)   Existing Leases

Schedule 21.3      Termination Value

Schedule 21.3(e)   Special Termination Value

Exhibit A          Description of Property

Exhibit B          Standard Terms and Conditions
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     THIS LEASE AGREEMENT (this "Lease') is made and entered into as of June 30,
2000, by and between S-BNK DORCHESTER OPERATIONS LLC, a Delaware limited
liability company ("Lessor"), having its principal place of business at do
Cardinal Capital Partners, Inc., 8411 Preston Road, Dallas, Texas 75225 and
SOVEREIGN BANK, a federally chartered savings bank ("Lessee"), having a place of
business at 1130 Berkshire Boulevard, Wyomissing, Pennsylvania.

                                   RECITALS

     A.   Reference is hereby made to the Standard Terms and Conditions of the
Lease Agreement attached hereto as Exhibit "B" and incorporated herein (the
"Standard Terms and Conditions").

     B.   Lessor is the current owner of 2 Morrissey Blvd., Dorchester, Suffolk,
MA 02125, as more particularly described in Exhibit "A" attached hereto (the
"Property");

     C.   Lessor desires to let and lease to Lessee, and Lessee desires to hire
and take from Lessor, the Property;

     D.   Lessor desires to grant and delegate to Lessee, and Lessee desires to
accept and assume from Lessor, certain rights and duties as described in this
Lease;

                                     TERMS

     NOW THEREFORE, in consideration of the mutual agreements herein contained
and other good and valuable consideration, the receipt of which is hereby
acknowledged, the parties hereto, intending to be legally bound, hereby agree as
follows:

                                     A5-1
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     1.   Recitals. The Recitals are incorporated herein by reference.
          --------

     2.   Schedules and Exhibits. The Schedules and Exhibits attached to
          ----------------------
this Lease are incorporated herein by reference.

     3.   Demise and Lease. Lessor hereby demises and leases the Property to
          ----------------
Lessee, and Lessee does hereby rent and lease the Property from Lessor subject
to and in accordance with the terms hereof and the Standard Terms and
Conditions.

     4.   Standard Terms and Conditions. The Standard Terms and Conditions are
          -----------------------------
incorporated herein by reference.

     5.   Addenda. The Addendum (a) to the Standard Terms and Conditions (which
          -------
relate only to certain properties) is (are) incorporated herein by reference if
the parties hereto have placed an "x" opposite the below references to each
Addenda:

                                    ADDENDA

                                                            Insert "X"
                                                            if
                                                            Applicable

A. Addendum 1  Reconveyance of Certain Fleet Branches
               --------------------------------------

B. Addendum 2  Environmental                                    X
               -------------

C. Addendum 3  Compliance with Section 8.1(d)                   X
               ------------------------------

D  Addendum 4  Subtennant Estoppel
               -------------------

E  Addendum S  Deferred Maintenance A
               ----------------------

F. Addendum 6  Deferred Maintenance B
               ----------------------

G. Addendum 7  Deferred Maintenance C                           X
               ----------------------

                                     A5-2
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     6.   In the event of an inconsistency between the terms of any Addenda
which is incorporated herein by reference and the terms of the Standard Terms
and Conditions, the terms of such Addenda shall control.

     IN WITNESS WHEREOF, Lessor and Lessee have duly authorized, executed and
delivered this Lease as of the date first hereinabove set forth.

