Document:

Q2 2003 Exhibit 10.12

                                           Exhibit 10.12

FOURTH AMENDED AND RESTATED NOTE

	
U.S. $175,000,000
	 	
Amended and Restated as of December 17, 2001

                    Amended and Restated as of August 21, 2002

                    Amended and Restated as of May 6, 2003

                    Amended and Restated as of June 18, 2003

 

FOR VALUE RECEIVED, E-LOAN, INC., a corporation organized
and existing under the laws of California (the "Borrower"), hereby
promises to pay to the order of GMAC Bank, a federal savings bank (the
"Lender"), in lawful money of the United States of America in
immediately available funds on the Expiry Date (as defined in the Warehouse
Credit Agreement) the principal sum of ONE HUNDRED SEVENTY FIVE MILLION United
States dollars ($175,000,000), or, if less, the aggregate unpaid principal
amount of all Advances (as defined in the Warehouse Credit Agreement) made by
the Lender to the Borrower pursuant to the Warehouse Credit Agreement.

The Borrower promises also to pay interest on the unpaid
principal amount of each Advance from the date such Advance is made until paid
in full, at the interest rates, and at the times, as specified in the Warehouse
Credit Agreement.

This Fourth Amended and Restated Note ("Amended and
Restated Note"), amends, restates and supersedes all prior notes, including
that certain Note dated November 1, 2001 in the amount of $50,000,000
("Original Note"), as amended and restated from time to time.  The
Original Note as amended and restated from time to time shall collectively be
referred to as the "Note".  However, the Amended and Restated Note
shall in no way extinguish the Borrower's unconditional obligation to repay all
indebtedness evidenced by the Original Note, as amended from time to time.  This
Note is referred to in the Warehouse Credit Agreement, dated as of November 1,
2001 ("Warehouse Credit Agreement").  This Note is secured by the
Warehouse Security Agreement, dated as of November 1, 2001.

 This Note is subject to mandatory prepayment as provided in
Section 4.02 of the Warehouse Credit Agreement and, in case an Event of Default
(as defined in the Warehouse Credit Agreement) shall occur and be continuing,
the principal of and accrued interest on this Note may be declared to be due and
payable in the manner and with the effect provided in the Warehouse Credit
Agreement.

The Borrower hereby waives diligence, presentment, protest, demand or notice
of every kind in connection with this Note.

THIS NOTE SHALL BE GOVERNED BY AND CONSTRUED IN ACCORDANCE WITH THE LAW OF
THE STATE OF DELAWARE WITHOUT REGARD TO PRINCIPLES OF CONFLICTS OF
LAWS.

E-LOAN, INC.

By:  __/s/ _____________________

       Name:Matt Roberts

   Title:CFOQ2 2003 Exhibit 10.13

                                           Exhibit 10.13

Sublease

Building D

Sublease

Building D

This Sublease is made as
of June 20, 2003 by and between Charles Schwab & Co.,
Inc., a California corporation ("Sublandlord"), and E-Loan,
Inc., a Delaware corporation ("Subtenant").

R  E C I T A L S :

California Corporate Properties D, LLC, a Delaware
limited liability company ("Master Landlord"), as Landlord, and Sublandlord, as
Tenant, entered into that certain Amended and Restated Office Building Lease
effective March 16, 2000, a copy of which is attached hereto as Exhibit A
(as amended, the "Master Lease"), covering the premises comprising approximately
148,902 rentable square feet ("RSF") described in the Master Lease (the "Master
Premises") in that certain building known as Building D of the Pleasanton
Corporate Commons located at 6230 Stoneridge Mall Road in Pleasanton, California
("Building D").  Capitalized terms used in this Sublease but not defined
herein shall have the meanings given them in the Master Lease.

Subtenant desires to sublet from Sublandlord a portion of
the Master Premises located on the entire First, Third, Fourth and Fifth
Floor(s) of Building D, described as approximately 118,134 RSF as
shown on Exhibit B attached hereto (the "Sublease Premises") and
Sublandlord desires to sublease the Sublease Premises to Subtenant on the terms,
covenants and conditions contained in this Sublease. 

Sublandlord also leases from affiliates of Master
Landlord those certain Buildings known as Building B and Building C of the
Pleasanton Corporate Commons located on Stoneridge Mall Road in Pleasanton,
California ("Building B" and "Building C", respectively) pursuant to those
certain Amended and Restated Office Building Leases for Building B effective
March 16, 2000 and Building C effective March 16, 2000 (as amended, the
"Building B Lease" and "Building C Lease", respectively), a copy of each of
which has previously been delivered by Sublandlord to Subtenant.

A G R E E M E N T :

Now, Therefore, in
consideration of the foregoing premises and the mutual covenants and promises of
the parties hereinafter set forth, and for other good and valuable
consideration, the receipt and sufficiency of which are hereby acknowledged,
Sublandlord and Subtenant agree as follows:

	Sublease.

Upon and subject to the terms, covenants and conditions
hereinafter set forth, Sublandlord hereby leases to Subtenant and Subtenant
hereby leases from Sublandlord the Sublease Premises.

	Term; Possession.

	
Commencement Date

.
 The Commencement Date of this Sublease shall be the
later to occur of (a) the date on which the Master Landlord consents in writing
to this Sublease as described in Section 3 below or (b) June 20, 2003.
Possession of the Sublease Premises shall be delivered to Subtenant in three (3)
separate phases (hereinafter defined as Phase I, Phase II and Phase III,
respectively, as set forth below in Section 2.2) following receipt of the
executed Master Landlord's Consent, in broom-clean and "AS-IS and WITH ALL
FAULTS" condition as provided in Section 9 below (subject to all of the
terms and conditions set forth in this Sublease except for Subtenant's
obligation to pay Base Rent and Additional Rent) for the sole and limited
purpose of allowing Subtenant to install in each of Phase I, Phase II and Phase
III, respectively, its Tenant Improvements (as defined in Section 9.2 below),
fixtures, furnishings, equipment, cabling and personal property pursuant to
Section 14 below but subject to the restrictions set forth in Section 6.3 below.
The date on which Phase I of the Sublease Premises is delivered to Subtenant is
referred to herein as the "Phase I Delivery Date."  The date on which Phase II
of the Sublease Premises is delivered to Subtenant is referred to herein as the
"Phase II Delivery Date."  The date on which Phase III of the Sublease Premises
is delivered to Subtenant is referred to herein as the "Phase III Delivery
Date."  Sublandlord and Subtenant shall enter in a Commencement Date and Phase I
Delivery Date Agreement in substantially the form attached hereto as Exhibit
C-1 confirming the Commencement Date and the Phase I Delivery Date promptly
following the Commencement Date.  Likewise, Sublandlord and Subtenant shall
enter into a Phase II Delivery Date Agreement and Phase III Delivery Date
Agreement in the forms attached hereto as Exhibit C-2 and
Exhibit C-3, respectively, confirming the Phase II Delivery Date and
the Phase III Delivery Date, respectively, promptly following the Phase II
Delivery Date and the Phase III Delivery Date, respectively.

	Phases
Defined

.
 As used in this Sublease, Phase I, Phase II and Phase
III shall have the following meanings:

	Phase I

.
 Phase I shall mean approximately 25,830 rentable
square feet ("RSF") on the First Floor of Building D and approximately 18,938
RSF on the Third Floor of Building D, as set forth on the floor plan attached
hereto as Exhibit D-1 (for a total RSF for Phase I of approximately
44,768 RSF).

	Phase II

.
                      Phase II shall mean approximately 15,384 RSF on the
Fourth Floor of Building D as set forth on the floor plan attached hereto as
Exhibit D-2.

	Phase III

.

                      Phase III shall mean approximately 15,384 RSF on the
Fourth Floor of Building D, approximately 11,830 RSF on the Third Floor of
Building D and the entire Fifth Floor of Building D comprised of
approximately 30,768 RSF as set forth on the floor plan attached hereto as
Exhibit D-3 (for a total RSF for Phase III of approximately 57,982
RSF).

	Sublandlord's Remeasurement of Each
Phase

.
                      Intentionally Deleted.

	Phase
Delivery Dates and Phased Rent Commencement Date

.
                      The Sublease Premises shall be delivered to Subtenant,
and Subtenant shall commence paying rent for the Sublease Premises, in three (3)
Phases as follows:

	Phase I

.
           Provided that Subtenant has paid the first month's
Base Rent applicable to Phase I to Sublandlord and Master Landlord has delivered
its Master Landlord Consent as provided in Section 3 below, Sublandlord shall
deliver Phase I to Subtenant on June 20, 2003 ("Phase I Delivery Date") to
permit Subtenant to construct and install its Tenant Improvements, fixtures,
furnishings, cabling and personal property therein pursuant to the Work Letter
for Subtenant Improvements attached hereto as Exhibit E ("Work
Letter") but subject to the restrictions set forth in Section 6.3 below.
Subtenant shall commence paying Base Rent for Phase I on the earlier to occur of
(i) the date on which Subtenant commences the conduct of its business in all or
any portion of Phase I or (ii) October 10, 2003; provided, however, that so long
as Subtenant is diligently pursuing the completion of its Tenant Improvements in
Phase I, this October 10, 2003 date may be extended for up to thirty (30) days
to November 9, 2003, and provided further, that this October 10, 2003 date may
be further extended for up to an additional twenty (20) days to November 29,
2003 if and solely to the extent that Subtenant is delayed in completing its
Tenant Improvements in Phase I by reason of Force Majeure Delays (with such
earlier date in (i) or (ii) above being the "Phase I Rent Commencement Date").
In no event shall the Phase I Rent Commencement Date be extended beyond November
29, 2003 for any reason whatsoever.

	Phase II

.
                      Provided Subtenant has paid the first month's Base
Rent applicable to Phase II  to Sublandlord, Sublandlord shall deliver Phase II
to Subtenant on October 1, 2003 ("Phase II Delivery Date") or earlier pursuant
to Subtenant's written request in accordance with Section 2.4.2.1 below to
permit Subtenant to construct and install its Tenant Improvements, fixtures,
furnishings, cabling and personal property therein pursuant to the Work Letter.
Subtenant shall commence paying Base Rent for Phase II on the earlier to occur
of (i) the date on which Subtenant commences the conduct of its business in all
or any portion of Phase II or (ii) March 24, 2004 (with such earlier date being
the "Phase II Rent Commencement Date").
2.4.2.1Subtenant, in its discretion, shall have the right
to request in writing that Phase II be delivered by Sublandlord to Subtenant in
the condition specified in Section 9 of this Sublease prior to the October
1, 2003 Phase II Delivery Date specified in Section 2.4.2 above to
permit Subtenant to construct and install its Tenant Improvements, fixtures,
furnishings, cabling and personal property therein pursuant to the Work Letter,
in which event the Phase II Delivery Date shall be such earlier actual
delivery date as to Phase II and Subtenant shall pay the first month's Base
Rent applicable to Phase II to Sublandlord on or before such earlier actual
Phase II Delivery Date.  In such event, Subtenant shall reimburse to
Sublandlord the cost of providing utilities and services and other variable
costs to Phase II as reasonably determined by Sublandlord in connection
with the build-out and completion of the Tenant Improvements in Phase II
prior to the Phase II Rent Commencement Date (e.g. the cost of
providing heating, ventilating and air conditioning ("HVAC") and
similar services to Phase II).  Additionally, as provided in
Section 2.4.2 above, the Phase II Rent Commencement Date shall be the
earlier of (i) March 24, 2004 or (ii) the date on which Subtenant
commences the conduct of its business in all or any part of Phase II (with
"conduct of its business" being defined broadly to include the conduct
of Tenant's business in, occasional or ancillary use of, or storage of equipment
or supplies in all or any portion of Phase II).  Until the Phase II
Rent Commencement Date occurs, upon the reasonable request of Sublandlord from
time to time, an officer of Subtenant shall certify to Sublandlord in writing
that no portion of Phase II is being used or occupied by Subtenant and
Sublandlord and its agents shall have the right to inspect Phase II with
respect to Subtenant's occupancy.

	Phase III

.
                      Provided Subtenant has paid the first month's Base
Rent applicable to Phase III to Sublandlord, Sublandlord shall deliver Phase III
to Subtenant on October 1, 2003 (the "Phase III Delivery Date") or earlier
pursuant to Subtenant's written request in accordance with Section 2.4.3.1
below to permit Subtenant to construct and install its Tenant Improvements,
fixtures, furnishings, cabling and personal property therein pursuant to the
Work Letter.  Subject to the provisions of Section 2.4.3.1 below, Subtenant
shall commence paying Base Rent for Phase III on November 30, 2004 (the "Phase
III Rent Commencement Date").  If Subtenant commences the conduct of its
business in all or any portion of Phase III prior to the November 30, 2004 Phase
III Rent Commencement Date or otherwise requires that utilities or other
services be provided to Phase III in connection with its use and/or occupancy of
Phase III prior to the Phase III Rent Commencement Date, Subtenant shall
reimburse to Sublandlord the cost of providing all such utilities and services
and any other variable costs which are actually incurred by reason of
Subtenant's occupancy on a monthly basis within thirty (30) days of Subtenant's
receipt of invoices therefor.
2.4.3.1Subtenant, in its discretion, shall have the right
to request in writing that Phase III be delivered by Sublandlord to
Subtenant in the condition specified in Section 9 of this Sublease prior to
the Phase III Delivery Date specified in Section 2.4.3 above to permit
Subtenant to construct and install its Tenant Improvements, fixtures,
furnishings, cabling and personal property pursuant to the Work Letter, in which
event the Phase III Delivery Date shall be such earlier actual delivery
date as to Phase III and Subtenant shall pay the first month's Base Rent
applicable to Phase III to Sublandlord on or before such earlier actual
Phase III Delivery Date.  In such event, Subtenant shall reimburse to
Sublandlord the cost of providing utilities and services and other variable
costs to Phase III as reasonably determined by Sublandlord in connection
with the build-out and completion of the Tenant Improvements in Phase III
prior to the Phase III Rent Commencement (e.g.  the cost of
providing HVAC and similar services to Phase III).  If Subtenant commences
the conduct of its business in all or any part of Phase III (with
"conduct of its business" again being defined broadly to include the
conduct of Tenant's business in, occasional or ancillary use of, or storage of
equipment or supplies in all or any portion of Phase III) prior to
October 1, 2003, then Subtenant shall pay the Base Rent otherwise
applicable to Phase III from the date such conduct of business commences in
Phase III through September 30, 2003 (after which date the provisions
of Section 2.4.3 above shall control).  Until October 1, 2003, upon
the reasonable request of Sublandlord from time to time, an officer of Subtenant
shall certify to Sublandlord in writing that no portion of Phase III is
being used or occupied by Subtenant and Sublandlord and its agents shall have
the right to inspect Phase III with respect to Subtenant's occupancy.

