Document:

CONSULTING
        AGREEMENT

       

      This
        Agreement (this “Agreement”) is entered into as of the 1st day of June, 2006, by
        and between Solera National Bancorp, Inc. f/k/a Patria Corporation,
        a
        corporation organized under the laws of the State of Delaware (the “Company”),
        and Robert Jay Fenton, an adult individual residing in the State of Colorado
        (the “Consultant”).

       

      WHEREAS,
        the
        Company and the Consultant previously entered into a consulting agreement
        as of
        April 1, 2005, which agreement expired by its terms on May 31, 2006;
        and

       

      WHEREAS,
        the
        Company desires to enter into this Agreement with the Consultant to retain
        the
        services of the Consultant on the same terms and conditions as the previous
        consulting agreement for an additional term as provided herein.

       

      NOW,
        THEREFORE,
        in
        consideration of the mutual promises and covenants set forth in this Agreement,
        the parties hereto agree as follows:

       

      1.  Engagement.
        The
        Company hereby engages the Consultant and the Consultant hereby agrees to
        render, at the request of the Company, independent advisory and consulting
        services for the Company in connection with the organization of a proposed
        bank
        (the “Bank”), upon the terms and conditions hereinafter set forth. 

       

      2.  Term.
        The
        term
        of this Agreement shall begin as of the date of this Agreement and shall
        terminate on the earlier of (i) September 1, 2006; (ii) the date on which
        the
        Bank receives (and satisfies all conditions to opening for business under)
        its
        authorization to commence its banking business (the “Certificate of Authority”)
        from the Office of the Comptroller of the Currency and approval of Insurance
        of
        Accounts from the Federal Deposit Insurance Corporation; (iii) the date on
        which
        the Company advises the Consultant that it has abandoned its effort to obtain
        the Certificate of Authority; (iv) the date on which the Consultant receives
        written notice from the Company that it is terminating this Agreement “for
        cause” as hereafter defined; or (v) the death or disability of the Consultant
        (as used herein, the disability of the Consultant shall be deemed to have
        occurred when he has been unable to perform his services under this Agreement
        for a period of forty-five (45) consecutive days or the Consultant has made
        any
        claim under any disability insurance policy). As used herein, “for cause” shall
        be defined as follows: (i) the Consultant’s failure to use diligent and good
        faith efforts to perform the services requested by the Company under this
        Agreement (which failure is not cured within five (5) days following written
        notice to the Consultant); (ii) the Consultant’s willful misconduct or gross
        negligence in the performance of his services hereunder; (iii) the Consultant’s
        conviction of a crime or involvement in any conduct which could, in the judgment
        of the Company, adversely impact on the reputation of the Company or the
        Bank or
        the prospects of the Bank receiving its Certificate of Authority; (iv) receipt
        by the Company of any notification from the Office of the Comptroller of
        the
        Currency or the Federal Deposit Insurance Corporation indicating that the
        Consultant would not be an acceptable candidate to be Executive Vice President
        and Chief Financial Officer of the Bank.

       

      3.  Compensation.
        During
        the term of this Agreement, as compensation for all services rendered by
        the
        Consultant under this Agreement, the Company shall pay the Consultant the
        following amounts:

       

      (a)  Consulting
        Fee.
        The
        Company shall pay the consultant the sum of ten thousand two hundred forty-two
        dollars and thirty cents ($10,242.30) per month (prorated for any partial
        month), which shall be paid in arrears in two installments of five thousand
        one
        hundred twenty-one dollars and fifteen cents ($5,121.15) each on the
        15th
        and
        30th
        day of
        each calendar month. 

      
        
          
          

        

        
          
          

          
            

          

        

         

      

       

      (b)  Deductions.
        All such
        compensation shall be payable without deduction for federal income, social
        security, or state income taxes or any other amounts.

       

      (c)  Deferred
        Compensation.
        Unless
        this Agreement has been terminated or the term has ended pursuant to Paragraph
        2
        hereof, the Company shall cause the Bank, subject to and upon its opening
        for
        business to the public, to pay, in one lump sum, not later than thirty (30)
        days
        following its opening for business, an amount equal to six thousand dollars
        ($6,000) times the number of months of the term of this Agreement representing
        the accumulated difference of fees paid under this Agreement and the annualized
        amount of compensation, prorated for the term of this Agreement. The Company
        shall also cause the Bank, upon its opening of business to the public, to
        pay,
        in one lump sum, not later than thirty (30) days following its opening for
        business, all amounts due to the Consultant under Section 3(c) of the prior
        consulting agreement, and the obligations of the Company under such section
        are
        incorporated herein by reference.

       

      (d)  Termination
        Payment. If,
        for
        any reason, other than a termination by the Company for Cause, the Company
        terminates this Agreement during its term and without the Employment Agreement
        referenced in Paragraph 10 of this Agreement becoming effective, Consultant
        will
        be entitled to receive a lump sum payment, payable on the date of termination,
        of not less than the greater of (i) one-half of the fees which would have
        been
        payable for the remaining term of this Agreement from the date of termination
        or
        (ii) $132,726.90.

       

      4.  Duties.
        The
        Consultant shall render services conscientiously and shall devote his full
        time,
        attention, efforts and abilities to the establishment of the Bank, including
        without limitation obtaining regulatory approvals, site development activities,
        personnel matters and capital raising activities, at such times during the
        term
        hereof and in such manner as reasonably requested by the Company, and performed
        at such places and at such times as are reasonably convenient to the Company
        and
        the Consultant. The Consultant shall observe all policies and directives
        promulgated from time to time by the Company’s Board of Directors.

       

      5.  Expenses.
        The
        Consultant shall be reimbursed by the Company for all reasonable business
        expenses which were incurred by the Consultant during the performance of
        his
        services hereunder; provided, any such reimbursement in excess of $250 in
        any
        month shall require the prior written approval of the Company’s Board of
        Directors or a committee thereof; provided however that any expenses set
        forth
        in the organizational budget shall be deemed to be approved unless the Company’s
        Board of Directors makes an express determination to the contrary prior to
        the
        time at which the expense is incurred. The Company’s obligation to reimburse the
        Consultant pursuant to this paragraph shall be subject to the presentation
        to
        the Company’s Board of Directors or a committee thereof by the Consultant of an
        itemized account of such expenditures, together with supporting vouchers,
        in
        accordance with any policies of the Company in effect from time to
        time.

       

      6.  Independent
        Contractor.
        It is
        expressly agreed that Consultant is acting as an independent contractor in
        performing services hereunder. The Company shall carry no worker’s compensation
        insurance or any health or accident insurance to cover Consultant. The Company
        shall not pay any contributions to Social Security, unemployment insurance,
        federal or state withholding taxes, nor provide any other contributions or
        benefits which might be expected in an employer-employee
        relationship.

       

      7.  Covenant
        Not to Compete.
        The
        Consultant hereby acknowledges and recognizes the highly competitive nature
        of
        the Company’s business and accordingly agrees that, during the term of this
        Agreement, the Consultant will not, except as provided in Paragraph 4 hereof,
        directly or indirectly:

      
        
          
          

        

        
          2

          
            

          

        

         

      

       

      (a)  engage
        in
        any business activity related to the business of banking or financial services,
        or the formation of any entity for the purpose of engaging in such a business
        (other than on behalf of the Company to the extent that the Consultant is
        then
        in the employ of or consulting for the Company), whether such engagement
        is as
        an officer, director, proprietor, employee, partner, member, investor (other
        than as a passive investor in less than one percent (1%) of the outstanding
        capital stock of a publicly traded corporation), consultant, advisor, agent
        or
        other participant in another business,

       

      (b)  assist
        others in engaging in any of the business activities prohibited to the
        Consultant under clause (a) above, or

       

      (c)  induce
        employees of the Company to engage in any activities hereby prohibited to
        the
        Consultant or to terminate their employment.

       

      The
        term
        of this restriction shall be extended for a period of time equal to any period
        of time during which the Consultant violates or fails to observe the provisions
        of this paragraph.

       

      8.  No
        Disclosure of Confidential Information.
        The
        Consultant acknowledges that the Company’s trade secrets and private processes,
        as they may exist from time to time, and confidential information concerning
        the
        formation and development of the Bank, the Bank’s planned products, technical
        information regarding the Bank, and data concerning potential customers of
        and
        investors in the Bank are valuable, special, and unique assets of the Company,
        access to and knowledge of which are essential to the performance of the
        Consultant’s duties under this Agreement. In light of the highly competitive
        nature of the industry in which the business of the Company is conducted,
        the
        Consultant further agrees that all knowledge and information described in
        the
        preceding sentence not in the public domain and heretofore or in the future
        obtained by the Consultant as a result of his engagement by the Company shall
        be
        considered confidential information. In recognition of this fact, the Consultant
        agrees that the Consultant will not, during or after the term of this Agreement,
        disclose any of such secrets, processes, or information to any person or
        other
        entity for any reason or purpose whatsoever, except as necessary in the
        performance of the Consultant’s duties as a consultant to the Company and then
        only upon a written confidentiality agreement in such form and content as
        requested by the Company from time to time, nor shall Consultant make use
        of any
        of such secrets, processes or information for Consultant’s own purposes or for
        the benefit of any person or other entity (except the Company and its
        subsidiaries, if any) under any circumstances during or after the term of
        this
        Agreement.

       

      9.  Remedies.
        The
        Consultant acknowledges and agrees that the Company’s remedy at law for a breach
        or threatened breach of any of the provisions of Paragraphs 7 and 8 of this
        Agreement would be inadequate. In recognition thereof, if the Consultant
        breaches or threatens to breach any provision of Paragraphs 7 and 8 of this
        Agreement, the Company shall be entitled to equitable relief in the form
        of
        specific performance, a temporary restraining order, a temporary or permanent
        injunction or any other equitable remedy which may then be available in addition
        to any of its remedies at law. Nothing herein shall prohibit the Company
        from
        pursuing any other right or remedy available to it for such breach or threatened
        breach.

       

      10.  Employment
        Agreement.
        It
        is
        anticipated that the Consultant and the Bank will enter into an Employment
        Agreement having a term of not less than three years in form satisfactory
        to
        each of the Consultant and the Bank in their reasonable discretion, subject
        to
        the approval of such form by the Bank’s primary regulators and modifications to
        such form as may be required by the regulators, which Employment Agreement
        shall
        be effective as of the date on which the Office of the Comptroller of the
        Currency issues the Certificate of Authority to the Bank and the Federal
        Deposit
        Insurance Corporation issues approval for Insurance of
        Accounts.

      
        
          
          

        

        
          3

          
            

          

        

         

      

       

      11.  Assignment.
        This
        Agreement is a personal one, being entered into in reliance upon and in
        consideration of the personal skill and qualifications of Consultant. Consultant
        shall therefore not voluntarily or by operation of law assign or otherwise
        transfer the obligations incurred on its part pursuant to the terms of this
        Agreement without the prior written consent of Company. Any attempted assignment
        or transfer by Consultant of its obligations without such consent shall be
        wholly void.

       

      12.  Modification
        of Agreement.
        This
        Agreement may be modified by the parties hereto only by a written supplemental
        agreement executed by both parties.

       

      13.  Notice.
        Any
        notice required or permitted to be given hereunder shall be sufficient if
        in
        writing, and if sent by any nationally recognized courier service providing
        for
        receipt of delivery, registered or certified mail, postage prepaid, or by
        fax
        followed by such mail, addressed as follows:

       

      If
        to
        Company:

      

      James
        Foster

      Chairman,
        Solera National Bancorp, Inc.

      924
        W.
        Colfax Ave., Suite 301

      Denver,
        CO 80204

      

      If
        to
        Consultant:

       

      Robert
        Jay Fenton

      876
        Wolverine Ct.

      Castle
        Rock, CO 80108

      

      or
        to
        such other address as the parties hereto may specify, in writing, from time
        to
        time.