                                LESSOR:
                                S-BNK DORCHESTER OPERATIONS
                                LLC

                                By:__________________________

                                Name:
                                Title:

                                LESSEE:
                                -------

                                SOVEREIGN BANK
                                --------------

                                By:__________________________

                                NAME:
                                TITLE

                                     A5-3
                                     ----<PAGE>

                                                                   Exhibit 10.83

                                   INDENTURE

                           dated as of June 30, 2000

                                    between

                       S-BNK DORCHESTER OPERATIONS, LLC,
                                  as Issuer,

                                      and

                  First Security Bank, National Association,
                             as Indenture Trustee

                                10.20% A-I Note
                               due June 30, 2005

                                12.18% A-2 Note
                               due June 30, 2020

                                   Property:
                          6367, Dorchester Operations
                                    Suffolk
                           Dorchester, Massachusetts
<PAGE>

INDENTURE (this "Indenture"), dated as of June 30, 2000, by and between S-BNK
DORCHESTER OPERATIONS, LLC, a Delaware limited liability company having an
address at 84 11 Preston Road, Suite 850, Dallas, Texas, 75225, as issuer (the
"Issuer"), and First Security Bank, National Association, a national banking
association organized under the laws of the United States having an address at
79 South Main Street, Third Floor, Salt Lake City, Utah 84 111, as indenture
trustee (the "Indenture Trustee").

                                   RECITALS

          Reference is hereby made to the Standard Terms and Conditions with
respect to this Indenture attached as Annex A hereto and incorporated herein
(the "Standard Terms and Conditions"). The terms and conditions of this
Indenture are set forth in the Standard Terms and Conditions.

          The issuer has duly authorized the issue of its A-I Note in the
principal amount of $45,746,038 and its A-2 Note in the principal amount of
$31,199,288; which A-1 Note and A-2 Note are secured by the Mortgage, the
Assignment of Lease and the other Security Documents.

          The A-1 Note will bear interest at a per annum rate equal to 10.20%
and the A-2 Note will be interest a per annum rate equal to 12.18%. Interest on
each of the A-1 Note and A-2 Note will be computed based on a 360-day year of
twelve 30-day months.

          The issuer is the owner of the Property described in the Mortgage.

          The Issuer has leased the Property to the Lessee, pursuant to the
Lease.

          The Issuer desires by this Indenture, among other things, to provide
for the issue by the issuer to the Indenture Trustee of the Secured Notes, to be
sold to the Pass-Through Trustee pursuant to the Note Purchase Agreement.

          NOW, THEREFORE, in consideration of the premises, the covenants
contained herein and the purchase and acceptance of the Secured Notes and for
other good and valuable consideration, the receipt and sufficiency of which is
hereby acknowledged, and intending to be bound hereby, the issuer agrees with
the Indenture Trustee, for the equal and proportionate benefit of the Holders,
as follows:

          SECTION 1. Recitals. The Recitals of this Indenture are incorporated
by reference herein.

          SECTION 2. Standard Terms and Conditions. The Standard Terms and
Conditions are incorporated by reference herein, provided, that the Standard
Terms and Conditions are hereby amended to add the following sentence to the end
of Section 23.04: "Notwithstanding anything in this Indenture to the contrary,
with respect to the sublease (the "Sublease") between the Lessee and Fleet
National Bank ("Fleet"), if the Issuer has withheld its consent with respect to
any agreement between the Lessee and Fleet regarding the determination of the
Rent for any Extended Term (as such terms are defined in the Sublease) or the
Lessee's selection of an appraiser (under Exhibit D to the Sublease) to
determine the Rent for any Extended Term, the Indenture Trustee shall not
require the Issuer to grant such consent."
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     IN WITNESS WHEREOF, the parties hereto have caused this Indenture to be
duly executed under seal and delivered this Indenture as of the date first above
written.

                              ISSUER:

                              S-BNK DORCHESTERPERATIONS,
                                    LLC
                                    A Delaware limited liability company

                              By: /s/ Joe C. Longbotham
                                  ---------------------
                              Name: Joe C. Longbotham
                              Title: Manager

                              INIDENTURE TRUSTEE:

                              FIRST SECURITY BANK, NATIONAL
                              ASSOCIATION,
                                    as Indenture Trustee and not in its
                                    individual capacity

                              By: /s/ Nancy M. Dahl
                                  -----------------
                              Name: Nancy M. Dahl
                              Title: Vice President

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