 

	Term

.
                      The term of the Sublease (the "Term") shall commence
on the Commencement Date and shall terminate at 11:59 p.m. on June 30, 2010 (the
"Expiration Date"), unless sooner terminated pursuant to any provision hereof or
of the Master Lease or unless extended pursuant to the provisions of Section 2.9
below.

	Early
Access

.
                      Subject to the terms and provisions of the Work Letter
and the terms and provisions of this Sublease, Subtenant shall be permitted to
enter Phase I from and after the Phase I Delivery Date until the Phase I Rent
Commencement Date (but subject to the restrictions set forth in Section 6.3
below), to enter Phase II from and after the Phase II Delivery Date until the
Phase II Rent Commencement Date, and to enter Phase III from and after the
Phase III Delivery Date until the Phase III Rent Commencement Date,
respectively, for the sole and limited purpose of constructing and installing
its Tenant Improvements, fixtures, furnishings, equipment, cabling and personal
property within Phase I, Phase II and Phase III, respectively, of the Sublease
Premises; provided, however, that, as to Phase III only, such early access shall
allow the commencement of business as provided in, and subject to the terms and
conditions of, Section 2.4.3 above.  Such limited entry and use of the
Sublease Premises shall not obligate Subtenant to commence paying Base Rent for
each applicable Phase unless Subtenant commences its business operations in all
or any portion of such Phase prior to the Rent Commencement Date for each
respective Phase.  This right of entry onto the Sublease Premises is subject to
revocation by Sublandlord in the event that Subtenant or its employees,
contractors, subcontractors or agents cause unreasonable interference with any
of Sublandlord's work in Building D or any labor dispute or damage during such
period which results either directly or indirectly from the installation or
delivery of the foregoing, or Subtenant otherwise breaches any term, covenant or
condition of this Sublease.  Prior to Subtenant's entry onto the Sublease
Premises in accordance with this Section 2.6, Subtenant shall satisfy all of the
insurance requirements set forth in Section 17 of this Sublease.  Under no
circumstances shall Sublandlord be liable or responsible for, and Subtenant
agrees to assume all risk of loss or damage to such installation of its tenant
improvements, furniture, fixtures, furnishings, equipment, cabling and personal
property and to indemnify, defend and hold Sublandlord harmless from any
liability, loss or damage arising from any damage to the property of
Sublandlord, or its contractors, employees or agents, and any death or personal
injury to any person or persons to the extent caused by, attributable to or
arising out of, whether directly or indirectly, Subtenant's entry onto the
Subleased Premises or the delivery, placement, installation, or presence of its
tenant improvements, furniture, fixtures, furnishings, equipment, cabling and
personal property, except to the extent that such loss or damage is caused by
Sublandlord's willful misconduct or gross negligence or the willful misconduct
or gross negligence of Sublandlord's contractors, agents or employees.

	Guaranteed Expansion Option

.
                      Sublandlord hereby grants to Subtenant the option to
expand the Sublease Premises to include, in addition to the Sublease Premises,
the portion of the Master Premises located on the entire Second Floor of
Building D and containing approximately 30,768 RSF rentable square feet as shown
on Exhibit F attached hereto ("Expansion Premises"), provided that
Subtenant may not exercise the foregoing option if Subtenant has defaulted under
this Sublease (and any applicable cure periods have expired without cure) and
such uncured default is continuing either at the time of giving its notice of
its irrevocable election to exercise its expansion option or on the commencement
date of the Expansion Term (defined below) and Subtenant shall not exercise the
foregoing option for less than the entire Second Floor of Building D.  Subtenant
shall have the right to exercise such option by giving its irrevocable written
notice of exercise of the option ("Option Exercise Notice") to Sublandlord no
later than October 1, 2004.  Subtenant shall sublease the Expansion Premises on
all of the terms and conditions contained in this Sublease including, without
limitation, the same per RSF Base Rent and Tenant Improvement Allowance (defined
in Section 9.2 below) and Base Year as for the balance of the Sublease Premises,
except that (i) the term of the sublease for the Expansion Premises shall
commence within seven (7) days following Sublandlord's receipt of the Option
Exercise Notice on a date specified in writing by Sublandlord (the "Expansion
Commencement Date") and shall terminate on the June 30, 2010 Expiration Date
("Expansion Term"); (ii) Subtenant shall not have access to the Expansion
Premises prior to the Expansion Commencement Date; (iii) Subtenant's obligation
to commence paying Base Rent for the Expansion Premises shall commence on the
earlier of (a) the date on which Subtenant commences the conduct of its business
in all or any portion of the Expansion Premises or (b) six (6) months following
the Expansion Commencement Date (with such earlier date being the "Expansion
Premises Rent Commencement Date"); and (iv) Subtenant's Proportionate Share for
increases in Basic Operating Expenses of Building D shall be adjusted upward to
one hundred percent (100%) as provided in Section 5 below.  The Expansion
Premises shall be delivered by Sublandlord to Subtenant broom clean and in "AS
IS and WITH ALL FAULTS" condition as provided in Section 9 below.  The foregoing
right to sublease the Expansion Premises is personal to Subtenant and may not be
assigned, sold, leased, subleased or otherwise transferred, voluntarily or
involuntarily, by or to any other person or entity, other than to an Affiliate
(as defined in Section 12.2 below).

	Right of
First Offer

.
                      Provided that Subtenant is not then in default under
this Sublease (following the expiration of all applicable cure periods without
cure) and provided further that the Master Landlord of Building C or the Master
Landlord of Building B, as applicable, has consented in writing to Subtenant
leasing space in Building C or Building B pursuant to the terms and provisions
set forth in this Section 2.8 and the applicable sublease:

	if Subtenant has previously declined (i.e., on or
before October 1, 2004) to exercise its Expansion Option set forth in Section
2.7 to sublease the Expansion Premises and Sublandlord desires to sublease part
or all of the Second Floor of Building D to a third party subtenant; or

	if and only if Subtenant is then subleasing all of
Building D (or has irrevocably exercised its option to lease the entire
Expansion Premises prior to the earlier to occur of (a) Sublandlord
delivering its first written subleasing proposal to a prospective third party
subtenant with respect to Offered Space (defined below) or (b) Sublandlord
receiving the first written proposal from a prospective third party subtenant
offering to sublease Offered Space from Sublandlord) and only in such events, if
Sublandlord desires to sublease part of Building C (as defined in Recital C
above) to a third party subtenant, 

then in either such event, before offering to sublease part
or all of the Second Floor of Building D or part of Building C to a
third party subtenant on terms acceptable to Sublandlord in Sublandlord's sole
discretion, Sublandlord shall first deliver to Subtenant Sublandlord's written
notice ("Offer Notice") of the space which Sublandlord is proposing to sublease
(the "Offered Space"), which Offer Notice shall specify the RSF and location of
the Offered Space, the term of the sublease for the Offered Space and any
extension and/or expansion options or puts, the commencement date and rent
commencement date, base rent, additional rent and base year (if any) for the
Offered Space, the tenant improvement allowance (if any) or other concessions
(if any) for the Offered Space, those terms and conditions of the Master Lease
(and/or the Building C Lease) which shall be specifically excluded (in the
same manner as set forth in Section 7.1 of this Sublease) from applying to
the Offered Space and such other terms, provisions and conditions as Sublandlord
elects to include in the Offer Notice; provided, however, that if and only if
the rent commencement date for such offered space will occur on or before March
1, 2005, then the Offer Notice shall only specify the RSF and location of the
Offered Space, the commencement date and any extension and/or expansion options
or puts, and shall otherwise contain the terms and provisions set forth in the
third to the last sentence of this Section 2.8.  Notwithstanding anything
contained in this Section 2.8 to the contrary, Sublandlord shall have no
obligation to offer any space in Building C to Subtenant as Offered Space
or otherwise if any one of the following applies:  (i) Subtenant is not
then subleasing all of Building D; (ii) Subtenant is then subleasing
(or has exercised its irrevocable option under this Section 2.8 to
sublease) at least two (2) full floors (or the equivalent thereof on a RSF
basis) in Building C (or at least two (2) floors in Building B (or the
equivalent thereof on a RSF basis) if Sublandlord in its sole discretion has
exercised its right set forth below in this Section 2.8 to substitute space
in Building B as Offered Space in lieu of space in Building C); or
(iii) if such space becomes available by reason of any extension or
expansion option in favor of any third party subtenant then subleasing space in
Building C (or Building B, if applicable).  Subtenant shall have five
(5) business days following receipt of Sublandlord's Offer Notice in which to
irrevocably and unconditionally elect to sublease the Offered Space pursuant to
all of the terms and conditions set forth in the Offer Notice, including,
without limitation, Subtenant's agreement to sublease all of the Offered Space
which is subject to the Offer Notice.  If Subtenant fails to so irrevocably and
unconditionally elect to timely exercise its right to sublease the Offered Space
within such five (5) business day period (or if Subtenant's election is
conditional in any manner whatsoever), then Subtenant shall be deemed to have
rejected the Offer Notice, Subtenant's rights under this Section 2.8 with
respect to the Offered Space shall terminate and thereafter be null and void and
Sublandlord shall thereafter have the right to sublease the Offered Space to any
third party offeree on terms and conditions deemed acceptable to Sublandlord;
provided, however, that if (w) Sublandlord fails to enter into a binding
sublease agreement for at least eighty percent (80%) of the Offered Space
covered in the Offer Notice with a net effective rent per RSF equal to at least
eighty percent (80%) of the net effective rent per RSF set forth in the
Offer Notice for the Offered Space within two hundred seventy (270) days
following the date of Subtenant's rejection (or deemed rejection) of the Offer
Notice, or (x) Sublandlord elects, following Subtenant's rejection (or
deemed rejection) of the Offer Notice to offer less space than eighty percent
(80%) of the entire Offered Space set forth in the rejected Offer Notice, or
(y) Sublandlord elects, following Subtenant's rejection (or deemed
rejection) of the Offer Notice to offer the Offered Space for less than eighty
percent (80%) of the net effective rent per RSF set forth in the rejected
Offer Notice or (z) such Offered Space again becomes available for
subleasing at a later date following the expiration of the earlier third party
sublease (each, a "Re-Up Right"), Subtenant's rights under this
Section 2.8 shall again apply to such Offered Space.  Notwithstanding the
foregoing, Sublandlord shall not be obligated to offer more than two (2) full
floors in Building C to Subtenant as Offered Space (and Subtenant's rights
under this Section 2.8 with respect to subleasing space in Building C shall
terminate and be null and void from and after the date on which Subtenant
subleases at least two (2) full floors in Building C (or in Building B
if Sublandlord, in its sole discretion, has substituted Offered Space in
Building B in lieu of Offered Space in Building C as set forth
below)); provided, however, that if, in Sublandlord's sole and absolute
discretion, Sublandlord's Offer Notice with respect to Offered Space in
Building C includes more than two (2) floors of Building C,
Subtenant's irrevocable and unconditional election to sublease such Offered
Space must be as to all of the Offered Space in Building C which is the
subject of Sublandlord's Offer Notice and not solely as to two (2) floors.  If
the Offered Space includes all or a part of the Second Floor of Building D, then
this Sublease shall be amended to include the Offered Space on the terms and
conditions that are set forth in the Offer Notice.  If the Offered Space
includes space in Building C (or in substituted space in Building B as
discussed below) then Sublandlord and Subtenant shall enter into a new sublease
for such Offered Space in Building C (or in Building B, as applicable)
on the terms and conditions set forth in the Offer Notice and otherwise on the
terms and conditions set forth in this Sublease (including, without limitation,
the requirement for an additional letter of credit as provided in Section 6.2
below) but appropriately modified to reflect the terms and conditions of the
Building C Lease (or the Building B Lease, if applicable).  If
Subtenant elects to sublease two (2) floors or less (but not more than two (2)
floors) in Building C pursuant to Sublandlord's Offer Notice where the rent
commencement date occurs on or before March 1, 2005, or if Subtenant
submits an offer to lease up to two (2) floors (but not more than two (2)
floors) in Building C in full floor increments other than on the first
floor of Building C and in half-floor increments for such first floor where
the rent commencement date occurs on or before March 1, 2005 (which Sublandlord
hereby agrees to accept subject to the terms set forth in this sentence and in
the first sentence of this Section 2.8 (including, without limitation,
Sublandlord's right to specify Offered Space in Building B in lieu of Building
C)), then Sublandlord, in Sublandlord's sole and absolute discretion, shall have
the right to substitute space in Building B rather than Building C, and such
subleasing shall be on all of the same terms and provisions of this Sublease
except that (a) the Base Rent shall be Twenty and 64/00 Dollars ($20.64) per RSF
per annum, (b) the Base Year shall be the 2004 calendar year, (c) the
tenant improvement allowance shall equal Thirty-Seven and 50/00 Dollars ($37.50)
per RSF multiplied by the fraction the numerator of which is the number of
months in the sublease term as to such Building C space (or the number of
months in the sublease as to such Building B space if Sublandlord has
elected to substitute space in Building B in lieu of space in
Building C), and the denominator of which is sixty-seven (67) months
(provided that in no event shall such tenant improvement allowance ever exceed
$37.50 per RSF) and Subtenant shall deliver an additional letter of credit in
the amount of Ten Dollars ($10.00) per RSF of the Offered Space (and with the
same annual burn-off features), to Sublandlord as provided in Section 6.2 below;
(d) Subtenant shall be entitled to 3.4 unreserved vehicle parking spaces per
1,000 RSF of space occupied by Subtenant in Building C (or Building B,
as applicable); and (e) the sublease shall be subject to the terms and
conditions of the Building C Lease (or the Building B Lease, as
applicable).  Subtenant's rights under the immediately preceding sentence
(A) shall only apply where Subtenant is then subleasing all of Building D
and Subtenant's offer or the Offer Notice with respect to the Offered Space
specifies a rent commencement date on or before March 1, 2005 and
(B) shall not apply to any space in Building C (or Building B, as
applicable), which Subtenant has previously rejected as Offered Space pursuant
to an Offer Notice previously delivered by Sublandlord to Subtenant (unless
Subtenant has a Re-Up Right (as defined above in this Section 2.8) to
sublease such Offered Space).  Notwithstanding the foregoing, Subtenant
acknowledges and agrees that Subtenant has no right of first offer, right of
first refusal or any other right of any nature whatsoever under this Sublease or
otherwise to sublease any space in Building B unless Sublandlord elects to
offer space in Building B to Subtenant for sublease as set forth above in
this Section 2.8.  Subtenant's rights under this Section 2.8 shall terminate if
the Sublease or Subtenant's rights to possession of the Sublease Premises under
the Sublease are terminated, if Subtenant assigns any of its interest in the
Sublease (except for a permitted transfer to Affiliates under the Sublease), or
if Subtenant sublets any portion of the Sublease Premises or Subtenant fails to
timely exercise its option as herein provided.