       

      14.  Mediation
        and Arbitration.
        The
        parties agree to mediate, in good faith, any claim arising hereunder and
        to
        refrain from pursuing arbitration hereunder until the parties have met with
        a
        mediator. The parties agree to select and mediate any claim or controversy
        within sixty (60) days of the date the claim or controversy accrues or
        first arises. The mediator shall be selected by the Company with the
        Consultant’s consent, which may not be unreasonably withheld. The mediator shall
        be licensed to practice law in the State of Colorado and be experienced in
        the
        arbitration of labor and employment disputes.

       

      The
        parties acknowledge and agree that any claim or controversy arising out of
        or
        relating to this Agreement, or the breach of this Agreement, or any other
        dispute arising out of or relating to the consulting relationship, shall
        be
        settled by final and binding arbitration in the City of Denver, State of
        Colorado, in accordance with the Commercial Arbitration Rules of the American
        Arbitration Association in effect on the date the claim or controversy arises.
        The parties further acknowledge and agree that either party must request
        arbitration of any claim or controversy within one hundred twenty (120)
        days of the date the claim or controversy accrues or first arises by giving
        written notice of the party’s request for arbitration by certified U.S. mail or
        personal delivery. Notice shall be effective upon delivery or mailing. Failure
        to give notice of any claim or controversy within one hundred twenty (120)
        days shall constitute a waiver of the claim or controversy.

      
        
          
          

        

        
          4

          
            

          

        

         

      

       

      All
        claims or controversies subject to arbitration shall be submitted to arbitration
        within one hundred eighty (180) days from the date the written notice of a
        request for arbitration is effective. All claims or controversies shall be
        resolved by a panel of three (3) arbitrators who are licensed to practice
        law in the State of Colorado and who are experienced in the arbitration of
        labor
        and employment disputes. These arbitrators shall be selected in accordance
        with
        the Commercial Arbitration Rules of the American Arbitration Association
        in
        effect at the time the claim or controversy arises. Either party may request
        that the arbitration proceeding be stenographically or otherwise recorded
        by a
        Certified Shorthand Reporter. The arbitrators shall issue a written decision
        with respect to all claims or controversies within thirty (30) days from
        the date the claims or controversies are submitted to arbitration. The parties
        shall be entitled to be represented by legal counsel at any arbitration
        proceeding. The parties acknowledge and agree that each party will bear fifty
        percent (50%) of the cost of the arbitration proceeding. The parties shall
        be responsible for paying their own attorneys’ fees and other costs, if
        any.

       

      The
        parties acknowledge and agree that the arbitration provisions set forth herein
        may be specifically enforced by either party, and submission to arbitration
        proceedings compelled, by any court of competent jurisdiction. The parties
        further acknowledge and agree that the decision of the arbitrators may be
        specifically enforced by either party in any court of competent
        jurisdiction.

       

      15.  Waiver
        of Breach.
        The
        waiver by either party of any breach of any provision of this Agreement shall
        not operate or be construed as a waiver of any subsequent breach.

       

      16.  Entire
        Agreement.
        This
        Agreement contains the entire agreement of the parties relating to the subject
        matter of this Agreement, and supersedes any prior written or oral arrangements
        with respect to the Consultant’s engagement by the Company.

       

      17.  Successors,
        Binding Agreement.
        Subject
        to the restrictions on assignment contained herein, this Agreement shall
        inure
        to the benefit (including all rights to receive compensation earned hereunder
        prior to death or disability) of and be enforceable by the Consultant’s personal
        or legal representatives, executors, administrators, heirs, distributees,
        devisees, and legatees.

       

      18.  Validity.
        The
        invalidity or unenforceability of any provision of this Agreement shall not
        affect the validity or enforceability of any other provision of this Agreement,
        which shall remain in full force and effect.

       

      19.  Applicable
        Law.
        This
        Agreement shall be governed by and construed in accordance with the domestic
        laws of the State of Colorado.

       

      20.  Headings.
        The
        headings of the paragraphs of this Agreement are for convenience only and
        shall
        not control or affect the meaning or construction or limit the scope or intent
        of any of the provisions of this Agreement.

      
        
          
          

        

        
          5

          
            

          

        

         

      

      IN
        WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
        date
        first set forth above.

       

      
        	 	 	 
	 	       	/s/
                Robert Jay Fenton 
	 	
                
Robert
                Jay Fenton

      

       

       

      
        
          	 	SOLERA
                  NATIONAL BANCORP, INC.
	 	 	 
	 	By:  	/s/
                  James Foster
	 	
                  
James
                  Foster,
                  President

        

      

       

      
        
          
          

        

        
          6BUILDING
      LEASE

    

    PROPERTY:
      319 S. SHERIDAN, LAKEWOOD, COLORADO

    

    TENANT:
      SOLERA NATIONAL BANCORP, INC.

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

     

    LEASE

    TABLE
      OF CONTENTS

    

      
        	
                Paragraph

              	 	
                Page

              
	
                1.

              	 	
                DEFINITIONS

              	 	
                1

              
	 	 	 	 	 
	
                2.

              	 	
                PREMISES

              	 	
                2

              
	 	 	 	 	 
	
                3.

              	 	
                LANDLORD'S
                  WORK AND OTHER CONSTRUCTION

              	 	
                2

              
	 	 	 	 	 
	
                4.

              	 	
                TERM

              	 	
                3

              
	 	 	 	 	 
	
                5.

              	 	
                MINIMUM
                  RENT

              	 	
                3

              
	 	 	 	 	 
	
                6.

              	 	
                COMMON
                  AREAS

              	 	
                3

              
	 	 	 	 	 
	
                7.

              	 	
                TENANT'S
                  OBLIGATION FOR COMMON AREA MAINTENANCE CHARGES, TAXES AND
                  INSURANCE

              	 	
                4

              
	 	 	 	 	 
	
                8.

              	 	
                PERMITTED
                  USE

              	 	
                6

              
	 	 	 	 	 
	
                9.

              	 	
                OPERATION
                  OF BUSINESS

              	 	
                6

              
	 	 	 	 	 
	
                10.

              	 	
                LANDLORD'S
                  COVENANTS

              	 	
                7

              
	 	 	 	 	 
	
                11.

              	 	
                LIENS

              	 	
                7

              
	 	 	 	 	 
	
                12.

              	 	
                MAINTENANCE
                  AND REPAIRS

              	 	
                7

              
	 	 	 	 	 
	
                13.

              	 	
                SIGNS
                  AND TRADE FIXTURES

              	 	
                8

              
	 	 	 	 	 
	
                14.

              	 	
                ALTERATIONS
                  BY TENANT

              	 	
                8

              
	 	 	 	 	 
	
                15.

              	 	
                INDEMNIFICATION

              	 	
                9

              
	 	 	 	 	 
	
                16.

              	 	
                PUBLIC
                  LIABILITY INSURANCE

              	 	
                9

              
	 	 	 	 	 
	
                17.

              	 	
                CASUALTY
                  INSURANCE

              	 	
                9

              
	 	 	 	 	 
	
                18.

              	 	
                DAMAGE
                  BY INSURED CASUALTY

              	 	
                10

              
	 	 	 	 	 
	
                19.

              	 	
                DAMAGE
                  BY UNINSURED CASUALTY

              	 	
                10

              
	 	 	 	 	 
	
                20.

              	 	
                ABATEMENT
                  OF RENT

              	 	
                10

              
	 	 	 	 	 
	
                21.

              	 	
                COMMON
                  AREAS AND PARKING

              	 	
                11

              
	 	 	 	 	 
	
                22.

              	 	
                ASSIGNMENT
                  AND SUBLETTING

              	 	
                11

              
	 	 	 	 	 
	
                23.

              	 	
                ENTRY
                  BY LANDLORD

              	 	
                11

              
	 	 	 	 	 
	
                24.

              	 	
                UTILITIES

              	 	
                11

              

      

    

     

    
      
        
        

      

      
        i

        
          

        

      

       

    

     

    
      
        	
                25.

              	 	
                INVOLVENCY
                  OR BANKRUPTCY

              	 	
                12

              
	 	 	 	 	 
	
                26.

              	 	
                HOLDOVER

              	 	
                13

              
	 	 	 	 	 
	
                27.

              	 	
                WAIVERS

              	 	
                13

              
	 	 	 	 	 
	
                28.

              	 	
                WAIVER
                  OF CLAIMS

              	 	
                13

              
	 	 	 	 	 
	
                29.

              	 	
                NOTICES

              	 	
                13

              
	 	 	 	 	 
	
                30.

              	 	
                RELATIONSHIP
                  OF PARTIES

              	 	
                13

              
	 	 	 	 	 
	
                31.

              	 	
                NO
                  LIABILITY OF LANDLORD

              	 	
                14

              
	 	 	 	 	 
	
                32.

              	 	
                DELAYS
                  IN PERFORMANCE

              	 	
                14

              
	 	 	 	 	 
	
                33.

              	 	
                MANNER
                  AND PLACE OF PAYMENTS

              	 	
                14

              
	 	 	 	 	 
	
                34.

              	 	
                DELINQUENT
                  PAYMENTS

              	 	
                14

              
	 	 	 	 	 
	
                35.

              	 	
                DEFAULT

              	 	
                15

              
	 	 	 	 	 
	
                36.

              	 	
                NO
                  SECURITY INTEREST

              	 	
                18

              
	 	 	 	 	 
	
                37.

              	 	
                CUMULATIVE
                  RIGHTS

              	 	
                18

              
	 	 	 	 	 
	
                38.

              	 	
                SUBORDINATION
                  AND NONDISTURBANCE

              	 	
                19

              
	 	 	 	 	 
	
                39.

              	 	
                EMINENT
                  DOMAIN

              	 	
                19

              
	 	 	 	 	 
	
                40.

              	 	
                BINDING
                  AGREEMENT

              	 	
                19

              
	 	 	 	 	 
	
                41.

              	 	
                ESTOPPEL
                  CERTIFICATES

              	 	
                19

              
	 	 	 	 	 
	
                42.

              	 	
                GOVERNING
                  LAW

              	 	
                20

              
	 	 	 	 	 
	
                43.

              	 	
                MULTIPLE
                  COUNTERPARTS

              	 	
                20

              
	 	 	 	 	 
	
                44.

              	 	
                DEFINITIONS

              	 	
                20

              
	 	 	 	 	 
	
                45.

              	 	
                NO
                  PERSONAL LIABILITY

              	 	
                20

              
	 	 	 	 	 
	
                46.

              	 	
                SALE
                  OR UNDERLYING LEASE

              	 	
                20

              
	 	 	 	 	 
	
                47.

              	 	
                PARAGRAPH
                  TITLES

              	 	
                20

              
	 	 	 	 	 
	
                48.

              	 	
                SEVERABILITY

              	 	
                21

              
	 	 	 	 	 
	
                49.

              	 	
                TIME
                  OF ESSENCE

              	 	
                21

              
	 	 	 	 	 
	
                50.

              	 	
                LANDLORD'S
                  RIGHT TO CURE

              	 	
                21

              
	 	 	 	 	 
	
                51.

              	 	
                SECURITY
                  DEPOSIT

              	 	
                21

              

      

    

     

    
      
        
        

      

      
        ii

        
          

        

      

       

    

     

    
      
        	
                52.

              	 	
                BROKERS

              	 	
                22

              
	 	 	 	 	 
	
                53.

              	 	
                NUMBER
                  AND GENDER

              	 	
                22

              
	 	 	 	 	 
	
                54.

              	 	
                ENTIRE
                  AGREEMENT

              	 	
                22

              
	 	 	 	 	 
	
                55.