	Option
to Extend Term

.
                      If and only if Subtenant is then subleasing at least
four (4) full floors in Building D, Sublandlord hereby grants to
Subtenant the right to extend the term of this Sublease for one additional
period of thirty-six (36) months commencing on July 1, 2010 and expiring at
11:59 p.m. on June 30, 2013 ("Extended Term") as to the entire space then being
subleased by Subtenant in Building D.  Similarly, if and only if Subtenant
is occupying at least four (4) full floors in Building C, then in the
sublease for Building C, Sublandlord shall grant to Subtenant the right to
extend the term of the sublease for Building C as to the entire space then
being subleased by Subtenant in Building C for one additional period of
thirty-six (36) months commencing on May 1, 2010 and expiring at 11:59 p.m. on
April 30, 2013 (the "Building C Extended Term").  Similarly, if and only if
Subtenant is occupying at least four (4) full floors in Building B,
then in the sublease for Building B Sublandlord shall grant to Subtenant
the right to extend the term of the sublease for Building B as to the
entire space then being subleased by Subtenant in Building B for one
additional period of thirty-six (36) months commencing on November 1,
2010 and expiring on October 31, 2013 (the "Building B Extended
Term").  Subtenant shall have no right to extend the term of this Sublease
or the sublease for Building B or Building C, as applicable for less than the
entire space then being subleased by Subtenant in Building D, Building B or
Building C, as applicable (but Subtenant may extend as to Building D and
not Building B or Building C, as applicable, or vise versa).  Subtenant may
exercise the foregoing rights to extend if and only if (i) Subtenant notifies
Sublandlord in writing of its irrevocable election to extend the term of the
Sublease as to Building D on or before April 29, 2009, or as to
Building C  on or before February 27, 2009, or as to Building B on or
before August 30, 2009, and (ii) Subtenant is not in default of any of
this Sublease or the subleases for Building B or Building C (following
the expiration of any applicable cure periods without cure) either at the time
of giving notice of its irrevocable election to extend or on the commencement
date of the Extended Term.  If each of the conditions set forth in the
immediately preceding sentence is not satisfied in full, then Subtenant's option
to extend the Term of the Sublease and the subleases for Building B and
Building C, as applicable, shall lapse and be null and void.  Subtenant's
notice(s) of its election to extend the Term(s) shall be irrevocable when made.
All of the terms and provisions of this Sublease or the sublease for Building B
or Building C, as applicable, shall apply during the Extended Term except that
(a) Base Rent during the Extended Term shall increase to Twenty Eight Dollars
($28.00) per RSF of the entire Sublease Premises (and the entire sublease
premises in Building B or Building C, as applicable) per year, (b) there shall
be no further right to extend the term of the Sublease or the sublease for
Building B or Building C, as applicable, beyond the applicable Extended Term,
(c) Sublandlord shall have no obligation to make improvements to the
Sublease Premises (or to the sublease premises in Building B or Building C, as
applicable) of any nature whatsoever or to pay any Tenant Improvement Allowance
or similar payment to Subtenant and (d) the Base Year for Basic Operating
Expenses for both this Sublease and the subleases as to Building B or Building
C, as applicable, shall be the 2010 calendar year.  The foregoing right to
extend the term of the Sublease is personal to Subtenant and may not be
assigned, sold, leased, subleased or otherwise transferred, voluntarily or
involuntarily, by or to any other person or entity, other than to an Affiliate
(as defined in Section 12.2 below).

	Master Landlord's Consent.

This Sublease is not and shall not be effective unless and
until Master Landlord shall have delivered to Sublandlord Master Landlord's
written consent to this Sublease in accordance with the provisions of the Master
Lease. If Master Landlord fails to consent to this Sublease within twenty (20)
days after the date of this Sublease, either party may terminate this Sublease
by written notice to the other party and in such event neither party shall have
any obligations to the other party under this Sublease, except that Sublandlord
shall promptly (i) refund to Subtenant prepaid Base Rent for the first
month of the Term and (ii) return the L-C (as defined in Section 6.1 below)
to Subtenant.

	Base Rent.

4.1During the Term, Subtenant agrees to pay Sublandlord
as base rent ("Base Rent") for the Sublease Premises the sum of Twenty-Two and
50/00 Dollars ($22.50) per RSF annually, which Base Rent shall be payable in
equal monthly installments of One and 875/1000ths Dollars ($1.875) per RSF.
Commencing on the date which is ninety (90) days following the Phase I Rent
Commencement Date, Subtenant shall pay Sublandlord monthly Base Rent in equal
monthly installments of Eighty-Three Thousand Nine Hundred Forty
Dollars ($83,940) each for Phase I.  Commencing on the Phase II Rent
Commencement Date, Subtenant shall pay Sublandlord monthly Base Rent in equal
monthly installments of One Hundred Twelve Thousand Seven Hundred Eighty-Five
Dollars ($112,785) each for Phase I and Phase II.  Commencing on the Phase
III Rent Commencement Date, Subtenant shall pay Sublandlord monthly Base Rent in
equal monthly installments of Two Hundred Twenty-One Thousand Five Hundred One
and 25/00 Dollars ($221,501.25) each for Phase I, Phase II and Phase III.  If
Subtenant exercises its Guaranteed Expansion Option under Section 2.7 above,
then commencing on the Expansion Premises Rent Commencement Date, Subtenant
shall pay Sublandlord monthly Base Rent in equal monthly installments of Two
Hundred Seventy-Nine Thousand One Hundred Ninety-One and 25/00
Dollars ($279,191.25) each for Phase I, Phase II, Phase III and the
Expansion Premises.  The parties hereby stipulate and agree that if
Sublandlord's remeasurement of Phase I, Phase II, Phase III and the Expansion
Premises pursuant to Section 2.3 above results in a change in the RSF of any
portion of the Sublease Premises, the foregoing monthly Base Rent figures (and
Subtenant's Proportionate Share of increases in Basic Operating Costs and
Estimated Basic Operating Costs over actual Basic Operating Costs for the 2004
Base Year as provided in Section 5 below) shall be adjusted upward or downward
to reflect the remeasured RSF of the Sublease Premises.  The RSF of the Master
Premises and the Sublease Premises set forth in Recitals A and B of this
Sublease, respectively, shall be conclusive and binding for all purposes under
this Sublease and shall not be subject to further adjustment or remeasurement by
Subtenant or Sublandlord.

4.2As more particularly provided in the Work Letter
attached to this Sublease as Exhibit E, if Sublandlord fails to approve Tenant's
Plans and Drawings for a given Phase or the Expansion Premises within the time
periods set forth in Article 1 of the Work Letter for such approval by
Sublandlord, other than by reason of a delay by Master Landlord, a Subtenant
Delay or Force Majeure Delay (as both such terms are defined in the Work
Letter), and such failure by Sublandlord actually and demonstrably results in
Subtenant being unable to substantially complete its Tenant Improvements on or
before the applicable Rent Commencement Date for such Phase (above and beyond
any delays resulting from Subtenant Delays or Force Majeure Delays), then
Subtenant shall be entitled to two (2) days of abatement in Base Rent for such
affected Phase (but no abatement in Base Rent applicable to any other Phase) for
each day of delay in Subtenant's substantial completion of its Tenant
Improvements in such Phase by reason of such Sublandlord
delay.

4.3Each monthly installment of Base Rent shall be
payable in advance on the first day of each calendar month during the Term,
except that the first month's installment of Base Rent for each Phase of the
Sublease Premises and the Expansion Premises (if applicable) shall be paid by
Subtenant to Sublandlord on or before the applicable Delivery Date for such
Phase or the Expansion Premises. If the applicable Rent Commencement Date
commences or ends on a day other than the first day of a calendar month, then
the rent for such month shall be prorated (and paid at the beginning of each
such month) in the proportion that the number of days this Sublease is in effect
as to such Phase during such month bears to the total number of days in such
month, and such partial month's installment shall be paid no later than the
commencement of the subject month. In addition to the Base Rent, Subtenant
agrees to pay as additional rent the amount of Additional Rent (as defined
below) and other charges required to be paid by this Sublease.  All rent (which
shall include Base Rent, Additional Rent and other charges required to be paid
by this Sublease) shall be paid to Sublandlord, without prior demand and without
any deduction, offset, counterclaim or abatement, in lawful money of the United
States of America, at Charles Schwab & Co., Inc., 22857 Network Place,
Chicago, IL 60673-1228, or to such other person or at such other place as
Sublandlord may from time to time designate in writing.  Subtenant's covenant to
pay rent shall be independent of every other covenant in this
Sublease.

4.4If Subtenant fails to pay when due Base Rent,
Additional Rent or any other charges within five (5) business days after the
same are due hereunder, the unpaid amount will bear interest from the due date
until the date of actual payment at the Applicable Rate (as defined in Section
1.06 of the Master Lease).  If Subtenant fails to pay any installment of Base
Rent, Additional Rent or other charges within five (5) business days after the
same are due, or fails to make any other payment for which Subtenant is
obligated under this Sublease, then Subtenant shall pay to Sublandlord a late
charge equal to Two Hundred Fifty Dollars ($250.00) plus five percent (5%) of
the amount so payable; provided, however, that such late charge shall be waived
with respect to the first occurrence of a late payment in any twelve (12)
consecutive month period.  Subtenant acknowledges that late payments will cause
Sublandlord to incur costs not contemplated by this Sublease, the exact amount
of which costs are extremely difficult and impracticable to calculate. The
parties agree that the late charge described above represents a fair and
reasonable estimate of the extra costs incurred by Sublandlord as a result of
such late payment.

4.5No payment by Subtenant or receipt and acceptance by
Sublandlord of a lesser amount than the Base Rent or Additional Rent shall be
deemed to be other than part payment of the full amount then due and payable;
nor shall any endorsement or statement on any check or any letter accompanying
any check, payment of Rent or other payment, be deemed an accord and
satisfaction; and Sublandlord may accept, but is not obligated to accept, such
part payment without prejudice to Sublandlord's right to recover the balance due
and payable or to pursue any other remedy provided in this Sublease or by law.
If Sublandlord shall at any time or times accept Rent after it becomes due and
payable, such acceptance shall not excuse a subsequent delay or constitute a
waiver of Sublandlord's rights hereunder.

	Additional Rent.

In addition to the Base Rent, commencing on January 1, 2005
and at all times thereafter during the Term (including the Extended Term, if
applicable) Subtenant shall pay Subtenant's Proportionate Share of the increase
in Basic Operating Costs and Estimated Basic Operating Costs (as such terms are
defined in Sections 1.12, 1.25 and 3.06 of the Master Lease) for the Sublease
Premises for such calendar year of the Sublease Term in excess of the actual
Basic Operating Costs for the Sublease Premises for the 2004 calendar year (the
"Base Year") in accordance with the procedures and provisions of Section 3.04 of
the Master Lease (with the provisions of the last paragraph of Section 3.06(b)
applying to this Sublease if Subtenant is subleasing less than 100% of Building
D at any time during the Term of this Sublease).  Subtenant's "Proportionate
Share" shall be the ratio which the rentable area of the Sublease Premises bears
to the rentable area of the Master Premises, which ratio is agreed to be as
follows:  Subtenant's Proportionate Share with respect to Phase I shall equal
30.07% (based on 44,768 RSF for Phase I and 148,902 RSF for Building D);
Subtenant's Proportionate Share with respect to Phase I and Phase II shall equal
40.40% (based on 60,152 RSF for Phase I and Phase II in the aggregate and
148,902 RSF for Building D); Subtenant's Proportionate Share with respect to
Phase I, Phase II and Phase III shall equal 79.34% (based on 118,134 RSF for
Phase I, Phase II and Phase III in the aggregate and 148,902 for Building D);
and Subtenant's Proportionate Share with respect to Phase I, Phase II, Phase III
and the Expansion Premises shall equal 100% (based on Subtenant occupying all of
the RSF of Building D).  All said sums (including any estimates of such sums)
shall be paid to Sublandlord at the times required pursuant to the terms and
conditions of the Master Lease.  Sublandlord shall provide Subtenant with full
and complete copies of Master Landlord's annual Operating Costs Statement
provided to Sublandlord under Section 3.08 of the Master Lease promptly
following Sublandlord's receipt of the same from Master Landlord.  In addition,
Subtenant shall be responsible to pay its proportionate share of all other sums
which Sublandlord is obligated to pay under the Master Lease (but not such other
sums which (x) result from a default by Sublandlord under the Master Lease
unless caused in whole or in part by the acts or omissions of Subtenant or (y)
are not related in whole or in part  to Sublease Premises) and shall also be
responsible to pay for any additional charges and expense imposed by Master
Landlord pursuant to the terms of the Master Lease and related specifically to
Subtenant's use and occupancy of the Sublease Premises during the Term (e.g.,
after-hours HVAC, additional cleaning, excess utilities, etc.), said sums shall
be paid to Sublandlord at the times required pursuant to the terms and
conditions of the Master Lease.  All sums payable by Subtenant for after-hours
HVAC and/or electrical service shall be at Master Landlord's actual cost,
without any premium or mark-up, as provided in Section 4.02 of the Master Lease.
All sums payable pursuant to this Section 5 shall be considered additional rent
payable under this Sublease and Sublandlord shall have all rights and remedies
available hereunder for the failure to pay such additional rent.

	Letter of Credit.

	Delivery of Letter of Credit

.
                      Not later than July 7, 2003, Subtenant shall deliver
to Sublandlord an unconditional and irrevocable letter of credit (the "L-C") in
the amount of One Million Five Hundred Thousand Dollars ($1,500,000.00)
(the "L-C Amount"), which L-C shall be issued by a money-center bank (a bank which
accepts deposits, maintains accounts, has a local San Francisco, California
office which will negotiate a letter of credit, and whose deposits are insured
by the FDIC) acceptable to Sublandlord in Sublandlord's sole discretion, and
which L-C shall be in a form and content as set forth on Exhibit G,
or otherwise acceptable to Sublandlord in Sublandlord's sole discretion.
Subtenant shall pay all expenses, points and/or fees incurred by Subtenant in
obtaining and maintaining the L-C.  Subtenant's failure to timely deliver the L-
C on or before July 7, 2003 shall constitute a material default by Subtenant
under this Sublease and, if Subtenant thereafter fails to deliver the L-C in
accordance with the provisions of this Section 6.1 within two (2) business
days following Sublandlord's written demand for immediate delivery of the L-C,
such failure shall constitute an immediate and uncurable material default by
Subtenant under this Sublease in accordance with Sections 6.3 and 13.5
below.

	Application of Letter of Credit

.
                      The L-C shall be held by Sublandlord as security for
the faithful performance by Subtenant of all the terms, covenants, and
conditions of this Sublease to be kept and performed by Subtenant during the
Sublease Term.  The L-C shall not be mortgaged, assigned or encumbered in any
manner whatsoever by Subtenant without the prior written consent of Sublandlord.
If there is an "Event of Default" (as defined in Section 7.08(a) of the Master
Lease (but with the time periods for cure being as defined and limited in
Article 13 below)) by Subtenant with respect to any provisions of this
Sublease, including, but not limited to, the provisions relating to the payment
of Base Rent or Additional Rent, or if Subtenant fails to renew the L-C at least
thirty (30) days before its expiration, Sublandlord may, but shall not be
required to, draw upon all or any portion of the L-C for payment of any Base
Rent or Additional Rent or any other sums in default, or for the payment of any
amount that Sublandlord may reasonably spend or may become obligated to spend by
reason of Subtenant's default, or to compensate Sublandlord for any other loss
or damage that Sublandlord may suffer by reason of Subtenant's default.  The
use, application or retention of the L-C, or any portion thereof, by Sublandlord
shall not prevent Sublandlord from exercising any other right or remedy provided
by this Sublease or by law, it being intended that Sublandlord shall not first
be required to proceed against the L-C and shall not operate as a limitation on
any recovery to which Sublandlord may otherwise be entitled.  Any amount of the
L-C which is drawn upon by Sublandlord shall first be applied to sums owing to
Sublandlord with respect to the Event of Default , but any sums drawn which are
not so used or applied by Sublandlord shall be held by Sublandlord and deemed a
security deposit (the "L-C Security Deposit").  If any portion of the L-C is
drawn upon, Subtenant shall, within three (3) business days after written demand
therefor, either (i) deposit cash with Sublandlord (which cash shall be applied
by Sublandlord to the L-C Security Deposit) in an amount sufficient to cause the
sum of the L-C Security Deposit and the amount of the remaining L-C to be
equivalent to the amount of the L-C then required under this Sublease or (ii)
reinstate the L-C to the amount then required under this Sublease, and if any
portion of the L-C Security Deposit is used or applied, Subtenant shall, within
three (3) business days after written demand therefor, deposit cash with
Sublandlord (which cash shall be applied by Sublandlord to the L-C Security
Deposit) in an amount sufficient to restore the L-C Security Deposit to the
amount then required under this Sublease, and Subtenant's failure to do so shall
be a default under this Sublease.  Subtenant acknowledges that Sublandlord has
the right to transfer or mortgage its interest in the Master Lease or this
Sublease and Subtenant agrees that in the event of any such transfer or
mortgage, Sublandlord shall have the right to transfer or assign the L-C
Security Deposit and/or the L-C, provided that Sublandlord delivers commercially
reasonable written evidence of such transfer to Subtenant.  Subtenant shall,
within three (3) business days of request by Sublandlord, execute such further
instruments or assurances as Sublandlord may reasonably deem necessary to
evidence or confirm Sublandlord's transfer or assignment of the L-C Security
Deposit and/or the L-C to such transferee or mortgagee.  Any transfer fee with
respect to the foregoing shall be paid by Sublandlord.  If and to the extent
Sublandlord advances all or any portion of the Additional Allowance (as defined
in Section 9.3 below) to Subtenant for any Phase of the Sublease Premises, and
as a condition precedent to such advance, the face amount of the Letter of
Credit shall be increased above $1,500,000 on the basis of One and 33/00 Dollars
($1.33) for each Five Dollars ($5.00) of the aggregate Additional Allowance
advanced by Sublandlord to Subtenant.  Additionally, if and to the extent that
Sublandlord advances any tenant improvement allowance with respect to any
floor(s) which Subtenant may sublease in Building B or Building C, as
applicable, in accordance with Section 2.8 above, as a condition precedent to
Sublandlord advancing such tenant improvement allowance, Subtenant shall provide
to Sublandlord a letter of credit satisfying all of the requirements of this
Article 6 in the face amount required by Section 2.8 above with respect to the
sublease of any Building B or Building C floors, as applicable.  Provided that
Subtenant has neither previously committed an Event of Default under this
Sublease nor is then in default under this Sublease (following the expiration of
all applicable cure periods without cure), the face amount of the L-C shall be
reduced by twenty-percent (20%) per annum on the first anniversary of the Phase
III Rent Commencement Date and on each subsequent anniversary date of the Phase
III Rent Commencement Date, provided that in no event shall the face amount of
the L-C ever be reduced below One Hundred Fifty Thousand Dollars ($150,000) plus
ten percent (10%) of the amount of the increase in the L-C resulting from
the advance of the Additional Allowance by Sublandlord to Subtenant.

	Late
Delivery of Letter of Credit

.
                      As more particularly provided in Section 13.5 below,
Subtenant's failure to timely deliver the L-C to Sublandlord in form and
substance satisfactory to Sublandlord and in accordance with the requirements of
Section 6.1 above on or before July 7, 2003 shall constitute a material default
by Subtenant under this Sublease and, if Subtenant thereafter fails to deliver
the L-C in accordance with the provisions of Section 6.1 within two (2) business
days following Sublandlord's written demand for immediate delivery of the L-C,
such failure shall constitute an immediate and uncurable material default by
Subtenant under this Sublease and in such event Sublandlord shall immediately
and without notice be able to pursue all remedies for such default available at
law or in equity including, without limitation, all of the rights and remedies
available under the Master Lease including, without limitation, Section 7.08 of
the Master Lease (but without any of the notice or cure periods set forth in the
Master Lease applying to such default).  Anything contained in this Sublease or
the Work Letter attached to this Sublease as Exhibit E to the contrary
notwithstanding, Subtenant and its agents, employees, contractors,
subcontractors, architects and consultants shall have no right to enter the
Sublease Premises for any purpose whatsoever (other than for the sole and
limited purpose of undertaking inspections, measurements and other architectural
requirements, and assessments as provided in the second sentence of Section 3.1
of the Work Letter) or to commence any construction work of any nature
whatsoever in the Sublease Premises unless and until Subtenant delivers the L-C
to Sublandlord as required in Section 6.1 above.

	Incorporation of Master Lease by Reference;
Assumption.

7.1Subtenant acknowledges that it
has read the Master Lease and is fully familiar with all terms and conditions of
the Master Lease.  All of the Articles, Sections and Exhibits of the Master
Lease are incorporated into this Sublease as if fully set forth in this Sublease
except that (i) the Basic Lease Information provisions entitled "Leased
Premises", "Net Rentable Area", "Estimated Term Commencement Date", "Term",
"Annual Base Rent", "Annual Additional Base Rent", "Security Deposit",
"Parking", "Tenant Broker" and "Landlord Brokers" are deleted in their entirety
from the Master Lease as incorporated unto the Sublease, (ii) Sections 1.01,
1.02, 1.03, 1.04, 1.07, 1.08, 1.09, 1.10, 1.11, 1.22, 1.24, 1.33, 1.37 (except
the first sentence thereof), 1.38, 1.40 (except the first sentence thereof),
1.42, 1.43, 1.44, 1.46, 1.47, 1.48, 1.49, 2.01, 3.01, 3.02, 3.03, 3.05, 3.09,
3.10, 4.01(a)(vi), 4.01(b), 4.01(d), the first, second and fourth sentences of
Section 4.01(e), Sections 4.03, 4.06, 4.07, 5.02, 5.03, 5.07(c)(ii), 5.07(e),
the second and third sentences of Section 5.08, the balance of the first
sentence of Section 5.13(a) beginning with the words "provided that such
Mortgage Lender", the words "subject to Section 4.06 hereof" at the beginning of
Section 5.13(c), that portion of the first sentence of Section 5.15 beginning
with the words "and subject to the provisions" and ending with the words
"judgment was obtained", the first sentence of Section 5.19, the second,
seventh, eighth and ninth sentences of Section 7.01 and Tenant's right to
require Landlord to carry earthquake insurance in Section 7.01, Section
7.03(c), the balance of the fourth sentence of Section 7.06 beginning with the
words "and (x)", Sections 7.07(e), 7.07(f), 7.07(g), the balance of Section
7.08(d)(i) beginning with the words "the net present value", Sections 7.11,
7.12, 7.13, 7.14, 7.15, 7.16, 7.17, 7.25, 7.37 and 7.38 and Exhibits A-2,
B (except that Schedules B-4, B-5 and B-6 to
Exhibit B to the Master Lease are expressly incorporated into the Work
Letter attached to this Sublease as Exhibit E), D, E,
H, I and L through S, inclusive, are deleted in their entirety
from the Master Lease as incorporated into the Sublease, (iii) the
representations and warranties in the last sentence of Section 4.01(a) and the
first, second, and seventh sentences of Section 5.10(a) of the Master Lease are
made solely by Master Landlord and not by Sublandlord, (iii) any rights of
Sublandlord to extend, contract, expand, cancel or terminate the Master Lease,
any rights of first offer to lease additional space, any rights of first offer
or rights of first refusal or options to purchase Building D and any rights of
self-help and set-off in favor of Sublandlord are deleted from the Master Lease
as incorporated into the Sublease, (iv) the arbitration provisions of Section
7.36 of the Master Lease shall not apply to the determination of whether a
default exists under the Sublease and (v) all references to "Critical Areas" and
"Additional Base Rent" are deleted in their entirety from the Master Lease as
incorporated into the Sublease.  

7.2The term "Landlord" as used in the Master Lease shall
refer to "Sublandlord" hereunder, the term "Tenant" as used in the Master Lease
shall refer to "Subtenant" hereunder, the term "Lease" as used in the Master
Lease shall refer to this Sublease and the term "Leased Premises" as used in the
Master Lease shall refer to the Sublease Premises described herein, except that
all references to "Landlord" shall mean and include both Master Landlord and
Sublandlord in Sections 5.09, 5.11, 5.17(a), 7.04(a) and 7.04(b) (except that
any exceptions to indemnification as to Master Landlord and Sublandlord shall
apply solely to their respective own negligence or willful misconduct) of the
Master Lease, and any indemnification, defense and hold harmless protections
running in favor of the "Landlord Parties" shall also run in favor of
Sublandlord and Sublandlord's employees, agents, contractors, subcontractors,
consultants, officers, directors, parents, subsidiaries, affiliates, members,
managers, constituent partners, invitees and licensees.  The definition of
"Tenant Parties" as incorporated into the Sublease shall mean Subtenant and
Subtenant's employees, agents, contractors, subcontractors, consultants,
officers, directors, parents, subsidiaries, affiliates, members, managers,
constituent partners, invitees and licensees.

7.3If Sublandlord shall actually receive under the
Master Lease an abatement of Rent as to the Sublease Premises (for a period
after the Commencement Date), then Subtenant shall be entitled to receive from
Sublandlord a proportionate share of such abatement calculated as follows:  for
each rentable square foot to which the abatement applies and for which Subtenant
is obligated to pay Rent under this Sublease, Subtenant shall receive its
proportionate share of such abatement based on the ratio of the per square foot
Rent payable by Subtenant under this Sublease to the per square foot Rent
payable by Sublandlord under the Master Lease for the Sublease Premises, but in
no event in excess of the abatement actually received by Sublandlord for the
Sublease Premises.  

7.4If any provisions of this Sublease expressly conflict
with any portion of the Master Lease as incorporated herein, the terms of this
Sublease shall govern. Subtenant shall assume and perform for the benefit of
Sublandlord and Master Landlord all of Tenant's obligations under the Master
Lease provisions as incorporated herein to the extent that the provisions are
applicable to the Sublease Premises. Notwithstanding anything to the contrary
contained in this Sublease, Sublandlord does not assume the obligations of the
Master Landlord under the Master Lease. 

7.5Subtenant shall be entitled to receive all of the
work, services, repairs, repainting, restoration, the provision of utilities,
elevator or HVAC services, or the performance of any other obligations required
of Master Landlord under the Master Lease with respect to the Sublease Premises
or the common areas of Building D (except to the extent any such obligations
were not incorporated by reference above); provided, however, Sublandlord's sole
obligation with respect thereto shall be to request the same, as requested in
writing by Subtenant and at Subtenant's sole cost and expense. If Master
Landlord shall default in any of its obligations to Sublandlord with respect to
the Sublease Premises, Sublandlord will use reasonable commercial efforts to
cause Master Landlord to perform and observe such obligations (except that
Sublandlord shall not be obligated to commence any legal, arbitration or audit
proceedings against Master Landlord, or utilize any self-help rights, or make
any payment of money or other consideration other than as expressly required of
Sublandlord under the Master Lease), but Sublandlord shall have no liability for
failure to obtain the observance or performance of such obligations by Master
Landlord or by reason of any default of Master Landlord under the Master Lease
or any failure of Master Landlord to act or grant any consent or approval under
the Master Lease, or from any misfeasance or non-feasance of Master Landlord,
nor shall the obligations of Subtenant hereunder be excused or abated in any
manner by reason thereof, except as expressly provided in this Sublease.  If
Sublandlord elects to commence legal, arbitration or audit or other proceedings
against the Master Landlord to enforce, or otherwise enforces, Sublandlord's
rights under the Master Lease which are applicable to Subtenant and the Sublease
Premises as well as to the Sublandlord as to the remainder of the Premises,
Subtenant shall be responsible for reimbursing Sublandlord for the reasonable
costs of such proceedings, including, without limitation, reasonable attorneys'
fees incurred by Sublandlord at the following rates:  (a) one hundred (100%)
percent thereof if such pertain only to the Sublease Premises; (b) Subtenant's
Proportionate Share if such pertain to the entire Premises; or (c) a
proportionate percentage if such pertain to the Sublease Premises or any part
thereof and to a portion of the Premises other than the Sublease Premises, such
reimbursement to be made by Subtenant to Sublandlord within twenty (20) days
after invoice therefor.