              	 	
                SURRENDER

              	 	
                22

              
	 	 	 	 	 
	
                56.

              	 	
                JOINT
                  OBLIGATION

              	 	
                22

              
	 	 	 	 	 
	
                57.

              	 	
                OPTION
                  TO PURCHASE

              	 	
                22

              
	 	 	 	 	 
	
                58.

              	 	
                OPTION
                  TO EXTEND

              	 	
                22

              
	 	 	 	 	 
	
                59.

              	 	
                EXHIBITS

              	 	
                23

              

      

    

     

    
      	 	 	
              EXHIBIT
                A

            	 	
              Legal
                Description

            
	 	 	
              EXHIBIT
                B

            	 	
              Minimum
                Rent Schedule

            
	 	 	
              EXHIBIT
                C

            	 	
              Landlord's
                Work/Construction of Gray Shell

            
	 	 	
              EXHIBIT
                D

            	 	
              Reciprocal
                Easement Agreements

            
	 	 	
              EXHIBIT
                E

            	 	
              Temporary
                Building Location

            
	 	 	
              EXHIBIT
                F

            	 	
              Option
                to Purchase

            

    

     

    
      
        
        

      

      
        iii

        
          

        

      

       

    

    LEASE

    

    THIS
      LEASE is made and entered into this the  day
      of
      June, 2006, by and between 319 South Sheridan LLC, a Colorado limited liability
      company (“Landlord”) and Solera National Bancorp, Inc., a Delaware corporation
      (“Tenant”).

    

    WITNESSETH:

    

    1. DEFINITIONS:
      Each of
      the following definitions is contained in this paragraph for convenience. Each
      reference in this Lease to a term defined below shall automatically be construed
      to incorporate all of the terms of such definition set forth
      herein.

    

    
      	(a)  	
              Anticipated
                Core and Shell Completion Date: November 1,
                2006.

            

    

     

    
      	(b)  	
              Address
                of Premises: 319 S. Sheridan, Lakewood, Colorado, which is legally
                described on Exhibit A
                hereto (the "Land").

            

    

     

    
      	(c)  	
              Commencement
                Date: Earlier of (i) Tenant's opening for business in the Premises
                or (ii)
                60 days after Landlord obtains a core and shell certificate of occupancy
                for the Premises.

            

    

     

    
      	(d)  	
              Initial
                Annual Common Areas Charge: $TBD per square foot; provided that estimated
                costs of taxes and insurance are $5.00 per square
                foot.

            

    

     

    
      	(e)  	
              Landlord's
                Address for Notices and Rent Payments: 300 South Jackson, Suite 570,
                Denver, Colorado 80209

            

    

     

    
      	(f)  	
              Landlord:
                319 South Sheridan LLC, a Colorado limited liability
                company.

            

    

     

    
      	(g)  	
              Landlord’s
                Work: Construction of grey shell building as set forth in Exhibit C
                attached hereto subject to
                Paragraph 3(a).

            

    

     

    
      	(h)  	
              Minimum
                Rent: See Exhibit B.

            

    

     

    
      	(i)  	
              Permitted
                Use of Premises: Retail bank, general office and uses incidental
                thereto.

            

    

     

    
      	(j)  	
              Plans
                and Specifications for Building: prepared by DJH Architects (Architect/Engineer)and
                submitted to Lakewood for permitting on June 9,
                2006.

            

    

     

    
      	(k)  	
              Premises:
                The building containing approximately 6,100 square feet (to be verified
                using BOMA single tenant building square
                footage).

            

    

     

    
      	(l)  	
              Security
                Deposit: See Paragraph 51.

            

    

     

    
      	(m)  	
              Tenant
                Address for Notices: 924 W. Colfax Avenue, Ste. 301, Denver CO 80204,
                Attention: Robert Fenton.

            

    

     

    
      	(n)  	
              Tenant:
                Solera National Bancorp, Inc., a Delaware
                corporation.

            

    

     

    
      
        
        

      

      
        1

        
          

        

      

       

    

     

    
      	(o)  	
              Tenant's
                Share: 100%.

            

    

     

    
      	(p)  	
              Tenant's
                Trade Name: Solera National Bank or as authorized by banking
                authorities.

            

    

     

    
      	(q)  	
              Tenant's
                Work: Tenant's leasehold improvements in the Premises pursuant to
                subparagraph 3(b).

            

    

     

    
      	(r)  	
              Term:
                Ten (10) years.

              
                Number
                  of Renewal Options: Two (2) Term: Ten (10) years
                  each

              

            

    

     

    2. PREMISES:
      

    

    (a) Landlord
      hereby Leases to Tenant, and Tenant hereby Leases from Landlord, the Premises.
      The address of the Premises, is set forth above. The Premises will be the entire
      building (“Building”), together with the real property including the drives and
      parking areas serving the Building and located at the Building address,
      including the right to use in common the adjacent owner's driveway and parking
      areas pursuant to the reciprocal easement agreements attached hereto as
Exhibit
      D.

     

                                   
      (b) As
      soon
      as practicable after execution of this Lease, Landlord will commence preparation
      of the site work to permit Tenant to install a temporary modular unit (the
      "Temporary Building") approximately 14ft x 70ft on the parking area as generally
      shown on Exhibit
      E.
      Tenant
      will have the right to the use and occupancy of the Temporary Building, without
      additional payment to Landlord, provided that Tenant pays all utilities for
      such
      Temporary Building. Landlord or its contractor will coordinate, at Tenant's
      sole
      cost and expense, the placement of such Temporary Building and its connection
      to
      all required utilities. It is the intention of Landlord and Tenant that such
      Temporary Building will be installed as soon as the site work permits but no
      later than October 1, 2006. Landlord agrees to continue its efforts to obtain
      the consent of the adjacent owner to the placement of a double-wide Temporary
      Building on such adjacent lot during construction of the Premises. 

    

    3. LANDLORD'S
      WORK AND OTHER CONSTRUCTION:

    

    (a) Landlord
      shall construct the Building in a good and workmanlike manner in compliance
      with
      all applicable laws, rules and regulations generally in accordance with the
      Plans and Specifications as approved by the City of Lakewood in connection
      with
      its permit approval. Landlord will not decrease the size of the Premises or
      make
      any other material changes without the prior written consent of Tenant which
      shall not be unreasonably withheld. Landlord will deliver the Building to Tenant
      upon receipt of a core and shell certificate of occupancy subject only to
      punchlist items and latent defects ("Notice of Completion of Landlord's Work").
      Landlord shall use commercially reasonable efforts to complete Landlord's Work
      on or before the anticipated Core and Shell Completion Date.

    

    (b) Tenant
      shall submit its plans for Tenant's Work to Landlord for Landlord's prior
      written approval not to be unreasonably withheld, conditioned or delayed and
      Tenant shall not commence any of Tenant's Work until such approval has been
      given. The plans for Tenant’s Work shall include: (a) a copy of the general
      contractor’s contract; (b) the construction budget; (c) the plans and
      specifications for such Work; (d) evidence of the availability of funds to
      complete such Work; (e) a schedule of completion of Tenant’s Work; and (f) a
      list of all suppliers and subcontractors that will supply materials and/or
      labor
      to the project, which list must be updated as changes occur. Landlord and Tenant
      will cooperate to permit Tenant's Work to commence prior to Core and Shell
      Certificate of Occupancy if the same can be accomplished in a reasonable manner.
      Prior to the time Tenant’s Work commences, Landlord will have the right to post
      notices of non-responsibility for payment for Tenant’s Work and to advise
      suppliers and material men to look solely to Tenant for payment in connection
      with Tenant’s Work.

    
      
        
        

      

      
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    4. TERM:

    

    (a) This
      Lease shall be for the Term plus such additional number of days as may be
      necessary to cause the Term to end on the last day of a calendar month, unless
      this Lease is sooner terminated pursuant to the provisions hereof. The Term
      shall commence on the Commencement Date and shall expire on the last day of
      the
      120th
      month
      thereafter. Tenant's taking of possession of the Premises upon such delivery
      of
      possession by Landlord in accordance with Paragraph 3(a) shall be the
      "Delivery Date."

    

    (b) Notwithstanding
      any other provision of this Lease, all of Tenant's obligations under this Lease
      other than the payment of rent shall commence on the Delivery Date. With
      Landlord's prior written permission Tenant may enter the Premises for the
      purposes of performing Tenant’s Work during the period Landlord is completing
      Landlord's Work provided that all property placed, kept, stored, or maintained
      in the Premises by Tenant, its contractor, agents and/or employees prior to
      the
      commencement of the Term shall be placed, kept, stored, and maintained at the
      risk of Tenant. Within ten (10) days after the commencement of the Term,
      Landlord and Tenant shall enter into a written memorandum setting forth the
      Commencement Date of the term of this Lease.

    

    5. MINIMUM
      RENT:
      For
      each calendar year during the Term, and on a pro rata basis for any period
      during the Term which is less than a full calendar year, Tenant shall pay to
      Landlord the Minimum Rent. The Minimum Rent shall be payable in advance in
      equal
      monthly installments on the first day of each calendar month during the Term.
      The monthly installment of Minimum Rent for any period which is less than a
      full
      calendar month for shall be prorated on a daily basis and shall be paid by
      Tenant to Landlord on the first (1st)
      day of
      the partial month.

    

    6. COMMON
      AREAS:
      In
      addition to the occupancy of the Premises, Tenant and Tenant's employees,
      agents, customers, and invitees also shall have the right to the non-exclusive
      use of automobile parking areas, access roads, driveways, and sidewalks which
      may be located from time to time on the Land on which the Building will be
      situated. Such parking areas, access roads, driveways, and sidewalks
      collectively are referred to in this Lease as the “Common Areas”. Such use of
      the Common Areas by Tenant and Tenant's employees, agents, customers, and
      invitees at all times shall be subject to such reasonable rules and regulations
      as Landlord from time to time may establish. 

    
      
        
        

      

      
        3

        
          

        

      

       

    

    

    7. TENANT'S
      OBLIGATION FOR COMMON AREA MAINTENANCE CHARGES, TAXES AND
      INSURANCE:

    

    (a) In
      addition to the Minimum Rent due hereunder, during each month of the Term,
      Tenant shall pay to Landlord Tenant's Share of the following items (the
      "Additional Rent"):

    

    (1) All
      real
      estate taxes on the land and improvements constituting the Premises, including
      regular and special assessments, and all assessments relating to metropolitan
      and or special districts now or hereafter existing (payable in installments
      over
      the longest permitted period); costs of all insurance (liability and casualty)
      which Landlord is required or otherwise reasonably elects to carry with respect
      to the Premises, all costs to maintain, and repair common area, parking lots,
      sidewalks, driveways, landscaping, and other common areas (sometimes
      collectively referred to herein as the “Common Areas”); all utilities
      attributable or benefiting the Common Areas; trash collection, if any; labor
      costs; gardeners; striping of the parking lot; repairing the roof of the
      Building, from time to time; repainting, repairing and all exterior maintenance
      of said improvements; purchase or rental and maintenance of the Building
      identification signs; sanitary sewer and storm drainage expenses; and all
      maintenance costs of any common HVAC or other mechanical and/or electrical
      systems, if any.

    

    (2) All
      costs
      to supervise, manage and administer the Common Areas. Said costs shall include
      such fees as may be paid to a third party in connection with same and shall
      in
      any event include a fee to Landlord to supervise and administer same in an
      amount not to exceed three percent (3%) of the total costs of (a)
      above.

    

    (3) Any
      parking charges, utilities, surcharges, or any other costs levied, assessed
      or
      imposed by, or at the direction of, or resulting from statutes or regulations,
      or interpretations thereof, promulgated by any governmental authority in
      connection with the use of occupancy of the Premises or the parking facilities
      serving the Premises and or Building. 

    

                                                   
      (4) All
      water
      and sewer charges applicable to the Premises. 

    

    (5) Notwithstanding
      any contrary provision above, Additional Rent shall not include any of the
      following: (A) costs for which Landlord actually receives reimbursement by
      insurance, condemnation awards, warranties, or otherwise; (B) expenses incurred
      in leasing, including advertising expenses or leasing commissions paid to agents
      of Landlord or other brokers; (C) any capital costs (other than Permitted
      Capital Pass Through Costs); (D) income, capital stock, estate, inheritance,
      franchise or other taxes payable by Landlord; (E) depreciation of the Building
      or Landlord's personal property at the Building; (F) interest on debt or
      amortization payments on any mortgage or deed of trust; (G) any wages, salaries
      or other compensation paid to any employee not employed for or on behalf of
      the
      Building (to the extent wages, salaries, or other compensation are billed to
      the
      Building for any employee not employed by Landlord full-time on behalf of the
      Building, Landlord shall reasonably prorate such employee's time and bill to
      the
      Building only such time as the employee reasonably devotes to the Building
      or
      Building operations); (H) dividends paid by Landlord; (I) costs (other than
      Permitted Capital Pass Through Costs) of alterations and capital improvements
      which could not be expensed under generally accepted accounting principles,
      including without limitation resurfacing of any parking lots; (J) the costs
      incurred to remove or otherwise abate any hazardous or toxic materials from
      the
      Building; (K) that portion of any payment made to an affiliate of Landlord
      that
      is in excess of the amount which would have been paid in the absence of such
      relationship; (L) the costs for repairs or maintenance that are reimbursed
      by
      others, including, without limitation, reimbursement made on warranty claims;
      (M) interest, fines, late payment charges or penalties payable due to the
      failure of Landlord to pay taxes, utilities or other charges in a timely manner;
      (N) expenses for correcting structural defects in the construction of the
      Building; (O) reserves for operating expenses; and (Q) political and charitable
      contributions; 

    
      
        
        

      

      
        4

        
          

        

      

       

    

    

    (6) "Permitted
      Capital Pass Through Costs." means the cost of any improvements made to the
      Building by Landlord that is required under any governmental law or regulation
      which was not promulgated, or which was promulgated but was not applicable
      to
      the Building, at the time the Building was constructed, amortized over such
      period as Landlord shall reasonably determine (but not less than the useful
      life
      of such improvement).

    

    (b) As
      soon
      as practicable after the Delivery Date, Landlord shall submit to Tenant a
      statement of the anticipated monthly Additional Rent for the period between
      the
      Commencement Date of the Term and the following January, and Tenant shall pay
      these Additional Rent charges as additional rent on a monthly basis concurrently
      with the payment of the Minimum Rent. Tenant shall continue to make said monthly
      payments until notified by Landlord of a change thereof. As soon as possible
      after the end of each Lease Year, Landlord shall give Tenant a statement showing
      the total Additional Rent for the Premises for the prior calendar year, prorated
      from the Lease Commencement Date. In the event the total of the monthly payments
      which Tenant has made for the prior calendar year was less than Tenant's actual
      share of such Additional Rent, then Tenant shall pay the difference in a lump
      sum within thirty (30) days after receipt of such statement from Landlord and
      shall concurrently pay the difference in monthly payments made in the then
      calendar year and the amount of larger monthly payments which are then
      calculated as monthly Additional Rent based on the prior year's experience.
      Any
      over-payment by Tenant shall be credited towards the monthly Additional Rent
      next coming due or, at Landlord's option, applied toward any then existing
      arrearages of Rent or other monies due Landlord pursuant to this Lease. Landlord
      agrees to calculate the anticipated monthly Additional Rent for the then current
      year in good faith based upon its reasonable determination of amounts which
      will
      be incurred for said year, with actual determination of such Additional Rent
      after each calendar year as provided above. Even though the Term has expired
      and
      Tenant has vacated the Premises, when the final determination is made of the
      Additional Rent for the year in which the Lease terminates, Tenant shall within
      thirty (30) days pay any increase due over the estimated Additional Rent
      previously paid and, conversely (such obligation to survive the termination
      of
      this Lease), any overpayment made shall be credited by Landlord to any amounts
      then owing by Tenant to Landlord with any excess to be paid by Landlord to
      Tenant, within thirty (30) days after determination. Failure of Landlord to
      submit statements as called for herein shall not be deemed to be a waiver
      Tenant's requirement to pay sums as herein provided, but if Landlord fails
      to
      reconcile statements within one (1) year after the year such expenses were
      incurred, Landlord shall waive the right to any additional payment for
      Additional Rent for such year. The Minimum Rent, Additional Rent and all other
      amounts identified herein as rent or additional rent are sometimes collectively
      referred to herein as "Rent".

    
      
        
        

      

      
        5

        
          

        

      

       

    

    

    (c) Tenant
      shall have the right to perform an annual audit of Landlord’s books and records
      which reflect Additional Rent to verify Landlord’s calculation of actual
      Additional Rent for the prior calendar year, provided that such audit shall
      be
      conducted by a certified public accountant with a reputable accounting firm
      who
      is not a tenant in the Building and who is otherwise reasonably acceptable
      to
      Landlord, and further provided that the auditor’s report reflecting the results
      of such audit shall include a certification that it was prepared in accordance
      with the definition of “Additional Rent” set forth in this Lease and shall be
      promptly delivered to Landlord. Any such audit shall be commenced, if at all,
      (i) within one hundred twenty (120) days after Tenant’s receipt of the annual
      statement of actual Additional Rent from Landlord, (ii) during Landlord’s normal
      business hours, (iii) at the place where Landlord maintains its record (or
      such
      other place as Landlord shall deliver the appropriate records) and (iv) only
      after Landlord has received fifteen (15) days prior written notice. Tenant
      shall
      require its auditor to complete the audit within sixty (60) days after Landlord
      makes available its books and records reflecting Additional Rent. All
      information obtained by Tenant or Tenant’s auditor as a result of any audit
      shall be treated as confidential except in any litigation or other dispute
      resolution proceeding between Landlord and Tenant. Prior to finalizing its
      report, Tenant’s auditor shall present its findings and a draft report to
      Landlord for review, and Landlord may discuss the findings with the auditor
      and
      offer comments, explanations and suggested changes to the report as Landlord
      believes appropriate. Tenant’s auditor’s final report and determinations set
      forth therein (“Tenant’s Auditor’s Report”), if prepared in accordance with this
      subparagraph, shall be binding on Landlord and Tenant. If Tenant’s Auditor’s
      Report reflects that Tenant paid less Additional Rent than was due for the
      audited calendar year, Tenant shall within thirty (30) days after receipt of
      such report pay to Landlord the amount of such underpayment. If Tenant’s
      Auditor’s Report reflects that Tenant paid excess Additional Rent for the
      audited calendar year, Landlord shall allow Tenant a credit against the next
      accruing installment of Additional Rent in the amount of such overpayment.
      Tenant shall bear the cost of any audit performed on behalf of Tenant hereunder
      unless Tenant’s Auditor’s Report reflects that Tenant paid Additional Rent in
      excess of one-hundred-five percent (105%) of the Additional Rent that was
      actually due for the audited calendar year, in which case Landlord shall pay
      for
      the reasonable cost of such audit within thirty (30) days after receiving an
      invoice thereof. If Landlord fails to make such payment within such 30-day
      period, Tenant may pay its auditor, in which event Tenant shall be entitled
      to a
      credit against Rent in the amount of such payment.

    

    8. PERMITTED
      USE:
      Tenant
      may use the Premises only for the Permitted Use and for no other purpose. Tenant
      agrees at all times to conduct its business in the Premises in a dignified,
      ethical, responsible, and reputable manner consistent with the highest standards
      of service and at all times to comply with all laws, ordinances, and
      governmental regulations affecting the Premises and its cleanliness, safety,
      occupancy, and use. Tenant agrees not to do or omit to do anything which will
      cause an increase in the premiums for the casualty insurance which Landlord
      maintains on the Building over and above the premiums which otherwise would
      be
      in effect for such insurance.

    

    9. OPERATION
      OF BUSINESS:
      Tenant
      shall keep the Premises and both exterior and interior portions of windows,
      doors, and other glass or plate glass fixtures therein in neat, clean, sanitary,
      and safe conditions. Tenant shall not conduct its business in the Premises
      under
      any trade name except those permitted by applicable banking regulations without
      Landlord's prior written consent. The foregoing covenants are a material part
      of
      the consideration of this Lease to Landlord and any breach thereof shall
      constitute a default by Tenant hereunder entitling Landlord to exercise all
      of
      its rights and remedies set forth below. Nothing in this paragraph shall be
      construed as an obligation upon Tenant to continuously operate from the
      Premises.

    
      
        
        

      

      
        6

        
          

        

      

       

    

     

    10. LANDLORD'S
      COVENANTS:
      Landlord covenants it has full power and authority to make this Lease with
      Tenant. Landlord further covenants that Tenant, upon the complete and timely
      payment of all rent and performance of all of Tenant's other obligations under
      this Lease, shall peacefully and quietly have, hold, and enjoy the occupancy
      of
      the Premises throughout the term of this Lease or until this Lease is sooner
      terminated in accordance with its provisions without any disturbance from
      Landlord or anyone claiming by, through, or under Landlord.

    

    11. LIENS:
      Tenant
      shall have no authority to cause or permit a mechanic's, construction, or other
      lien to arise or be perfected with respect to the Premises or any part thereof;
      and Tenant shall so advise any contractor performing any work or providing
      any
      materials for Tenant in or with respect to the Premises. Tenant shall also
      cooperate with Landlord and comply with Landlord’s requests to post notices of
      non-liability or other lien protection measures. If any mechanic's,
      construction, or other lien is filed against the Premises or any part thereof
      for any reason whatsoever by reason of Tenant's acts or omissions or because
      of
      a claim against Tenant, then Tenant shall cause such lien to be cancelled and
      discharged of record by bond or otherwise within thirty (30) days after written
      request by Landlord.

    

    12. MAINTENANCE
      AND REPAIRS:

    

    (a) Except
      as
      otherwise provided in this Lease and subject to reimbursement, if any, as
      expressly provide herein, Landlord at its expense shall keep and maintain the
      Common Areas, foundation, roof, and structural portions of the walls of the
      Building, and the main utility connections serving the Building and Common
      Areas, in good working order and repair consistent with reasonable standards
      of
      building maintenance at all times during the term of this Lease. Landlord shall
      have the right to grant easements and/or rights-of-way over and across the
      Common Areas so long as Tenant’s access to the Premises and parking rights are
      not adversely affected. Tenant shall be responsible for and shall at its expense
      repair any damage to the roof of the Premises resulting from any penetration
      of
      the roof of the Premises made by Tenant or its agents or contractors for the
      purpose of installing vents, exhaust fans, or similar devices serving the
      Premises or for any other purpose. Tenant at its expense shall repair any damage
      to any portion of the Premises and/or Building caused by the acts or omissions
      of Tenant or any of Tenant's contractors, employees, agents, customers, or
      invitees. Except for those items for which Landlord is responsible pursuant
      to
      the first sentence of this paragraph, Tenant at its expense shall keep and
      maintain the Premises in good, safe, and sanitary condition and repair at all
      times during the term of this Lease in such manner as Landlord and any insurer
      of the Premises reasonably may require and also as may be required to comply
      with all applicable laws, ordinances, rules, and regulations of any federal,
      state, or local governmental agency or subdivision having jurisdiction over
      the
      Premises. Tenant's responsibilities under this paragraph shall include but
      are
      not limited to all plate glass windows and window fixtures and doors and door
      fixtures in the Premises and the fixtures and equipment serving or constituting
      a part of the Premises (including but not limited to the lighting, heating,
      air
      conditioning, ventilating, plumbing, electrical, and sewer and other mechanical
      systems and equipment serving the Premises). Tenant at its expense promptly
      shall make any and all repairs and replacements to the Premises and to the
      fixtures and equipment serving or constituting a part thereof which may be
      required to comply with the obligations of Tenant under this paragraph, in
      each
      case in a good and workmanlike manner using materials, fixtures, and equipment
      whose quality is at least equal to that of the materials, fixtures, and
      equipment being repaired or replaced. Upon the expiration or termination of
      this
      Lease, Tenant shall deliver the Premises and the fixtures and equipment
      constituting a part thereof (excluding Tenant's trade fixtures) to Landlord
      in
      good condition and repair, reasonable wear and tear excepted. Tenant shall
      deliver to Landlord prior to occupancy a list of all items Tenant will consider
      trade fixtures, and Landlord and Tenant shall agree on the identification of
      trade fixtures prior to the commencement of the term. Notwithstanding the
      foregoing provisions of this paragraph, Landlord and Tenant agree that this
      paragraph shall not be applicable to any damage to or destruction of the
      Premises falling within the scope of paragraphs 18 and 19 (dealing with
      insured and uninsured casualties) or paragraph 39 (dealing with eminent
      domain), which damage or destruction shall be governed by the provisions of
      such
      other paragraphs.