7.6Subtenant shall cooperate with Sublandlord as may be required to
obtain from Master Landlord any such work, services, repairs, repainting,
restoration, the provision of utilities, elevator or HVAC services, or the
performance of any of Master Landlord's other obligations under the Master
Lease, provided that in day-to-day issues, Subtenant shall contact Master
Landlord first to obtain the desired service or item and shall only contact
Sublandlord if Master Landlord fails to perform. This Sublease shall at all
times during the Term remain subject and subordinate to the Master Lease (and to
all matters to which the Master Lease is subject and subordinate) and to all
modifications and amendments to the Master Lease.  Sublandlord agrees with
Subtenant that so long as Subtenant is not in default hereunder beyond any
applicable notice and/or cure period, Sublandlord shall not enter into any
modification or amendment to the Master Lease which will prevent or materially
adversely affect the use by Subtenant of the Sublease Premises in accordance
with the terms of the Sublease, or increase the obligations of Subtenant or
decrease its rights under the Sublease in any way materially adversely affecting
the Sublease.

	Master Lease.

At any time and on reasonable prior notice to
Subtenant, Sublandlord can elect to require Subtenant to perform Subtenant's
obligations under this Sublease directly to Master Landlord, in which event
Subtenant shall send to Sublandlord from time to time copies of all notices and
other communications that Subtenant shall send to and receive from Master
Landlord.  Subtenant shall not do or permit to be done anything which would
constitute a violation or breach of any of the terms, conditions or provisions
of the Master Lease or which would cause the Master Lease to be terminated or
forfeited by virtue of any rights of termination or forfeiture reserved by or
vested in Master Landlord. If the Master Lease terminates, this Sublease shall
terminate and the parties shall be relieved from all liabilities and obligations
under this Sublease; except that if this Sublease terminates as a result of a
default of one of the parties under this Sublease or the Master Lease, the
defaulting party shall be liable to the non-defaulting party for all damage
suffered by the non-defaulting party as a result of the termination; provided,
however, that in no event shall either party be liable for special,
consequential or punitive damages. 

	Acceptance of Sublease Premises; Allowances.

	Acceptance of Sublease
Premises "AS IS."  

The Sublease Premises shall be delivered to Subtenant broom
clean in "AS-IS and WITH ALL FAULTS" condition and without any
representations and warranties with respect thereto by Sublandlord, its agents,
officers, directors, employees, consultants or attorneys.  Subtenant
acknowledges and agrees that Sublandlord and its agents, officers, directors,
employees, consultants and attorneys have made no representations, warranties or
promises of any nature whatsoever with respect to Building D, the Project,
Building C, Building B, the Complex, the Sublease Premises or any
improvements located therein.  The taking of possession of any portion of the
Sublease Premises (or any sublease premises in Buildings B or Building
C) by Subtenant shall be conclusive evidence that Subtenant accepts the same
"AS IS and WITH ALL FAULTS" and that the Sublease Premises, the
Project and the Building are suited for the use intended by Subtenant and are in
good and satisfactory condition at the time such possession was taken.
Subtenant represents and warrants to Sublandlord that (a)  Subtenant's sole
intended use of the Sublease Premises is for general office use, call center
use, consumer lending and related business purposes, and (b) prior to executing
this Sublease, Subtenant has made such investigations as it deems appropriate
with respect to the suitability of the Sublease Premises for its intended use
and has determined that the Sublease Premises are suitable for such intended
use.  Sublandlord shall have no obligation whatsoever to construct any Tenant
Improvements or other improvements for Subtenant or to repair or refurbish the
Sublease Premises.  All Tenant Improvements (as defined in the Work Letter) and
all alterations, additions and improvements to the Sublease Premises shall be at
Subtenant's sole cost and expense without contribution or reimbursement from
Sublandlord or Master Landlord (except to the extent of the Tenant Improvement
Allowance provided for in Section 9.2 below and the Additional Allowance
provided for in Section 9.3 below).

	Tenant
Improvement Allowance

.
                      Provided that Subtenant is not in default of this
Sublease or the Work Letter (following the expiration of all applicable cure
periods without cure) Sublandlord shall provide Subtenant with the sum equal to
Thirty-Seven and 50/00 Dollars ($37.50) per RSF of the Sublease Premises plus an
additional One Hundred Thousand Dollars ($100,000) for work on the ground floor
lobby of Building D (the "Lobby Allowance") (collectively, the
"Tenant Improvement Allowance") for Subtenant's design and construction of
Subtenant's initial tenant improvements within the Sublease Premises
(collectively, the "Tenant Improvements").  The Tenant Improvement Allowance
shall first be used to pay for the cost of Subtenant's space plan, construction
drawings and working drawings, architectural, engineering and design fees and
costs, permit and approval fees and costs, actual contractor costs and charges
for materials and labor, contractor's profit, overhead and general conditions
costs and other customary and reasonable hard and soft costs of designing,
installing and constructing the Tenant Improvements (collectively, the "Tenant
Improvement Costs").

	Master Landlord TI Allowance and Lobby
Allowance

.
                      Subtenant acknowledges that Thirty Dollars ($30.00)
per RSF of the Tenant Improvement Allowance plus the $100,000 Lobby Allowance is
being funded by Master Landlord to Sublandlord pursuant to the terms and
provisions of the Master Lease (the "Master Landlord TI Allowance"), that use of
the Master Landlord TI Allowance is expressly limited to reimbursement of actual
Tenant Improvement Costs and that no portion of the Master Landlord TI Allowance
can be used for furniture and furniture reconfiguration, furnishings, equipment,
cabling, wiring, moving expenses, existing lease cancellation costs,
construction manager fees, project manager fees, and relocation consultant
costs, and other similar costs and expenses (collectively, "Non TI-Costs").
Subtenant acknowledges and agrees that if the actual Tenant Improvement Costs
are less than Thirty Dollars ($30.00) per RSF for the Subleased Premises, then
Sublandlord shall only be obligated to disburse the Master Landlord TI Allowance
in an amount up to the actual Tenant Improvement Costs and no more. Anything
contained in this Sublease or the Work Letter to the contrary notwithstanding,
Subtenant acknowledges and agrees that Sublandlord shall have no obligation to
pay all or any portion of the Master Landlord TI Allowance portion of the Tenant
Improvement Allowance to Subtenant unless and until Sublandlord receives payment
of the Master Landlord TI Allowance owing by Master Landlord to Sublandlord
under the Master Lease with respect to the Sublease Premises.

	Allowance Above Master Landlord TI Allowance

.
                      Sublandlord acknowledges and agrees that if and to the
extent the entire $37.50 per RSF Tenant Improvement Allowance is not applied to
Tenant Improvement Costs, then up to Seven and 50/00 Dollars ($7.50) per RSF of
the Tenant Improvement Allowance (that is, the portion of the Tenant Improvement
Allowance over and above the Master Landlord TI Allowance) (but expressly
excluding any portion of the Lobby Allowance) may be used by Subtenant to pay
Non TI-Costs or be applied by Subtenant against Base Rent due under the
Sublease.

	 Phased Disbursement; Conditions to
Disbursement

.
                      Subject to the foregoing, the Tenant Improvement
Allowance shall be disbursed to Subtenant on a phased basis with respect to
Phase I, Phase II, Phase III and the Expansion Premises on the basis of the RSF
in each such Phase on the following bases.  The Tenant Improvement Allowance as
to each Phase and the Expansion Premises shall be disbursed by Sublandlord in
three (3) installments of Twenty-Five Percent (25%), Twenty-Five Percent (25%)
and Fifty Percent (50%), with the first installment of 25% ("1st Installment")
being payable on the date which is the later to occur of (I) ten (10)
business days following the date on which Master Landlord is required to pay the
First Installment (as defined in Section 4.2(a) of the Work Letter attached to
the Master Lease as Exhibit B) to Sublandlord or (ii) seventy (70)
days following the Delivery Date as to the applicable Phase or the Expansion
Premises (with such later date being the "1st Installment Payment Date"), the
second installment of 25% (the "2nd Installment") being payable on the date
which is thirty (30) days following the 1st Installment Payment Date and the
third installment of 50% (the "3rd Installment") being payable upon "Completion
of the Tenant Improvements" (as defined below), provided that each and all of
the conditions precedent set forth below in this Section 9.2 are satisfied in
full.  The conditions precedent to disbursement of each of the 1st Installment,
the 2nd Installment and the 3rd Installment shall include all of the following:
(a) Subtenant is not in default under this Sublease or the Work Letter
(following the expiration of all applicable cure periods without cure), provided
that the applicable portion of the Tenant Improvement Allowance shall be
disbursed upon Subtenant curing any such default; (b) Subtenant has entered into
a general construction contract for the Tenant Improvements which has been
reasonably approved by Sublandlord as provided in the Work Letter; (c) Subtenant
has commenced and is diligently pursuing the completion of the Tenant
Improvements; and (d) Subtenant has delivered to Sublandlord, at least ten (10)
days prior to the applicable date for disbursement of the 1st Installment, the
2nd Installment or the 3rd Installment, a certified statement from Subtenant's
architect certifying that Subtenant has installed the Tenant Improvements in the
applicable Phase (or in the Expansion Premises) in an amount at least equal to
the amount of the applicable Installment plus any previous Installments paid.
In addition to the foregoing conditions precedent, the disbursement of the 1st
Installment shall be conditioned upon Subtenant delivering to Sublandlord a
conditional waiver and release of lien upon progress payment (in the form
prescribed by California Civil Code Section 3262 ("Section 3262")) from
Subtenant's general contractor ("Contractor") and from each subcontractor
("Subcontractor") for which payment is then being sought in the amount of the
1st Installment, and disbursement of the 2nd Installment shall be conditioned
upon Subtenant delivering a conditional waiver and release of a lien upon
progress payment in the form prescribed by Section 3262 from the Contractor and
each Subcontractor for which payment is then being sought in the amount of the
2nd Installment together with an unconditional waiver and release of lien upon
progress payment in the form prescribed by Section 3262 from the Contractor and
each Subcontractor with respect to the 1st Installment.  Sublandlord shall not
be obligated to disburse the 3rd Installment until "Completion of the Tenant
Improvements" (defined below) has occurred.  For purposes of this Sublease and
the Work Letter, "Completion of the Tenant Improvements" shall mean the date on
which the last of the following conditions has been satisfied in full: (A)
Sublandlord has inspected the Sublease Premises and determined that the Tenant
Improvements are substantially complete; (B) Subtenant has obtained all required
certificates of occupancy for use and operation of the Premises and delivered
copies of such certificates to Sublandlord; (C) Subtenant has obtained an
executed unconditional waiver and release upon final payment in the form
prescribed by Section 3262 from its Contractor and all Subcontractors and
delivered complete copies thereof to Sublandlord; (D) Subtenant's architect has
issued certificates of final completion with respect to all Tenant Improvements
and Sublandlord has been provided with copies of the same; (E) Subtenant has
recorded a Notice of Completion in the Office of the Alameda County Recorder in
accordance with Section 3093 of the California Civil Code and provided
Sublandlord with a copy of the same and; (F) the time period for filing any
mechanics' liens with respect to the Tenant Improvements has expired without the
filing of any liens.  Notwithstanding the foregoing time periods for payment of
the applicable Tenant Improvement Allowance, Subtenant shall have the right to
make its application for the Tenant Improvement Allowance at any time prior to
the second anniversary of the Delivery Date as to the applicable Phase or the
Expansion Premises.  Sublandlord shall have no obligation to make any
disbursement of the Tenant Improvement Allowance for Non-TI Costs until (x)
Completion of the Tenant Improvements and (y) receipt by Sublandlord of copies
of invoices marked "paid" with respect to all Non-TI Costs for which Subtenant
is requesting reimbursement.

	Additional Allowance

.
                      In addition to Sublandlord's payment of the Tenant
Improvement Allowance to Subtenant as set forth in Section 9.2 above, provided
that Subtenant is not in default under this Sublease or the Work Letter
(following the expiration of all applicable cure periods without cure),
Subtenant, upon written notice to Sublandlord, may elect to have Sublandlord
contribute up to an additional Five Dollars ($5.00) per RSF for each of Phase I,
Phase II and Phase III and the Expansion Premises for Tenant Improvement Costs
and/or Non TI-Costs (the "Additional Allowance").  The Additional Allowance
shall be disbursed to Subtenant on a Phased basis in the same manner as the
Tenant Improvement Allowance is disbursed under Section 9.2 above.  If Subtenant
elects to draw down the Additional Allowance, Subtenant shall reimburse
Sublandlord for the Additional Allowance pursuant to monthly payments (due on
the same dates and as part of Base Rent for Phase I, Phase II, Phase III and the
Expansion Premises) amortized over the Term of the Sublease beginning on the
applicable Rent Commencement Date as to each such Phase at the rate of Ten
Percent (10%) per annum, compounded annually.  Accrued interest at such rates on
amounts advanced for any period prior to the applicable Rent Commencement Date
as to a given Phase shall be added to the Additional Allowance for purposes of
calculation of Subtenant's monthly reimbursement payment hereunder.  Anything
contained in this Sublease or the Work Letter to the contrary notwithstanding,
Subtenant acknowledges and agrees that Sublandlord shall have no obligation to
make the Additional Allowance available to Subtenant unless and until
Sublandlord receives payment of the Additional Tenant Allowance (as defined in
Section 1.01 of the Work Letter) from Master Landlord with respect to the
Sublease Premises.  No portion of the Additional Allowance as to a given Phase
or the Expansion Premises shall be disbursed by Sublandlord to Subtenant unless
and until the applicable 1st Installment Payment Date.