    
      
        
        

      

      
        7

        
          

        

      

       

    

    

    (b) In
      the
      event an emergency repair is necessary, which is the obligation of Landlord,
      Tenant hereby agrees to diligently attempt to contact Landlord, or the Building
      manager whom Tenant has been notified to contact in the event of an emergency,
      prior to making any such emergency repair. However, in the event of an
      emergency, and Tenant is not able to contact Landlord, or the appropriate
      property manager within a reasonable period of time after the onset of the
      emergency (which “reasonable period of time” shall be dictated by the type of
      emergency which has occurred), or in the event that Tenant is instructed by
      the
      Landlord or the property manager to make the repairs itself, Landlord shall
      reimburse Tenant, within twenty (20) days of receipt of an invoice evidencing
      such costs, for the cost of such emergency repair (which must be normal and
      customary for the emergency circumstance), which was necessary and was performed
      by Tenant and was otherwise the responsibility of Landlord under the terms
      of
      this Lease. Any repairs or replacements which Landlord is required to make
      shall
      be made within a reasonable period of time after receiving notice or having
      actual knowledge of the need for such repair or replacement.

    

    13. SIGNS
      AND TRADE FIXTURES:
      Tenant
      may install upon the exterior of the Premises and remove therefrom, at Tenant's
      expense, signs relating solely to Tenant's business in the Premises which comply
      with all applicable laws, ordinances, and governmental regulations and which
      will cause no damage to the Premises and are located where the façade permits.
      Tenant will provide to Landlord written notice of the size, style and method
      of
      installation of such signs for Landlord's prior written approval not to be
      unreasonably withheld, conditioned or delayed. Tenant shall not place or erect
      any signs or other devices upon any of the Common Areas without Landlord’s prior
      written consent, which consent will not be unreasonably withheld. Tenant may
      install in the Premises and remove therefrom such trade fixtures as Tenant
      may
      deem necessary or appropriate to its business operations. Any damage to the
      Premises which may be caused by the removal of any of Tenant's signs or trade
      fixtures shall be repaired by Tenant at its expense forthwith upon the removal
      of any of such signs or trade fixtures.

    

    14. ALTERATIONS
      BY TENANT:
      Tenant,
      at its expense, during the term of this Lease may make such non-structural
      alterations to the interior of the Premises as it deems appropriate; provided,
      that any alterations which affect the structure, any mechanical systems, or
      the
      exterior of the Building will require the prior written consent of Landlord
      which shall not be unreasonably withheld, conditioned or delayed. Landlord
      shall
      not object to any alteration required by banking authorities. In all cases
      Tenant must obtain Landlord's written consent before making any roof
      penetrations for the purpose of installing vents, exhaust fans, or similar
      devices to serve the Premises or for any other purpose. At the time Landlord's
      approval of any alterations is sought, Tenant shall submit to Landlord plans
      and
      specifications for such work, together with a statement of the estimated cost
      of
      such work. All such alterations shall be completed in a good and workmanlike
      manner with first-class materials and workmanship. Any additions or alterations
      made to the interior of the Premises by Tenant shall remain a part of the
      Premises and be surrendered therewith upon the expiration or termination of
      this
      Lease.

    
      
        
        

      

      
        8

        
          

        

      

       

    

    

    15. INDEMNIFICATION:

    

    (a) Tenant
      agrees to indemnify Landlord against and to hold Landlord harmless from any
      and
      all claims or demands arising from Tenant's use of the Premises, from the
      conduct of its business or from any activity, work or other things done,
      permitted or suffered by Tenant in or about the Premises and/or Building and
      from any and all claims of any third party arising from or based upon any
      alleged act, omission, or negligence of Tenant, its agents, employees, invitees
      and contractors. In the event that Landlord shall, without fault on its part,
      be
      made a party to any action, Tenant shall hold Landlord harmless from such
      litigation and shall pay all costs, expenses, and reasonable attorneys' fees
      incurred or paid by Landlord in connection with such litigation, together with
      any judgments rendered against Landlord.

    

    (b) Except
      to
      the extent caused by the willful or negligent act or omission or breach of
      this
      Lease by Tenant, its subtenants or licensees, or any of their respective agents,
      employees or invitees, Landlord will indemnify and hold Tenant harmless from
      and
      against any and all liability, loss, claim, demand, damages or expenses
      (including reasonable attorneys' fees) due to or arising out of any (i) willful
      or negligent act or omission or breach of this Lease by Landlord or its agents
      or employees; (ii) latent defects in the Building, the Premises and the Common
      Areas; or (iii) any breach or default by Landlord in the performance or
      observance of its covenants or obligations under this Lease.

    

    16. PUBLIC
      LIABILITY INSURANCE:
      Tenant
      shall carry commercial general liability insurance with policy limits of at
      least $1,000,000 per occurrence, $2,000,000 in the aggregate. No policy shall
      be
      cancelable or subject to reduction of coverage without thirty (30) days' prior
      written notice to Landlord. All such policies shall be written as primary
      policies not contributing with and not in excess of coverage which Landlord
      may
      carry.

    

    17. CASUALTY
      INSURANCE:
      Tenant
      agrees, at its expense, during the term of this Lease and any other period
      of
      occupancy of the Premises by Tenant to obtain and keep enforce with respect
      to
      Tenant's Leasehold improvements, inventory, fixtures and equipment, signs,
      and
      other personal property in the Premises replacement value fire and broad form
      extended coverage insurance on a one hundred percent (100%) co-insurance basis;
      Landlord shall be included as a named insured under all casualty insurance
      policies required under this paragraph, and Tenant shall furnish Landlord with
      an appropriate certificate evidencing that all such insurance is in force and
      that Landlord is a named insured thereunder; and such policies shall provide
      that they may not be cancelled without at least thirty (30) days prior written
      notice to Landlord. Tenant shall pay to Landlord, on demand, a late charge
      of
      ten dollars ($10.00) for each day beyond seven (7) days that any such
      certificate required to be furnished by Tenant to Landlord is not furnished
      after Landlord has made a written request to Tenant for such
      certificate.

    
      
        
        

      

      
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    18. DAMAGE
      BY INSURED CASUALTY:
      If the
      Premises shall be partially or wholly damaged or destroyed by fire or any other
      casualty covered by insurance maintained by Landlord and the proceeds therefrom
      are made available to Landlord, then Landlord forthwith shall proceed to repair
      and restore the Premises to at least the condition the Premises were in
      immediately prior to such damage or destruction; provided, that Landlord's
      work
      shall not include the repair or restoration of any improvements installed or
      other work done by Tenant in or about the Premises. If the Building is more
      than
      25% damaged or destroyed by fire or any other casualty covered by such
      insurance, then both Tenant and Landlord shall have the option to cancel this
      Lease by written notice to the other within sixty (60) days after the occurrence
      of such damage or destruction. If neither party so terminates, Landlord will
      promptly repair and restore the Building in the manner provided above in which
      latter event this Lease shall continue in full force and effect; provided,
      that
      Landlord's work shall not include the repair or restoration of any improvements
      installed or other work done by Tenant in or about the Premises. If Landlord
      repairs or restores the Premises or the Building, as the case may be, pursuant
      to this paragraph, then Tenant at its expense promptly shall repair, restore,
      or
      replace all of its Leasehold improvements, trade fixtures, and personal property
      damaged or destroyed by such fire or other casualty.

    

    19. DAMAGE
      BY UNINSURED CASUALTY:
      If the
      Building shall suffer damage in an amount less than $50,000 by virtue of any
      casualty not covered by insurance maintained by Landlord then Landlord forthwith
      shall repair and restore the Building to the condition described in
      Paragraph 18 above. If the Building shall suffer damage in excess of
      $50,000 by virtue of any casualty not covered by the insurance maintained by
      Landlord (or even if so covered if the proceeds are not made available to
      Landlord) then Landlord at its option, or Tenant, if Landlord declines to
      repair, either (a) may repair and restore the Building to good condition so
      as
      to be fit for occupancy within a reasonable time after the occurrence of such
      damage or (b) within sixty (60) days after the occurrence of such damage may
      terminate this Lease by giving Tenant notice in writing of such termination.
      If
      Landlord exercises its option to repair and restore the Building pursuant to
      this paragraph, then it shall give Tenant written notice of the exercise of
      such
      option within sixty (60) days after the occurrence of such damage and then
      shall
      proceed with reasonable diligence to make such repairs and restoration;
      provided, that Landlord's work shall not include the repair or restoration
      of
      any improvements installed or other work done by Tenant in or about the
      Premises. In such latter event, Tenant at its expense promptly shall repair,
      restore, or replace all of its Tenant Work, Leasehold improvements, trade
      fixtures, and personal property damaged by such casualty. If the uninsured
      damage referred to in this paragraph is caused by the gross negligence or
      intentionally wrongful act of Tenant or its agents or employees, then
      notwithstanding any other provision of this paragraph, Tenant, at its expense
      shall repair such damage.

    

    20. ABATEMENT
      OF RENT:
      In the
      event of any damage to or destruction of the Premises which makes the Premises
      in whole or in part unfit for use by Tenant in the normal course of its business
      in the Premises, then the Minimum Rent and Additional Rent, or a proportionate
      part thereof based upon that portion of the Premises which is unfit for use
      by
      Tenant in the normal course of its business, shall abate until the Premises
      have
      been repaired or restored by Landlord in accordance with Paragraph 18 or
      Paragraph 19, as the case may be. 

    
      
        
        

      

      
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    21. COMMON
      AREAS AND PARKING:
      Tenant
      and its employees shall park their motor vehicles only in the areas of the
      Building specifically designated for parking from time to time by Landlord
      for
      that purpose subject to the reciprocal easements attached hereto as Exhibit
      D.
      Tenant,
      in the use of the Common Areas, agrees to comply with such reasonable rules
      and
      regulations for such use as Landlord may adopt from time to time for the orderly
      and proper operation of the Common Areas.

    

    22. ASSIGNMENT
      AND SUBLETTING:
      

    

    (a) Subject
      to Tenant's rights pursuant to subparagraph (b) below, Tenant shall have the
      right to assign this Lease or sublet all or part of the Premises with the prior
      written consent of Landlord, which consent shall not be unreasonably withheld,
      conditioned, or delayed, and which shall include Landlord’s consideration of any
      change in use and the creditworthiness of such proposed subtenant or assignee.
      Tenant shall continue to remain primarily liable to Landlord for the payment
      of
      the rent and the performance of all of Tenant's other obligations under this
      Lease for the remainder of the term of this Lease, unless Landlord, in its
      reasonable discretion, determines that the assignee is at least as creditworthy
      as the original Tenant, and has the ability to perform Tenant’s obligations
      under this Lease. Except as specifically permitted herein, Tenant shall not
      allow or permit any transfer of this Lease, or of any interest in or rights
      under this Lease, by operation of law and shall not mortgage, pledge, or
      encumber this Lease or any interest herein. Except for an assignment or sublease
      to a permitted assignee or subtenant pursuant to subparagraph (b) below, no
      assignee or subtenant shall have any right to extend the term of the Lease
      or
      exercise any option to purchase.

    

    (b) Tenant
      will have the right upon fifteen (15) days' prior written notice to Landlord,
      but without Landlord's prior written consent, to assign this Lease or sublease
      all or part of the Premises to any affiliate of Tenant or the parent of Tenant
      or to any successor-in-interest by merger or acquisition to the operating bank
      so long as such entity has a net worth equal to or greater than that of Tenant
      and provided further that such permitted assignee or subtenant shall have the
      right to exercise any option to extend or option to purchase set forth
      herein.

    

    23. ENTRY
      BY LANDLORD:
      Landlord shall have the right to enter upon the Premises during business hours
      upon at least 24 hours notice to Tenant and in the company of Tenant for the
      purpose of inspecting the Premises, for the purpose of making inspections,
      repairs, additions, or alterations thereto, or for any other lawful purpose;
      provided that such entry shall not unreasonably interfere with the conduct
      of
      Tenant's business or interfere or set-off Tenant's security system, and in
      making any entry, Landlord shall respect the confidentiality of bank records.
      For a period commencing four (4) months prior to the expiration of this Lease,
      Landlord may have reasonable access to the Premises for the purpose of
      exhibiting the Premises to prospective tenants thereof upon reasonable prior
      notice to Tenant during business hours or outside business hours if required
      by
      Tenant.

    

    24. UTILITIES:
      Tenant
      shall pay for all gas, electricity, telephone, cable T.V. and other utility
      services used or consumed in or about or furnished to the Premises during the
      term of this Lease and shall pay all sewer use fees or similar charges made
      or
      imposed with respect to or against the Premises during the term of this Lease.
      Tenant shall hold Landlord and the Premises harmless from all liens, charges,
      and costs with respect to such items. Tenant agrees that it will not install
      any
      equipment which will exceed or overload the capacity of any utility facilities
      serving the Premises and that if any equipment installed by Tenant requires
      additional utility facilities, such additional utility facilities shall be
      installed at Tenant's expense in accordance with plans and specifications
      approved in writing in advance by Landlord. Landlord shall not be liable for
      any
      interruption in the supply of any utilities unless caused by the negligent
      or
      intentional act of Landlord, and Landlord does not guarantee the availability
      of
      any utilities. Tenant's payments for utility services shall be made directly
      to
      the utility or other provider of such service if the services are separately
      metered or billed to Tenant by such utility or other provider. If Landlord
      provides any of such utility services to Tenant because they are not or cannot
      be separately metered or billed to Tenant, then Tenant shall pay to Landlord,
      within ten (10) days after receiving a statement therefor from Landlord, the
      amount of the billing received by Landlord for such utility
      service.

    
      
        
        

      

      
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    25. INVOLVENCY
      OR BANKRUPTCY:
      Landlord and Tenant understand that notwithstanding certain provisions to the
      contrary contained herein, a trustee or debtor in possession under the
      Bankruptcy Code of the United States (the “Bankruptcy Code”) may have certain
      rights to assume or assign this Lease. Landlord and Tenant further understand
      that in any event Landlord is entitled under the Bankruptcy Code to adequate
      assurances of future performance of the terms and provisions of this Lease.
      For
      purposes of any such assumption or assignment, the parties hereto agree that
      the
      term “Adequate Assurance” shall include at least the following:

    

    (a) In
      order
      to assure Landlord that the proposed assignee will have the resources with
      which
      to pay the Minimum Rent and Additional Rent, any proposed assignee must have
      demonstrated to Landlord's satisfaction a net worth (as defined in accordance
      with generally accepted accounting principles consistently applied) at least
      as
      great as the net worth of Tenant on the date this Lease became effective
      increased by five percent (5%) for each year from the effective date of the
      Lease through the date of the proposed assignment. The financial condition
      and
      resources of Tenant were a material inducement to Landlord in entering into
      this
      Lease.

    

    (b) Any
      proposed assignee must have been engaged in the Permitted Use at least five
      (5)
      years prior to any such proposed assignment.

    

    (c) In
      entering into this Lease, Landlord considered extensively the Permitted Use
      and
      determined that the Permitted Use would add substantially to the value of
      Landlord’s property and that if it were not for Tenant's agreement to make only
      the Permitted Use of the Premises, Landlord would not have entered into this
      Lease. Landlord's overall operation will be substantially impaired if the
      trustee in bankruptcy or any assignee of this Lease makes any use of the
      Premises other than the Permitted Use.

    

                                   
      (d) Any
      proposed assignee of this Lease must assume and agree to be personally bound
      by
      the terms, provisions, and covenants of this Lease.

    

    Notwithstanding
      any other provisions contained in this Lease, in the event Tenant or its
      successors or assigns shall become insolvent or bankrupt, or if their interest
      under this Lease shall be levied upon or sold under execution or other legal
      process by any depository institution supervisory authority (“Authority”),
      Landlord may, in either such event, terminate this Lease only with the
      concurrence of any receiver or liquidator appointed by such authority, provided
      that in the event this Lease is terminated by the receiver or liquidator, the
      maximum claim of Landlord for rent, damages or indemnity for injury resulting
      from the termination, rejection or abandonment of the unexpired Lease shall
      be
      by law no greater than an amount equal to all accrued and unpaid rent to the
      date of termination; and further provided that to continue the Lease, any
      receiver or liquidator appointed by such Authority or its assignee must continue
      to honor the terms of this Lease.

    
      
        
        

      

      
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    26. HOLDOVER:
      In the
      event that Tenant remains in possession of the Premises after the expiration
      or
      termination of this Lease, then Tenant shall be deemed to be occupying the
      Premises as a Tenant from month-to-month, subject to all of the conditions,
      provisions, and obligations of this Lease, but without any rights to extend
      the
      term of this Lease; provided, that the Minimum Rent payable by Tenant during
      any
      such period of holdover shall be computed at the rate of 125% of the Minimum
      Rent payable by Tenant during the Lease year most recently ended. Landlord’s
      acceptance of rent from Tenant is such event shall not alter the status of
      Tenant as a month-to-month tenant whose occupancy of the Premises may be
      terminated by Landlord at any time upon one month’s notice in
      advance.

    

    27. WAIVERS:
      One or
      more waivers by Landlord or Tenant of a breach of any covenant or condition
      by
      the other of them shall not be construed as a waiver of a subsequent breach
      of
      the same covenant or condition, and the consent or approval by Landlord or
      Tenant to or of any act by either requiring the other's consent or approval
      shall not be deemed to waive or render unnecessary either party's consent to
      or
      approval of any subsequent similar act by the other party. No waiver or consent
      of either party shall be binding unless in writing, and Landlord's acceptance
      of
      rent with knowledge of the existence of any breach of this Lease by Tenant
      shall
      not constitute a waiver of such breach.

    

    28. WAIVER
      OF CLAIMS:
      Each
      party hereto hereby waives any and all claims for or rights of recovery which
      such party or anyone claiming through such party may have against the other
      party hereto (or such other party's officers, agents, or employees) for or
      with
      respect to any loss of or damage to such waiving party's property or for any
      business interruption which is capable of being insured against or indemnified
      under valid all risk insurance policies, whether or not such loss, damage,
      or
      business interruption is caused by the negligence of such other party or such
      other party's officers, agents, employees, or any other person or persons for
      whose actions such other party may be responsible or liable; and whether or
      not
      such insurance is carried or not. Each party shall, at its expense, apply to
      its
      insurer to obtain waivers and shall obtain any special endorsements, if required
      by its insurer to evidence compliance with the foregoing waiver.

    

    29. NOTICES:
      Whenever under this Lease a provision is made for notice of any kind, such
      notice and the service thereof shall be deemed sufficient if such notice to
      Tenant is in writing addressed to Tenant at the address set forth above and
      is
      delivered personally or sent by United States certified mail with postage
      prepaid and if such notice to Landlord is in writing addressed to Landlord
      at
      the address set forth above in paragraph 1 (b) and is delivered personally
      or
      sent by United States certified mail with postage prepaid. Either party may
      by
      notice to the other party change the address at which it wishes to receive
      any
      notice given under this Lease.

    

    30. RELATIONSHIP
      OF PARTIES:
      Nothing
      contained in this Lease shall be deemed or construed by Landlord or Tenant,
      or
      by any third party, to create the relationship of principal and agent or of
      partnership or of joint venture between Landlord and Tenant, it being understood
      and agreed that neither the method of computing the rent set forth in this
      Lease, nor any acts of Landlord or Tenant shall be deemed to create any
      relationship between Landlord and Tenant other than the relationship of landlord
      and tenant.

    
      
        
        

      

      
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    31. NO
      LIABILITY OF LANDLORD:
      Landlord shall not be responsible or liable to Tenant or anyone claiming through
      Tenant for any loss or damage that may be caused by or through the acts or
      omissions of persons occupying premises in the vicinity of the Premises (or
      of
      their customers, employees, agents, or invitees) or for any expense, loss,
      or
      damage sustained by Tenant or anyone claiming through Tenant from (a) the
      bursting, stoppage, or leaking of water, gas, sewer or steam pipes, downspouts,
      tanks, drains, or fixtures wherever located, (b) broken glass, (c) water, snow,
      or ice upon the Building or any portion thereof, (d) theft or other dishonest
      act by anyone other than Landlord, (e) water, wind, or other weather or natural
      condition or event, or (f) defects in the Premises or any fixtures or equipment
      therein which Landlord has not expressly agreed in writing to
      remedy.

    

    32. DELAYS
      IN PERFORMANCE:
      The
      performance by Landlord and Tenant of any of their respective obligations or
      undertakings provided for in this Lease (except the payment of rent or any
      other
      sums of money payable by Tenant under this Lease) shall be excused and no
      default shall be deemed to exist in the event and so long as the performance
      of
      any such obligation or undertaking is prevented, delayed, retarded, or hindered
      by any act of nature, weather conditions, fire, earthquake, flood, explosion,
      war, riot, failure of transportation, strikes, lockouts, action of labor unions,
      condemnation, laws, orders of government or civil or military authorities,
      inability to procure labor, equipment, facilities, materials, or supplies in
      the
      open market, or any other cause beyond the control of Landlord or Tenant, as
      the
      case may be.

    

    33. MANNER
      AND PLACE OF PAYMENTS:
      All
      payments of rent and any other sums payable by Tenant to Landlord under this
      Lease shall be made by Tenant to Landlord without demand, deduction, or set-off
      at the address set forth above or at such other place as Landlord from time
      to
      time may designate in writing.

    

    34. DELINQUENT
      PAYMENTS:
      If any
      rent or other sums payable by Tenant under this Lease are not paid within ten
      (10) days after such rent or other sums are due, then: (a) Tenant shall promptly
      pay to Landlord a late charge equal to five percent (5%) of such delinquent
      amount; and (b) such unpaid rent or other sums shall bear interest from the
      due
      date at the lesser of (a) the rate of twelve percent (12%) per annum or (b)
      the
      highest rate per annum permitted to be contracted for by natural persons under
      the laws of the State in which the Premises are located, for business loans
      from
      their respective due dates until paid, which interest shall be due and payable
      immediately. If Landlord engages an attorney or collection agency to collect
      any
      delinquent payment from Tenant or to enforce the performance by Tenant of any
      other obligation of Tenant which is delinquent under this Lease, then Tenant
      also shall be liable to and shall pay Landlord, on demand, an amount equal
      to
      the reasonable attorney fees, court costs, and other collection expenses
      incurred by Landlord with respect to the collection of such delinquent payment
      or the enforcement of such delinquent performance, whether or not suit is filed
      against Tenant for such purpose.