	Use; Sublandlord's Trade Names; Parking; Signage; Roof Rights; Generator;
BART Shuttle.

	Use

.
                      Subtenant agrees that the Sublease Premises shall be
used by Subtenant (and its permitted assignees and subtenants) solely for
general office use, call center use, consumer lending and related business
purposes, and for no other use, business or purpose whatsoever.  Sublandlord
shall not sublease any portion of Building D to any subtenant whose principal
business is consumer lending.

	No Use
of Trade Names

.
                      Subtenant agrees that it shall not, without
Sublandlord's prior written consent which consent may be withheld in
Sublandlord's sole and absolute discretion, use the names, characters, artwork,
designs, trade names, copyrighted materials, trademarks or services marks of
Sublandlord, its parent, affiliated or subsidiary companies, employees,
directors, shareholders, assigns, successors or licensees (a) in any
advertising, publicity or promotion or (b) in any manner other than expressly in
accordance with this Sublease.  Sublandlord agrees that it shall not, without
Subtenant's prior written consent, which consent may be withheld in Subtenant's
sole and absolute discretion, use the names, characters, artwork, designs, trade
names, copyrighted materials, trademarks or service marks of Subtenant, its
parent, affiliated or subsidiary companies, employees, directors, shareholders,
assigns, successors or licensees (a) in any advertising, publicity or promotion
or (b) in any manner other than expressly in accordance with this Sublease,
except that Sublandlord may disclose the fact that Subtenant is its subtenant at
Pleasanton Corporate Commons.

	Parking

.
                      Subtenant shall have the non-exclusive right at no
cost to the Subtenant to use up to Five (5) unreserved vehicle parking spaces in
parking facilities serving Building D for every 1,000 RSF of the Sublease
Premises occupied by Subtenant, subject to all parking rules and regulations
promulgated by Master Landlord from time to time.  Notwithstanding the
foregoing, Subtenant shall reasonably cooperate with Sublandlord at
Sublandlord's request to monitor and ensure that Subtenant and its employees,
agents, Strategic Partners (as defined in Section 12.3 below), invitees and
licensees do not exceed this parking ratio of five (5) unreserved parking spaces
per 1,000 RSF of the Sublease Premises occupied by Subtenant including, without
limitation, instituting (i) a parking program and parking rules reasonably
approved by Master Landlord and Sublandlord requiring parking stickers for all
of Subtenant's employees and Strategic Partners and the imposition of fines
and/or towing requirements for Subtenant's employees and Strategic Partners
violating the parking program or parking rules and/or (ii) in Sublandlord's
sole and absolute discretion but at Sublandlord's sole cost and expense, a valet
parking program with respect to not more than seventy-five (75) vehicle
parking spaces to ensure that this 5/1,000 parking ratio is met (but not any
parking ratio greater than 5/1000).  Subtenant, at its sole cost and expense,
may elect to attempt to increase the parking ratio to Five and One-Half (5.5)
unreserved vehicle parking spaces per 1,000 RSF of the Sublease Premises if and
only if Subtenant contracts with a reputable parking operator and/or valet
service reasonably approved by Sublandlord, subject to Master Landlord's written
consent and Master Landlord's express written confirmation to Sublandlord that
such increased parking ratio shall not reduce Sublandlord's parking ratios for
Building D and the balance of the Complex; provided, however, that Sublandlord
makes no representation or warranty with respect to Subtenant's ability to
achieve a parking ratio of 5.5 unreserved vehicle parking spaces per 1,000 RSF
of the Sublease Premises occupied by Subtenant.  If and to the extent that
Subtenant subleases any space in Building B or Building C, as applicable,
Subtenant shall have the non-exclusive right at no cost to Subtenant to use up
to Three and 4/10ths (3.4) unreserved vehicle parking spaces in the surface
parking lot serving Building B or Building C, as applicable, for every 1,000 RSF
of the Sublease Premises in Building B or Building C, as applicable,
occupied by Subtenant.

	Signage

.
                      Subject to compliance with all applicable requirements
and restrictions of the Master Lease and Subtenant obtaining the Master
Landlord's consent to the following signage, and provided Subtenant is then
leasing at least four (4) full floors in Building D, Subtenant shall have the
right to (i) install standard building signage, (ii) install one parapet sign on
one side of Building D selected by Subtenant (provided that Subtenant shall have
the right to install two (2) parapet signs on two (2) sides of Building D
selected by Subtenant if Subtenant has leased the Expansion Premises) and (iii)
eighty percent (80%) of existing monument signage and interior building signage
(or such higher percentage of such signage as may relate to Subtenant's
percentage occupancy of Building D) in or with respect to Building D.  If
Subtenant leases at least two (2) full floors in Building B or Building C, as
applicable, then the sublease between Sublandlord and Subtenant for Building B
or Building C, as applicable, shall provide, subject to the compliance with all
applicable provisions and restrictions of the Building B Lease or
Building C Lease, as applicable, and Subtenant obtaining Master Landlord's
consent to the following signage, that Subtenant shall have the right to (i)
install standard building signage, (ii) install one parapet sign on one side of
Building B or Building C, as applicable, selected by Subtenant (provided that if
Subtenant subleases less than three (3) full floors of Building B or Building C,
as applicable, Sublandlord shall have the right to designate the side of
Building B or Building C, as applicable, on which the parapet sign shall be
located but if Subtenant subleases three (3) or more full floors in Building B
or Building C, as applicable, Subtenant shall have the right to designate the
side of Building B or Building C, as applicable, on which the parapet sign shall
be located) and (iii) Subtenant's proportionate share (based on the RSF of space
leased in Building B or Building C, as applicable, by Subtenant over the
total RSF of Building B or Building C, as applicable) of existing monument
signage and interior building signage in or with respect to Building B or
Building C, as applicable.  All of Subtenant's exterior signage and exterior
graphics of any kind or character shall comply in all respects with all
applicable Legal Requirements, and shall be subject to the review and approval
of the City of Pleasanton, as necessary, and any other applicable municipality
having jurisdiction over the Project.  All signs shall be installed and
maintained at Subtenant's sole cost and expense.  Upon the expiration or earlier
termination of the Term, subject to compliance with applicable Legal
Requirements, Subtenant shall remove all of its signage on or about Building D
(or Building B or Building C, as applicable) and restore any damage resulting
from such removal, all at Subtenant's sole cost and expense.  Subject to the
Master Landlord's consent, Subtenant is granted exclusive signage on Building D
with respect to firms whose principal business is consumer lending.

	Rooftop
Rights

.
                      Subject to compliance with all applicable requirements
and restrictions of the Master Lease including, without limitation, the
provisions of Section 5.19 of the Master Lease (other than the first sentence of
Section 5.19) and Subtenant obtaining Master Landlord's consent thereto,
Subtenant shall have the right to install one satellite dish on the roof of
Building D (and one satellite dish on the roof of Building B or Building C,
as applicable, if Subtenant subleases at least two (2) full floors in Building B
or Building C, as applicable), in locations reasonably designated by
Sublandlord.

	Generator

.
                      Upon Subtenant's written request delivered to
Sublandlord on or before July 15, 2003, Sublandlord shall sell and convey to
Subtenant, without any warranty or guaranty except as to title and no prior
liens, at the then market price therefor (but in no event greater than fifty
percent (50%) of Sublandlord's initial purchase price therefor when new), one
generator capable of supplying at least Seven Hundred Fifty (750) KVAs of
building standard generator service to the Sublease Premises (the "Generator").
Subtenant, at Subtenant's sole cost and expense, and subject to the Master
Landlord's prior consent (and Sublandlord's reasonable prior written consent
with respect to the location of the Generator within the Project), shall obtain
all necessary permits and approvals for installation of the Generator, and
Subtenant shall install, repair and maintain the Generator in first-class
condition in compliance with all Legal Requirements.  Upon the expiration or
earlier termination of the Term, subject to compliance with all Legal
Requirements, Subtenant shall remove the Generator from the Project and restore
any damage resulting from such removal, all at Subtenant's sole cost and
expense.

	BART Shuttle

.

                      At all times during the Term of this Sublease and the
Extended Term (if any), Sublandlord, at Sublandlord's or Master Landlord's sole
cost, shall provide bus shuttle service between the Complex and the Hacienda
BART Station and the Tassajara Road Park/Ride Lot on a schedule reasonably
agreed to by Sublandlord and Subtenant which shall provide shuttle service
Monday through Friday (holidays excepted) for approximately (but no more than)
three (3) hours during morning commute hours and approximately (but no more
than) three (3) hours during evening commute hours for use by Subtenant's
employees, licensees and invitees, Sublandlord's employees, licensees and
invitees and other subtenants (and their respective employees, licensees and
invitees) of Sublandlord in the Complex.  Subtenant acknowledges and agrees that
Sublandlord presently provides this shuttle service through WHEELS, a service
provided by and through Alameda County.  Subtenant further acknowledges and
agrees that Sublandlord may substitute another comparable shuttle service
provider reasonably designated by Sublandlord or, at Sublandlord's election by
Master Landlord, in lieu of WHEELS to provide bus shuttle service between the
Hacienda BART Station and the Tassajara Road Park/Ride Lot and the Complex.

	Compliance With Laws and Regulations; Prohibited
Actions.

11.1Subtenant, at its sole cost and expense, shall
promptly comply with all local, state or federal laws, statutes, ordinances and
governmental rules, regulations or requirements now in force or which may
hereinafter be in force, including, without limitation, the Americans with
Disabilities Act, 42 U.S.C.   12 101 et seq. and any governmental regulations
relating thereto, including, without limitation any required alterations for
purposes of "public accommodations" under such statute, Title 24 of the
California Administrative Code and similar federal, state and local laws and
regulations (collectively, the "ADA").  Subtenant shall not use or permit the
Sublease Premises to be used in any manner nor do any act which would increase
the existing rate of insurance on Building D or Master Premises or cause the
cancellation of any insurance policy covering Building D or the Master Premises,
nor shall Subtenant permit to be kept, used or sold, in or about the Sublease
Premises or Building D, any article which may be prohibited by the standard form
of fire insurance policy.  Subtenant shall not during the Term (i) commit or
allow to be committed any waste upon the Sublease Premises, or any public or
private nuisance in or around the Project, Building D or the Sublease Premises,
(ii) allow any sale by auction upon the Sublease Premises, (iii) place any loads
upon the floor, walls, or ceiling of the Sublease Premises which endangers
Building D, (iv) use any apparatus, machinery or device in or about the Sublease
Premises which will cause any substantial noise or vibration or in any manner
damage Building D, (v) place any harmful liquids in the drainage system of the
Project or Building D or in the soils surrounding the Project or Building D, or
(vi) disturb or unreasonably interfere with other tenants of Building D.  If any
of Subtenant's office machines or equipment disturbs the quiet enjoyment of any
other tenant in Building D, then Subtenant shall provide adequate insulation, or
take such other action as may be necessary to eliminate the disturbance, all at
Subtenant's sole cost and expense.

11.2Subtenant shall not generate, use, manufacture,
keep, store, refine, release, discharge or dispose of any substance or material
that is described as a toxic or hazardous substance, waste or material or a
pollutant or contaminant by any federal, state or local law, ordinance, rule or
regulation now or hereafter in force, as amended from time to time, in any way
relating to or regulating human health or safety or industrial hygiene or
environmental conditions or pollution or contamination (including the
Comprehensive Environmental Response, Compensation and Liability Act of 1980, 42
U.S.C.    9601, et seq., the Solid Waster Disposal Act , 42 U.S.C.    6901, et
seq., the Toxic Substances Control Act, 15 U.S.C.    2601, et seq., the Clean
Water Act, and 33 U.S.C.    1251, et seq., the Hazardous Substance Account Act,
California Health and Safety Code Secs. 25300 et seq., the Hazardous Waste
Control Act, California Health and Safety Code Secs. 25100 et seq., and the
Porter-cologne Water Quality Control Act, California Water Code Secs. 13000, et
seq. all as amended) including, without limitation, PCBs, oil and petroleum
products, asbestos and asbestos-containing materials and radioactive materials
(collectively, "Hazardous Substances"), on, under or near the Sublease Premises
or Building D, except that Subtenant may use Hazardous Substances on the
Sublease Premises that are incidental to general office use (such as photocopier
toner) provided such use is in compliance with laws and prudent business
practices. Subtenant shall not cause or permit any waste material or refuse to
be dumped upon or remain upon any part of Building D outside the Sublease
Premises, nor shall Subtenant cause or allow any materials, supplies, equipment,
finished products or semi-finished products or articles of any nature to be
stored upon or remain upon Building D outside the Sublease Premises. Subtenant
agrees to indemnify Master Landlord and Sublandlord against and hold Master
Landlord and Sublandlord harmless from any and all loss, cost, liability, claim,
damage, and expense including, without limitation, reasonable attorneys' fees
and disbursements, incurred in connection with or arising from the generation,
use, manufacture, storage, disposal or release of any Hazardous Substances by
Subtenant or any person claiming through or under Subtenant or any contractor,
agent, employee, visitor, assign or licensee of Subtenant, on or about Building
D throughout the Term.

11.3Sublandlord shall make reasonable request to Master
Landlord for copies of the applicable approvals of the completed shell and core
of Building D for each of Phase I, Phase II, Phase III and the Expansion
Premises.  If available from Master Landlord, Sublandlord shall provide
Subtenant with Master Landlord's written details of emergency procedures for
Building D and the Project.

	Sub-Subletting.