    
      
        
        

      

      
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    35. DEFAULT:

    

    (a) Upon
      the
      occurrence of any one or more of the following events ("Tenant Default")
      Landlord shall have the remedies hereafter set forth: (i) Tenant defaults in
      the
      payment of any rent, additional rent, or other sums due and payable by Tenant
      to
      Landlord under this Lease; provided that Tenant shall have the right to cure
      a
      monetary default if any such amounts are paid to Landlord within five (5) days
      after Tenant's receipt of written notice from Landlord of such non-payment;
      or
      (ii) Tenant violates or defaults in the performance of any covenant, agreement,
      or other condition contained in this Lease (other than the payment of rent
      or
      other sum payable under this Lease) for a period of more than thirty (30) days
      after written notice of such violation or default has been given by Landlord
      to
      Tenant (or, in the case of a default not curable within thirty (30) days, if
      Tenant shall fail to commence to cure such default within such thirty (30)
      days
      and diligently pursue the cure of the default; or (iii) Tenant makes a general
      assignment or arrangement for the benefit of creditors or a voluntary or
      involuntary petition in bankruptcy is filed by or against Tenant or Tenant
      files
      a petition for reorganization or protection under any law relating to bankruptcy
      or a trustee or receiver is appointed to take possession of all or substantially
      all of Tenant's assets located at the Premises or Tenant's interest in this
      Lease, or all or substantially all of such assets or interest is attached,
      is
      judiciously seized or is executed upon provided that in the case of any
      involuntary proceeding, such proceeding is not dismissed within sixty (60)
      days
      thereafter.

    

    (b) In
      the
      event of a Tenant Default, Landlord shall have the right, at its election,
      then
      or at any time thereafter and while such Tenant Default continues
      either;

    

    (1) To
      give
      Tenant written notice of intention to terminate this Lease on the date of such
      given notice or on any later date specified therein, and on the date specified
      in such notice, whereupon Tenant's right to possession of the Premises shall
      cease and this Lease shall thereupon be terminated, except as to Tenant's
      liability, as if the expiration of the term fixed in such notice were the end
      of
      the term herein originally demised; or

    

                                                       (2) After
      legal demand and notice and subject to all applicable banking regulations,
      to
      reenter and take possession of the Premises or any part thereof, and repossess
      the same as of Landlord's former estate and expel Tenant and those claiming
      through or under Tenant, and remove the effects of both or either, without
      use
      of force or breach of peace, and without prejudice to any remedies for arrears
      of rent or preceding breach of covenants or conditions. Should Landlord elect
      to
      reenter as provided in this subparagraph (2), or should Landlord take
      possession pursuant to legal proceedings or pursuant to any notice provided
      for
      by law, Landlord may, from time to time, without terminating this Lease, relet
      the Premises or any part thereof in Landlord's or Tenant's name, but for the
      account of Tenant, for such term or terms (which may be greater or less than
      the
      period which would otherwise have constituted the balance of the term of this
      Lease) and on such conditions and upon such other terms (which may include
      concessions of free rent and alteration and repair of the Premises) as Landlord,
      in its reasonable discretion, may determine, and Landlord may collect and
      receive the rents therefor. Landlord shall use commercially reasonable efforts
      and mitigate Landlord's damages hereunder. No such reentry or taking possession
      of the Premises by Landlord shall be construed as an election on Landlord's
      part
      to terminate this Lease unless a written notice of such intention be given
      to
      Tenant. No notice from Landlord hereunder or under a forcible entry and detainer
      statute or similar law shall constitute an election by Landlord to terminate
      this Lease unless such notice specifically so states. Landlord reserves the
      right following any such reentry and/or reletting to exercise its right to
      terminate this Lease by giving Tenant such written notice, in which event the
      Lease will terminate as specified in said notice.

    
      
        
        

      

      
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    (3) In
      the
      event that Landlord does not elect to terminate this Lease as permitted in
      subparagraph (1) of this subparagraph (b), but on the contrary, elects
      to take possession as provided in subparagraph (2) hereof, Tenant shall pay
      to Landlord (A) the rent and other sums as herein provided, which would be
      payable hereunder if such repossession has not occurred, less (B) the net
      proceeds, if any, of any reletting of the Premises after deducting all
      Landlord's expenses incurred in connection with such reletting, including,
      but
      without limitation, all repossession costs, brokerage commissions, legal
      expenses, attorneys' fees, expenses of employees, alteration and repair costs
      and expenses of preparation for such reletting. If, in connection with any
      reletting, the new Lease term extends beyond the existing term, or the premises
      covered thereby include other premises not part of the Premises, a fair
      apportionment of the rent received from such reletting and the expenses incurred
      in connection therewith as provided aforesaid will be made in determining the
      net proceeds from such reletting. In addition, in determining the net proceeds
      from such reletting, any rent concessions will be apportioned over the term
      of
      the new Lease. Tenant shall pay such rent and other sums to Landlord monthly
      on
      the days on which the rent would have been payable hereunder if possession
      had
      not been retaken and Landlord shall be entitled to receive the same from Tenant
      on each such day.

    

    (4) In
      the
      event, however, this Lease is terminated (except as provided in the paragraphs
      on casualty or condemnation), Tenant shall remain liable to Landlord for damages
      in an amount equal to the rent and other sums which would have been owing by
      Tenant hereunder for the balance of the term, had this Lease not been
      terminated, less the net proceeds, if any, of any reletting of the Premises
      by
      Landlord subsequent to such termination, after deducting all Landlord's
      reasonable expenses incurred in connection with such reletting, including but
      without limitation, the expenses enumerated above. Landlord shall be entitled
      to
      collect such damages from Tenant monthly on the days on which the rent and
      other
      amounts would have been payable hereunder if this Lease had not been terminated,
      and Landlord shall be entitled to receive the same from Tenant on each such
      day.
      Alternatively, at the option of Landlord, in the event this Lease is terminated,
      Landlord shall be entitled to recover forthwith against Tenant, as damages
      for
      loss of the bargain and not as a penalty, an aggregate sum which, at the time
      of
      such termination, represents the excess, if any, of the aggregate of the rent
      and all other sums payable by Tenant hereunder that would have accrued for
      the
      balance of the term over the aggregate rental value of the Premises (such rental
      value to be computed on the basis of a tenant paying not only a rent to Landlord
      for the use and occupation of the Premises, but also such other charges as
      are
      required to be paid by Tenant under the terms of this Lease) for the balance
      of
      such term, both discounted to present worth at the rate of four percent (4%)
      per
      annum.

    

    (5) Suit
      or
      suits for the recovery of the amounts and damages set forth hereinabove may
      be
      brought by Landlord, from time to time, at Landlord's election, and nothing
      herein shall be deemed to require Landlord to await the date whereon this Lease
      or the term hereof would have expired by limitation had there been no such
      default by Tenant, or no such termination, as the case may be. Each right and
      remedy provided for in this Lease shall be cumulative and shall be in addition
      to every other right or remedy provided for in this Lease or now or hereafter
      existing at law or in equity or by statute or otherwise, and the exercise or
      beginning of the exercise by Landlord of any one or more of the rights or
      remedies provided for in this Lease or now or hereafter existing at law or
      in
      equity or by statute or otherwise shall not preclude the simultaneous or later
      exercise by Landlord of any or all other rights or remedies provided for in
      this
      Lease or now or hereafter existing at law or in equity or by statute or
      otherwise. All reasonable costs incurred by Landlord in connection with
      collecting any amounts and damages owing from Tenant pursuant to the provisions
      of this Lease or to enforce any provision of this Lease, including reasonable
      attorneys' fees from the date any such matter is turned over to an attorney,
      whether or not one or more actions are commenced by Landlord, shall also be
      recoverable by Landlord from Tenant, provided Landlord is the prevailing
      party.

    
      
        
        

      

      
        16

        
          

        

      

       

    

    

    (6) No
      failure by Landlord to insist upon the strict performance of any agreement,
      term, covenant or condition hereof or to exercise any right or remedy consequent
      upon a breach thereof, and no acceptance of full or partial rent during the
      continuance of any such breach, shall constitute a waiver of any such breach
      or
      such agreement, term, covenant or condition. No agreement, term, covenant or
      condition hereof to be performed or complied with by Tenant, and no breach
      thereof, shall be waived, altered or modified except by written instrument
      executed by Landlord. No waiver of any breach shall affect or alter this Lease,
      but each and every agreement, term, covenant and condition hereof shall continue
      in full force and effect with respect to any other then existing or subsequent
      breach thereof. Notwithstanding any termination of this Lease, the same shall
      continue in force and effect as to any provisions hereof which require
      observance or performance of Landlord or Tenant subsequent to
      termination.

    

    (7) Nothing
      contained in this paragraph shall limit or prejudice the right of Landlord
      to
      prove and obtain as liquidated damages in any bankruptcy, insolvency,
      receivership, reorganization or dissolution proceeding, an amount equal to
      the
      maximum allowed by any statute or rule of law governing such proceeding and
      in
      effect at the time when such damages are to be proved, whether or not such
      amount be greater, equal to or less than the amounts recoverable, either as
      damages or rent, referred to in any of the preceding provisions of this
      paragraph.

    

    (8) Notwithstanding
      anything contained hereinabove in this paragraph 40 to the contrary, any such
      proceeding or action involving bankruptcy, insolvency, reorganization,
      arrangement, assignment for the benefit of creditors, or appointment of a
      receiver or trustee, shall be considered to be an event of default only when
      such proceeding, action or remedy shall be taken or brought by or against the
      then holder of the Leasehold estate under this Lease.

    

    (c) In
      the
      event that Landlord shall have taken possession of the Premises pursuant to
      the
      authority herein granted, then Landlord, without limitation of such other rights
      as are elsewhere provided herein, may relinquish possession of all or any
      portion of the personal property located therein to any person claiming to
      be
      entitled to possession thereof ("Claimant") who presents to Landlord a copy
      of
      any instrument represented to Landlord by Claimant to have been executed by
      Tenant (or any predecessor of Tenant) granting Claimant the right under various
      circumstances to take possession of such personal property, without the
      necessity on the part of the Landlord to inquire as to the authenticity of
      Tenant's or Tenant's predecessor's signature on such instrument copy and without
      the necessity of Landlord's making any investigation or inquiry as to the
      validity of the factual or legal basis upon which Claimant purports to act
      and
      Tenant agrees to indemnify and hold Landlord harmless from all costs, expenses,
      losses, damages, and liabilities incident to Landlord's relinquishment of
      possession of all or any portion of the personal property to Claimant. Tenant
      stipulates and agrees that the rights herein granted Landlord are commercially
      reasonable.

    
      
        
        

      

      
        17

        
          

        

      

       

    

    

    (d) Tenant
      further agrees to pay, in addition to the rent and other sums payable under
      this
      Lease, such additional sums as a court of competent jurisdiction may adjudge
      reasonable as attorney’s fees in any suit or action instituted by Landlord to
      enforce the provisions of this Lease or the collection of the rent or other
      sums
      payable by Tenant under this Lease. Tenant hereby waives any right of redemption
      which it may have under any present of future law in the event Tenant is evicted
      from or dispossessed of the Premises for any reason. Unless Landlord otherwise
      agrees in writing, Tenant’s surrender of possession of the Premises to Landlord
      prior to the end of the Term and Landlord’s acceptance of such surrender shall
      not effect a termination of this Lease or release Tenant from any of its
      obligations under this Lease for the remainder of the term of this
      Lease.