12.1Subject to Subtenant obtaining the consent of Master
Landlord and Sublandlord, which consent shall not be unreasonably withheld,
conditioned or delayed on the part of Sublandlord, Subtenant shall have the
right to assign this Sublease or to sub-sublease the Sublease Premises in
accordance with the provisions of Section 5.07 of the Master Lease (other than
Sections 5.07(c)(ii) and 5.07(e) which are not incorporated into this Sublease)
and this Section 12.  The failure of Sublandlord to respond in writing to
Subtenant's written request to assign the Sublease or sub-sublease all or a
portion of the Sublease Premises within fourteen (14) days following such
written request (which written request shall be accompanied by all of the
information and documents required by Section 5.07(b) of the Master Lease),
shall be deemed approval by Sublandlord (but not by Master Landlord).  Without
limiting the reasons upon which Sublandlord could reasonably withhold its
consent, Sublandlord may reasonably withhold its consent if Sublandlord does not
(i) approve a change in the permitted use of the Sublease Premises, (ii) the
proposed physical subdivision of the Sublease Premises or the construction of a
multi-tenant corridor (unless such multi-tenant corridor is constructed entirely
within the boundaries of the Sublease Premises) or (iii) the creditworthiness or
business reputation of the new sub-subtenant or assignee.  Such assignment or
sub-sublease shall be subject to all of the terms and conditions of the Master
Lease and this Sublease, and Subtenant shall remain primarily liable under this
Sublease notwithstanding any sub-sublease or assignment.  In connection with any
assignment or sub-subletting, Sublandlord shall have the right to review and
approve the current financial statements of Subtenant and any proposed sub-
subtenant.  Fifty Percent (50%) of any profit realized by Subtenant as a result
of such sub-subleasing (after first deducting Subtenant's reasonable costs
associated therewith, including only brokerage fees and commissions, reasonable
attorneys' fees and the cost of remodeling or otherwise improving or altering
the Sublease Premises for said sublessee), shall be paid to Sublandlord after
appropriate sharing, if any, with the Master Landlord.

12.2Notwithstanding the provisions of Section 12.1
above, subject to Subtenant obtaining the consent of the Master Landlord under
Section 5.07 of the Master Lease, Subtenant shall be entitled, without further
consent from Sublandlord, to assign this Sublease or sublet all or a portion of
the Sublease Premises to (a) an Affiliate (defined below) of Subtenant, (b) to
the surviving entity in connection with any merger, consolidation or
reorganization of Subtenant or (c) to the purchaser of all or substantially all
of the assets of Subtenant and Subtenant's business provided that in each
instance under (a), (b) and (c) above, (i) such assignee or subtenant has a net
worth (determined in accordance with generally accepted accounting principles
consistently applied) of at least One Hundred Million Dollars ($100,000,000)
(exclusive of goodwill) both immediately prior to and immediately following the
consummation of such assignment or subletting and (ii) Subtenant notifies
Sublandlord of the same within ten (10) days after such event, provided that the
foregoing shall not relieve Subtenant of any of its liabilities or obligations
under this Sublease.  For purposes of this Sublease, the term "Affiliate" shall
mean any entity controlling, controlled by or under common control with
Subtenant, and the term "Control" shall mean the possession, direct or indirect,
of the power to direct or cause the direction of the management and policies of
such controlled person or entity.

12.3Subject to the terms and provisions of the Master
Lease and Subtenant obtaining the consent of Master Landlord, Subtenant may
allow Strategic Partners (defined below) of Subtenant to occupy portions of the
Sublease Premises without obtaining Sublandlord's consent under Section 12.1
above provided (i) such occupancy is for less than twenty-five
percent (25%) of the RSF of the Sublease Premises, (ii) such occupancy does
not constitute an assignment or sublease and such Strategic Partners have no
rights under this Sublease, (iii) such occupancy is for less than one (1)
year, (iv) such occupancy is subject to all of the terms and conditions of this
Sublease and (v) written notice thereof is given to Sublandlord at least
ten (10) business days prior to the date such occupancy is the commence.  As
used herein, the term "Strategic Partners" shall mean only those
persons or entities providing a direct business service to Subtenant or an
Affiliate (as defined in Section 12.2 above) or in which Subtenant or an
Affiliate has a material continuing financial interest and shall be of a
character and reputation consistent with the types of persons or entities
generally providing similar types of services in the consumer lending industry.
Occupancy of portions of the Sublease Premises by Subtenant's Strategic Partners
shall not relieve Subtenant of any of its liabilities or obligations under this
Sublease.

12.4Subject to the terms and provisions of the Master Lease and Subtenant
providing written notice of such subleasing to Master Landlord, so long as
Subtenant is itself actually occupying at least fifty percent (50%) of the
Sublease Premises, notwithstanding the provisions of Section 12.1 above,
Sublandlord hereby consents to Subtenant subleasing up to (but not more than)
twenty-five percent (25%) of the RSF of the Sublease Premises to Closing
Services, Inc., a Delaware corporation which is an Affiliate of Subtenant and
the wholly-owned subsidiary of Subtenant, provided that the foregoing consent
shall not relieve Subtenant of any of its liabilities or obligations under this
Sublease.  The foregoing consent shall be revoked if Closing Services, Inc.
ceases to be a wholly-owned subsidiary of Subtenant.  Subtenant agrees to
certify to Sublandlord and Master Landlord from time to time as reasonably
requested by Sublandlord and Master Landlord that Closing Services, Inc. is and
remains a wholly-owned subsidiary of Subtenant.

	Defaults and Remedies.

13.1Upon any default by Subtenant under this Sublease or
any default under the Master Lease, Sublandlord shall have all rights and
remedies available at law or in equity, including, without limitation, all of
the rights and remedies described in the Master Lease, including, without
limitation, Section 7.08 of the Master Lease.  In addition to or in combination
with the foregoing remedies, if Subtenant is in default of this Sublease
(following the expiration of all applicable cure periods without cure) on the
Phase I Delivery Date, the Phase II Delivery Date, the Phase III Delivery Date
or the delivery date as to the Expansion Premises, then Sublandlord, in its sole
and absolute discretion, may elect not to deliver the applicable Phase of the
Sublease Premises or the Expansion Premises to Subtenant unless and until
Subtenant has cured such default in full (in which event Sublandlord's election
to delay such delivery date shall not affect or extend the applicable Rent
Commencement Date as to such Phase or the Expansion Premises).

13.2Any holdover by Subtenant of any portion of the
Sublease Premises beyond the scheduled expiration date shall result in the
payment of monthly holdover rent equal to One Hundred Fifty Percent (150%) of
the amount of Base Rent and Additional Rent payable by Subtenant during the last
month of the Sublease Term under this Sublease plus any other sums payable by
Sublandlord pursuant to Section 7.17 of the Master Lease or otherwise.
Notwithstanding the foregoing, Subtenant shall have no right to holdover any
portion of the Sublease Premises without the consent of
Sublandlord.

13.3In the event of a non-monetary default by Subtenant
under the Sublease, Subtenant shall have the same notice and cure rights
provided for in the Master Lease as Sublandlord would have for a similar default
under the Master Lease, except that Subtenant's time to cure shall not exceed
Seventy-Five Percent (75%) of the corresponding time under the Master
Lease.

13.4Sublandlord shall promptly notify Subtenant in
writing of any default by either Sublandlord or Master Landlord under the terms
and conditions of the Master Lease that affects Subtenant's rights under this
Sublease.

13.5In accordance with the provisions of Section
6.3 above, Subtenant's failure to timely deliver the L-C to Sublandlord in
accordance with the requirements of Section 6.1 above on or before July 7, 2003
shall constitute a material default by Subtenant under this Sublease and, if
Subtenant thereafter fails to deliver the L-C in accordance with the provisions
of Section 6.1 within two (2) business days following Sublandlord's written
demand for immediate delivery of the L-C, such failure shall constitute an
immediate and uncurable material default by Subtenant under this Sublease and in
such event Sublandlord shall immediately and without notice be able to pursue
all remedies for such default available at law or in equity including, without
limitation, all of the rights and remedies available under the Master Lease
including, without limitation, Section 7.08 of the Master Lease (but without any
of the notice or cure periods set forth in the Master Lease applying to such
default).

	Alterations.

14.1Subtenant shall not make any alterations, additions
or improvements (collectively, "Alterations") in or to the Sublease Premises or
make changes to locks on doors or add, disturb or in any way change any plumbing
or wiring without obtaining the prior written consent of Sublandlord and Master
Landlord.  Any Alterations must be done in full compliance with the provisions
of Section 5.08 of the Master Lease and all other applicable provisions of the
Master Lease; provided, however, that in all instances concerning Sublandlord's
approval of Subtenant's Alterations, the time period in which Sublandlord shall
have to grant or withhold its consent to such Alterations shall equal One
Hundred Fifty Percent (150%) (rounded up to the next full day) of the
corresponding time period under the Master Lease (i.e., if Master Landlord has
ten (10) business days to approve an Alteration, Sublandlord shall have fifteen
(15) business days in which to approve the same Alteration).  All Alterations
shall be made at Subtenant's sole cost and expense and by contractors or
mechanics approved by Sublandlord and Master Landlord, shall be made at such
times and in such manner as Sublandlord may from time to time designate, and
shall become the property of Sublandlord without its obligation to pay for such
Alterations.  All work with respect to any Alterations shall be performed in a
good and workmanlike manner, shall be of a quality equal to or exceeding the
then existing construction standards for Building D and shall be constructed in
compliance with all plans approved by Sublandlord and Master Landlord.
Alterations shall be diligently prosecuted to completion to the end that the
Sublease Premises shall be at all times a complete unit except during the period
necessarily required for such work.  All Alterations shall be made strictly in
accordance with all laws, regulations and ordinances relating thereto, including
all building codes and regulations and the ADA.  Subtenant, at its sole cost and
expense, shall obtain any and all permits and consents of applicable
governmental authorities (collectively "Permits") in connection with all
Alterations.  Subtenant shall be liable to Sublandlord and Landlord for the
reasonable costs of any improvements to the Project and Building D (whether or
not on the Sublease Premises) which may be required as a consequence of
Subtenant's Alterations.  Before commencing any alterations, additions or
improvements costing in excess of Fifty Thousand Dollars ($50,000), Subtenant,
at Subtenant's cost, shall obtain and deliver to Sublandlord a performance bond
and a labor and materials payment bond for the benefit of Sublandlord, issued by
a corporate surety licensed to do business in California and acceptable to
Sublandlord, each in the amount of One Hundred Twenty-Five Percent (125%) of the
cost of the work in a form satisfactory to Sublandlord.  No Work or interior
improvements installed in the Sublease Premises may be removed unless the same
are promptly replaced with Work or interior improvements of the same or better
quality.  Sublandlord hereby reserves the right to require any contractor,
subcontractor or materialman working in or providing materials to the Sublease
Premises to provide lien waivers and liability insurance covering the
Alterations to the Sublease Premises.  Subtenant shall give Master Landlord and
Sublandlord ten (10) days written notice prior to the commencement of any
Alterations and shall allow Master Landlord and Sublandlord to enter the
Sublease Premises and post appropriate notices to avoid liability to contractors
or material suppliers for payment for any Alterations.  All Alterations shall
remain in and be surrendered with the Sublease Premises as a part thereof at the
termination of this Sublease, without disturbance, molestation or injury,
provided that each of Master Landlord and/or Sublandlord may require any
Alterations to be removed upon termination of this Sublease in their sole and
absolute discretion.  In such event, all expenses to remove said Alterations and
to restore the Sublease Premises to normal building standards shall be paid by
Subtenant. 

	Indemnification.

Subtenant shall indemnify, defend and hold Sublandlord and
Master Landlord and their respective employees, agents, contractors,
subcontractors, consultants, officers, directors, parents, subsidiaries,
affiliates, members, managers, constituent partners, invitees and licensees
harmless from all claims, damages, losses, liabilities, costs and expenses,
including, without limitation, any sums for which Sublandlord may be liable to
Master Landlord under any indemnity or hold harmless in the Master Lease
("Master Lease Indemnity") and reasonable attorneys' fees and costs, arising
from: (a) Subtenant's use of the Sublease Premises or the conduct of its
business or any activity, work, or thing done, permitted or suffered by
Subtenant in or about the Sublease Premises, (b) any breach or default in the
performance of any obligation to be performed by Subtenant under the terms of
this Sublease (or any consents thereto) and (c) any act, neglect, fault or
omission of Subtenant or of its directors, officers, agents, employees,
licensees or invitees, provided that, except for a Master Lease Indemnity, in no
event shall Subtenant be liable for special, consequential or punitive damages.
In case any action or proceeding shall be brought against Sublandlord by reason
of any such claim, Subtenant upon notice from Sublandlord shall defend the same
at Subtenant's expense by counsel approved in writing by Sublandlord.  To the
fullest extent permitted by law, Subtenant, as a material part of the
consideration to Sublandlord, hereby assumes all risk of and waives all claims
against Sublandlord with respect to damage to property or injury to persons in,
upon or about the Sublease Premises from any cause whatsoever except that which
is caused by the failure of Sublandlord to observe any of the terms and
conditions of this Sublease where such failure has persisted for an unreasonable
period of time after written notice to Sublandlord of such failure, provided
that in no event shall Sublandlord be liable for special, consequential or
punitive damages.

	Damage to Subtenant's Property.

Notwithstanding anything to the contrary in this
Sublease, Master Landlord and Sublandlord and its directors, officers and agents
shall not be liable for (a) any damage to any property entrusted to employees of
Building D or its property managers, (b) loss or damage to any property by theft
or otherwise, (c) any injury or damage to persons or property resulting from
fire, explosion, falling plaster, steam, gas, electricity, water or rain which
may leak from any part of Building D or from the pipes, appliances or plumbing
work therein or from the roof, street or sub-surface or from any other place or
resulting from dampness or any other cause whatsoever, or (d) any damage or loss
to the business or occupation of Subtenant arising from the acts or neglect of
other tenants or occupants of, or invitees to, Building D.  Subtenant shall give
prompt notice to Sublandlord and Master Landlord in case of fire or accident in
the Sublease Premises or in Building D or of defects therein or in the fixtures
or equipment.

	Subtenant's Insurance

.

17.1Subtenant, at its sole cost and expense, shall
maintain or cause to be maintained from and after the Commencement Date and
throughout the Term, the commercial general liability and umbrella liability
insurance (including premises operation, bodily injury, automobile operation,
personal injury, death, products, and completed operations, broad form
contractual liability and broad form property damages), a policy or policies of
All Risk or Special Form fire and casualty insurance (including sprinkler
leakage and water damage coverage) insuring the full replacement cost of all
Existing Improvements (defined in Section 17.3 below) in the Sublease
Premises on the Commencement Date, all Tenant Improvements, all Alterations and
all of Subtenant's moveable furniture, fixtures, equipment, trade fixtures and
other personal property in the Subleased Premises (collectively, "Tenant's
Insured Property") and worker's compensation and employer's liability insurance,
all in the amounts and otherwise satisfying the requirements of Section 6.2 of
the Master Lease.  Sublandlord and Master Landlord shall be named as additional
insureds on Subtenant's liability policies and as loss payees under Subtenant's
fire and casualty policies.  Prior to the time such insurance is first required
to be carried by Subtenant and thereafter at least thirty (30) days prior to the
expiration of any such policy, Subtenant shall deliver to Sublandlord
certificates evidencing all required insurance.

17.2Subtenant hereby waives on behalf of itself and on
behalf of its insurers any and all rights of recovery against Sublandlord,
Master Landlord and the officers, employees, agents and representatives of
Sublandlord or Master Landlord on account of loss or damage occasioned to
Subtenant or its property or the properties of others under its control caused
by fire or any of the extended coverage risks described hereunder to the extent
that such loss or damage is insured under any insurance policy in force at the
time of such loss or damage or required to be carried hereunder.  If necessary
for its effectiveness, Subtenant shall give notice to its insurance carrier of
the foregoing waiver of subrogation.  Sublandlord hereby waives on behalf of
itself and on behalf of its insurers any and all rights of recovery against
Subtenant and its officers, employees, agents and representatives on account of
damage to the Sublandlord or its property or the properties of others under its
control caused by fire or any of the extended coverage risks described herein to
the extent that such loss or damage is insured under any insurance policy in
force at the time of such loss or damage or required to be carried
hereunder.

17.3If this Sublease is terminated by Subtenant,
Sublandlord or Master Landlord as a consequence of a casualty in accordance with
any of the provisions of Section 7.07 of the Master Lease, then all proceeds of
Subtenant's insurance payable in connection with all of the existing
improvements in the Sublease Premises on the Commencement Date ("Existing
Improvements"), all Tenant Improvements and all Alterations thereafter
constructed by or for Subtenant shall be payable as follows:  (i) if (a) Master
Landlord or Sublandlord elects to terminate the Master Lease (thus automatically
terminating this Sublease) or (b) if Sublandlord or Subtenant elects to
terminate this Sublease and Master Landlord elects not to repair or restore the
Project, then Sublandlord shall be paid all the proceeds of insurance with
respect to the Existing Improvements and the Tenant Improvements and Subtenant
shall be paid all the proceeds of insurance with respect to its Alterations and
(ii) if (x) Sublandlord elects to terminate the Master Lease (thus automatically
terminating this Sublease) or if Sublandlord or Subtenant elect to terminate
this Sublease but (y) Master Landlord elects to repair or restore the Project,
then Master Landlord shall be entitled to receive all of the insurance proceeds
payable in connection with the Existing Improvements, the Tenant Improvements
and all Alterations 

	Services.

Except to the extent expressly provided in this
Sublease, Sublandlord shall not be liable for, and Subtenant shall not be
entitled to any abatement of rent by reason of (a) the failure to furnish or
delay in furnishing any of the services when such failure is caused by accident,
breakage, repairs, strikes, lockouts or other labor disturbances or labor
disputes of any character, or by any other cause, similar or dissimilar, beyond
the reasonable control of Sublandlord or Master Landlord or by the making of any
repairs or improvements to the Subleased Premises or to Building D or the
Project or (b) the limitation, curtailment, rationing or restrictions on use of
water, electricity, gas or any other utility servicing the Sublease Premises or
Building D by any utility or governmental agency.  Subtenant shall not connect
any electrical equipment to Building D's electrical distribution system which
may overload the electrical capacity of Building D or the Subleased Premises.
At any time that Subtenant's use of electricity exceeds a reasonable amount of
electricity, as reasonably determined by Sublandlord or Master Landlord,
Sublandlord shall have the right at any time to install, at Subtenant's sole
cost and expense, an electric current meter in the Sublease Premises or to
conduct an electric current usage survey in order to measure the amount of
electric current consumed on the Sublease Premises.

	Time.

Time is of the essence of this Sublease.

	Right to Perform.

If Subtenant shall fail to pay any sum of money
required to be paid by it hereunder, or shall fail to perform any other act on
its part to be performed hereunder, and such failure shall continue for three
(3) days after notice thereof by Sublandlord, Sublandlord may, but shall not be
obligated so to do, and without waiving or releasing Subtenant from any
obligations of Subtenant, make any such payment or perform any such other act on
Subtenant's part to be made or performed as provided in this Sublease. Subtenant
shall reimburse Sublandlord for all costs incurred in connection with such
payment or performance immediately upon demand.

	Non-Waiver.

Neither the acceptance of rent nor any other act or
omission of Sublandlord at any time or times after the happening of any event
authorizing the cancellation or forfeiture of this Sublease shall operate as a
waiver of any past or future violation, breach or failure to keep or perform any
covenant, agreement, term or condition hereof, or deprive Sublandlord of its
right to cancel or forfeit this Sublease, upon the notice required by law, at
any time that cause for cancellation or forfeiture may exist, or be construed so
as to at any future time prevent Sublandlord from promptly exercising any other
option, right or remedy that it may have under any term or provision of this
Sublease.

	Notices.

All notices under this Sublease shall be in writing as
follows:

	
If to Sublandlord:
	
CHARLES SCHWAB & CO, INC.

101 Montgomery St.

San Francisco, CA 94104

Attn.:  Senior Vice President, Corporate Real Estate

	
with a copy to:
	
CHARLES SCHWAB & CO, INC.

P.O. Box 881566

San Francisco, CA 94188-1566

Attn.:  Corporate Real Estate Lease Administration

	
If to Master Landlord:
	
To the Notice Addresses and Addressees set forth in the Basic Lease
Provisions of the Master Lease

	
If to Subtenant:
	
E-LOAN, INC.

5875 Arnold Road, Suite 100

Dublin, CA 94568

Attention:  Stephanie Pierce

	
with a copy to:
	
E-LOAN, INC.

5875 Arnold Road, Suite 100

Dublin, CA 94568

Attention:  Kendra Niedziejko

	
and with a copy to:
	
E-LOAN, INC.

5875 Arnold Road, Suite 100

Dublin, CA 94568

Attention:  Edward A. Giedgowd, Esq.

or such addresses as may hereafter be designated by either
party in writing.  Any such notices shall be either sent by certified mail,
return receipt requested, in which case notice shall be deemed delivered three
(3) business days after timely deposit, postage prepaid in the U.S. Mail; sent
by a nationally recognized overnight courier, in which case notice shall be
deemed delivered when actually delivered; or personally delivered, in which case
notice shall be deemed delivered upon receipt.

	Surrender of Sublease Premises.

The voluntary or other surrender of this Sublease by
Subtenant, or a mutual cancellation hereof, shall not work a merger, and shall,
at the option of Sublandlord, operate as an assignment to it of any subleases or
subtenancies.

	General Provisions.

	Entire Agreement

.
                      This Sublease and Exhibits A -G attached hereto
contains all of the agreements of the parties, and there are no verbal or other
agreements which modify or affect this Sublease.  This Sublease and Exhibits A -
G attached hereto supersedes any and all prior agreements made or executed by or
on behalf of the parties hereto regarding the Sublease Premises. 

	Terms
and Headings

.
                      The words "Sublandlord" and" Subtenant" include the
plural as well as the singular, and words used in any gender include all
genders.  The titles to sections of this Sublease are not a part of this
Sublease and shall have no effect upon the construction or interpretation of any
part hereof.

	Successors and Assigns

.
                      All of the covenants, agreements, terms and conditions
contained in this Sublease shall inure to and be binding upon Sublandlord and
Subtenant and their respective successors and assigns.

	Brokers

.
                      Subtenant represents and warrants to Sublandlord that,
except with respect to Grubb & Ellis ("Subtenant's Broker"), Subtenant has
not engaged any broker, finder or other person who would be entitled to any
commission or fees in respect of the negotiation, execution or delivery of this
Sublease and Subtenant shall indemnify, defend and hold harmless Sublandlord
against any loss, cost, liability or expense incurred by Sublandlord as a result
of any claim asserted by any such broker, finder or other person on the basis of
any arrangements or agreements made or asserted to have been made by or on
behalf of Subtenant.  Sublandlord represents and warrants to Subtenant that,
except with respect to CM Realty ("Sublandlord's Broker"), Sublandlord has not
engaged any broker, finder or other person who would be entitled to any
commission or fee in respect of the negotiation, execution or delivery of this
Sublease and Sublandlord shall indemnify, defend and hold harmless Subtenant
against any loss, cost, liability or expense incurred by Subtenant as a result
of any claim asserted by any such broker, finder or other person on the basis of
any arrangements or agreements made or alleged to have been made by or on behalf
of Sublandlord.  If and solely if this Sublease transaction is consummated and
Subtenant takes possession of the Sublease Premises, (i) Sublandlord shall
pay the real estate brokerage commission to Sublandlord's Broker with respect to
this Sublease transaction pursuant to a separate written agreement between
Sublandlord and Sublandlord's Broker and (ii) Sublandlord shall also pay
the real estate brokerage commission to Subtenant's Broker with respect to this
Sublease transaction pursuant to a separate written agreement between
Sublandlord and Subtenant's Broker.

	Liability of Sublandlord

.
                      Sublandlord's obligations and liability to Subtenant
under this Sublease shall be limited solely to the value of Sublandlord's
leasehold interest in the Sublease Premises, and neither Sublandlord, nor any
officer, director, employee or shareholder of Sublandlord, or any parent,
subsidiary or affiliate of Sublandlord shall have or incur any personal
liability whatsoever with respect to this Sublease.

	Severability

.
                      Any provision of this Sublease which shall prove to be
invalid, void or illegal shall in no way affect, impair or invalidate any other
provision hereof, and the remaining provisions hereof shall nevertheless remain
in full force and effect.

	Examination of Sublease

.
                      Submission of this instrument for examination or
signature by Subtenant does not constitute a reservation of or option to
sublease, and it is not effective as a sublease or otherwise unless and until
(a) the execution by and delivery to both Sublandlord and Subtenant, and (b) the
Master Landlord consents hereto as provided in Section 3 above.

	Recording

.
                      Neither Sublandlord nor Subtenant shall record this
Sublease nor any memorandum hereof without the written consent of the other and
any attempt by Subtenant to do the same shall constitute an immediate and
uncurable default by Subtenant under this Sublease.  

	SNDA

.
                      Subtenant shall have the right to request that Master
Landlord attempt to negotiate a subordination, nondisturbance and attornment
agreement from Master Landlord's lender ("SNDA") in favor of Subtenant provided
that Master Landlord's failure to obtain such SNDA from its lender shall not
affect the validity and binding affect of this Sublease or give Subtenant the
right to terminate this Sublease.

	Survival
of Obligations

.
                      All provisions of this Sublease which require the
payment of money or the delivery of property after the termination of this
Sublease or require Subtenant to indemnify, defend or hold Sublandlord harmless
or require Sublandlord to indemnify, defend or hold Subtenant harmless shall
survive the expiration or earlier termination of this Sublease.

	Appendices and Riders

.
                      The following exhibits* are attached hereto and by
this reference made a part of this Sublease:

	
EXHIBIT A
	
Master Lease

	
EXHIBIT B
	
Floor Plan of Sublease Premises

	
EXHIBIT C-1
	
Confirmation of Commencement Date and Phase I Delivery
Date

	
EXHIBIT C-2
	
Confirmation of Phase II Delivery Date

	
EXHIBIT C-3
	
Confirmation of Phase III Delivery Date

	
EXHIBIT D-1
	
Floor Plan of Phase I

	
EXHIBIT D-2
	
Floor Plan of Phase II

	
EXHIBIT D-3
	
Floor Plan of Phase III

	
EXHIBIT E
	
Work Letter for Subtenant Improvements

	
EXHIBIT F
	
Floor Plan of Expansion Premises

	
EXHIBIT G
	
Form of Irrevocable Letter of Credit

* Exhibits and schedules have been omitted in accordance with Item 601 of
Regulation S-K, and will be provided upon request.

 

In Witness Whereof, the parties hereto have executed
this Sublease as of the date first above written.

	
Sublandlord:
	
Charles Schwab & Co., Inc., a
California corporation

	 	 
	 	 
	 	 
	 	
By:
	
  /s/

	 	 	
Name:
	
Christopher V. Dodds

	 	 	
Its:
	
CFO

	 	 	 	 

	
Subtenant:
	
E-Loan, Inc., a Delaware corporation

	 	 
	 	 
	 	 
	 	
By:
	
 /s/

	 	 	
Name:
	
Matt Roberts

	 	 	
Its:
	
CFO

	 	 	 	 

 

 

 

 

TABLE OF CONTENTS

Page

1.Sublease.*
2.Term; Possession.*
2.1Commencement Date*

2.2Phases Defined*

2.3Sublandlord's Remeasurement of Each
Phase*

2.4Phase Delivery Dates and Phased Rent
Commencement Date*

2.5Term*

2.6Early Access*

2.7Guaranteed Expansion Option*

2.8Right of First Offer*

2.9Option to Extend Term*

3.Master Landlord's Consent.*

4.Base Rent.*

5.Additional Rent.*

6.Letter of Credit.*
6.1Delivery of Letter of Credit*

6.2Application of Letter of Credit*

6.3Late Delivery of Letter of Credit*

7.Incorporation of Master Lease by Reference;
Assumption.*

8.Master Lease.*

9.Acceptance of Sublease Premises;
Allowances.*
9.1Acceptance of Sublease Premises "AS
IS."*

9.2Tenant Improvement Allowance*

9.3Additional Allowance*

10.Use; Sublandlord's Trade Names; Parking;
Signage; Roof Rights; Generator.*
10.1Use*

10.2No Use of Trade Names*

10.3Parking*

10.4Signage*

10.5Rooftop Rights*

10.6Generator*

10.7BART Shuttle*

11.Compliance With Laws and Regulations;
Prohibited Actions.*

12.Sub-Subletting.*

13.Defaults and Remedies.*

14.Alterations.*

15.Indemnification.*

16.Damage to Subtenant's Property.*

17.Subtenant's Insurance*

18.Services.*

19.Time.*

20.Right to Perform.*

21.Non-Waiver.*

22.Notices.*

23.Surrender of Sublease Premises.*

24.General Provisions.*
24.1Entire Agreement*

24.2Terms and Headings*

24.3Successors and Assigns*

24.4Brokers*

24.5Liability of Sublandlord*

24.6Severability*

24.7Examination of Sublease*

24.8Recording*

24.9SNDA*

24.10Survival of Obligations*

24.11Appendices and Riders*

 

 

 

 

 

 

 

* Exhibits and schedules have been omitted in accordance with Item 601 of
Regulation S-K, and will be provided upon request.

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