    

    (e) If
      Tenant
      believes that Landlord has breached or failed to comply with any provision
      of
      this Lease applicable to Landlord, Tenant will give written notice to Landlord
      describing the alleged breach or noncompliance. Landlord will not be deemed
      in
      default under this Lease if Landlord cures the breach or noncompliance within
      20
      days after receipt of Tenant's notice or, if the same cannot reasonably be
      cured
      within such 20-day period, if Landlord in good faith commences to cure such
      breach or noncompliance within such period and then diligently pursues the
      cure
      to completion within 60 days of the date of Tenant’s original notice to
      Landlord. Tenant will also send a copy of such notice to any lender of whom
      Tenant has been notified in writing, and such lender will also have the right
      to
      cure the breach or noncompliance within the period of time described above.
      If
      such breach or noncompliance is not cured within the period of time described
      above, then Tenant may exercise any right or remedy available to Tenant at
      law
      or in equity, except to the extent expressly waived or limited by the terms
      of
      this Lease; provided that if a Landlord default occurs of which Tenant has
      given
      notice to Landlord and such default materially and adversely affects Tenant's
      use of the Premises or results in a substantial likelihood of personal injury
      or
      damage to Tenant's property in the Premises, Tenant shall be entitled to take
      the minimal commercially reasonable action to cure such default and bill
      Landlord for the reasonable cost and expense to cure the same, which Landlord
      will pay within 30 days after receipt of an invoice therefor, and if Landlord
      fails to timely reimburse Tenant, Tenant shall have the right to offset such
      amount against the next payment of Rent hereunder.

     

    36. NO
      SECURITY INTEREST:
      Landlord waives and releases any and all rights to any security interest in
      Tenant's personal property, trade fixtures and equipment located in the
      Premises, in the form of a landlord's lien or otherwise. Landlord will execute
      and deliver a confirmation of such waiver and release upon the request of Tenant
      and any lender taking a security interest in such property.

    

    37. CUMULATIVE
      RIGHTS:
      The
      rights, options, elections, and remedies of Landlord and Tenant contained in
      this Lease shall be cumulative and may be exercised on one or more occasions;
      and none of them shall be construed as excluding any other or additional right,
      priority, or remedy allowed or provided by law.

    
      
        
        

      

      
        18

        
          

        

      

       

    

    

    38. SUBORDINATION
      AND NONDISTURBANCE:
      Landlord may assign its rights under this Lease as security to the holders
      of
      one or more mortgages (which term shall include a mortgage, deed of trust,
      or
      other encumbrance) now or hereafter in force against the Premises or the
      Building. Upon the request of Landlord, Tenant agrees to subordinate its rights
      under this Lease to such mortgages now or hereafter in force against the
      Premises or the Building and to all advances made or hereafter to be made upon
      the security thereof; provided, that any such mortgage shall provide, or the
      mortgagee shall agree, that the mortgagee, in the event of its acquiring title
      to the Premises or the Building, whether through foreclosure, judicial process,
      power of sale, or otherwise, shall recognize the validity of this Lease and
      shall honor the rights of Tenant under this Lease so long as Tenant (a) is
      not
      in default under this Lease after any applicable notice and opportunity to
      cure
      at the time such mortgagee acquires title to the Premises or the Building and
      (b) agrees to attorn to such mortgagee as if it were the original landlord
      under
      this Lease.

    

    39. EMINENT
      DOMAIN:
      If more
      than ten percent (10%) of the Premises or more than ten percent (10%) of the
      parking spaces shall be taken or appropriated by any public or quasi-public
      authority under the power of eminent domain, either party hereto shall have
      the
      right, at its option, within sixty (60) days after said taking, to terminate
      this Lease upon thirty (30) days' written notice. If (i) less than ten percent
      (10%) of the Premises or the parking spaces are taken or (ii) more than ten
      percent (10%) of the Premises or such parking spaces are taken, but neither
      party elects to terminate as herein provided, the Minimum Rent thereafter to
      be
      paid shall be equitably reduced. If the Lease is not terminated pursuant to
      the
      provisions hereof following any partial taking Landlord shall promptly repair,
      restore, or rebuild for occupancy by Tenant the portion of the Premises not
      so
      taken. If, during the repair, restoration, or rebuilding required, the Premises
      are not usable in the reasonable opinion of Tenant, the Rent shall be abated
      until the Premises are restored and usable. In the event of any taking or
      appropriation whatsoever, Landlord shall be entitled to any and all awards
      and/or settlements which may be given and Tenant shall have no claim against
      Landlord for any amounts whatsoever, and in no event shall Tenant have any
      claim
      whatsoever against Landlord or the condemning authority for the loss or
      diminution in value of its Leasehold interest in the Premises or any Leasehold
      improvements therein or for the value of any unexpired term of this Lease,
      Tenant hereby expressly assigns to Landlord any such right or claim; provided,
      however, that Tenant shall be entitled to any separate award made by the
      condemning authority solely for or on account of any loss or expense which
      Tenant may sustain or incur in removing Tenant's merchandise, trade fixtures,
      or
      equipment from the Premises or for any loss of or damage to such items of
      Tenant's personal property. Nothing contained in this paragraph shall be any
      liability of Tenant to Landlord which arose prior to the effective date of
      any
      termination of this Lease pursuant to this paragraph.

    

    40. BINDING
      AGREEMENT:
      All
      rights and liabilities given to or imposed upon Landlord or Tenant in this
      Lease
      shall extend to and bind their respective heirs, executors, administrators,
      personal representatives, successors, and assigns. No rights, however, shall
      inure to the benefit of any assigns of Tenant unless the assignment thereof
      to
      such assignee has been approved in writing by Landlord.

    

    41. ESTOPPEL
      CERTIFICATES:
      Each of
      Landlord and Tenant, from time to time upon written request of the other, agrees
      to execute, acknowledge, and deliver to the requesting party, in form reasonably
      satisfactory to such requesting party, a written statement certifying that
      this
      Lease is unmodified and in full force and effect (or, if there have been
      modifications, that this Lease is in full force and effect as modified, setting
      forth the modifications), that the requesting party has performed all of its
      obligations under this Lease and is not in default under this Lease, the date
      to
      which the rent and other sums payable under this Lease have been paid in advance
      (if any), the commencement and termination dates of the term of this Lease,
      and
      such additional facts as reasonably may be required by the requesting party.
      The
      requesting party understands and agrees that any such statement delivered
      pursuant to this paragraph may be relied upon by any prospective purchaser
      of
      the Premises, any mortgagee or prospective mortgagee of the Premises, and their
      respective successors and assigns.

    
      
        
        

      

      
        19

        
          

        

      

       

    

     

    42. GOVERNING
      LAW:
      This
      Lease shall be governed by and construed in accordance with the laws of the
      State in which the Premises are located.

    

    43. MULTIPLE
      COUNTERPARTS:
      This
      Lease may be executed in multiple counterparts, each of which shall be deemed
      to
      be an original for all purposes.

    

    44. DEFINITIONS:
      Except
      as otherwise expressly stated in this Lease, the "term" of this Lease shall
      include the original term and any additional period as to which this Lease
      may
      be extended, and references to this "Lease" shall include this document and
      any
      properly executed amendment thereof or supplement thereto.

    

    45. NO
      PERSONAL LIABILITY:
      Notwithstanding any other provision of this Lease, Tenant agrees that it will
      look solely to the equity, estate, and property of Landlord in the land and
      buildings comprising the Premises (subject to prior rights of the holder of
      any
      mortgage or deed of trust thereon), and any proceeds of sale, insurance or
      condemnation for the collection of any judgment requiring the payment of money
      by Landlord in the event of any default on the part of Landlord in the
      observance or performance of any of the terms, covenants, and conditions of
      this
      Lease to be observed or performed by Landlord subject to Tenant's rights in
      paragraph 35(e); and Tenant understands and agrees that no other assets of
      Landlord shall be subject to levy, execution, or other process for the
      satisfaction of any such judgment or for the enforcement of any rights or
      remedies of Tenant. Neither Landlord nor Tenant shall be liable to the other
      for
      special or consequential damages hereunder.

    

    46. SALE
      OR UNDERLYING LEASE:
      So long
      as Landlord has complied with Tenant's option to purchase pursuant to
      Paragraph 57 below, in the event of a sale or transfer of all or any
      portion of the Premises or any undivided interest therein, the respective
      grantor or transferor, as the case may be, thereafter shall be entirely relieved
      of all obligations to be performed by Landlord under this Lease to the extent
      of
      the interest in or portion of the Premises so sold or transferred; and, without
      further agreement between any of the parties to this Lease and the purchaser
      or
      transferee in the event of any such sale or transfer, as the case may be, such
      purchaser or transferee shall be deemed to have assumed and agreed to carry
      out
      all of the obligations of Landlord under this Lease. Notwithstanding the
      foregoing provisions of this paragraph, the grantor or transferor, as the case
      may be, referred to in this paragraph shall not be relieved of any liability
      to
      Tenant arising or occurring prior to the sale, transfer, or lease referred
      to in
      this paragraph.

    

    47. PARAGRAPH
      TITLES:
      The
      titles of the various paragraphs of this Lease have been inserted merely as
      a
      matter of convenience and for reference only and shall not be deemed in any
      manner to define, limit, or describe the scope or intent of the particular
      paragraph to which they refer or to affect the meaning or construction of the
      language contained in the body of such paragraphs.

    
      
        
        

      

      
        20

        
          

        

      

       

    

     

    48. SEVERABILITY:
      If any
      provision of this Lease shall be declared legally invalid or unenforceable,
      then
      the remaining provisions of this Lease nevertheless shall continue in full
      force
      and effect and shall be enforceable to the fullest extent permitted by
      law.

    

    49. TIME
      OF ESSENCE:
      Time is
      of the essence of this Lease, and all provisions of this Lease relating to
      the
      time of performance of any obligation under this Lease shall be strictly
      construed.

    

    50. LANDLORD'S
      RIGHT TO CURE:
      Landlord may, but shall not be obligated to, cure any default by Tenant in
      the
      performance of any of Tenant's obligations under this Lease, including but
      not
      limited to Tenant's failure to pay any taxes, obtain any insurance, make any
      repairs, or satisfy any lien claims, after complying with the notice provisions
      contained in Paragraph 29; in the event that Landlord elects to so cure any
      default by Tenant, then all costs and expenses paid by Landlord in so curing
      such default, including but not limited to reasonable attorneys' fees, shall
      be
      deemed to be additional rent due immediately after such payment by Landlord,
      together with interest thereon (except in the case of such attorneys' fees)
      at
      the rate provided for in Paragraph 34 from the date of such payment by
      Landlord to the date of repayment by Tenant to Landlord.

    

    51. SECURITY
      DEPOSIT:
      Tenant
      shall deposit with Landlord as a security deposit under this Lease the following
      amounts: (a) an amount equal to one month’s Minimum Rent payable upon Lease
      execution; (b) an amount equal to one month’s Minimum Rent payable upon Landlord
      obtaining a building permit for Landlord’s Work (provided no Tenant default
      exists, after any applicable notice and opportunity to cure, this amount shall
      be applied at the commencement of the term in payment of the first month’s
      Minimum Rent); and (c) an amount equal to one month’s Minimum Rent payable upon
      delivery by Landlord of a written notice of completion of Landlord’s Work
      (provided no Tenant default exists, this amount shall be applied by Landlord
      to
      Tenant’s Minimum Rent for the last month of the term), as the same may be
      extended pursuant to the terms hereof. Such security deposit shall be held
      by
      Landlord, without interest, as security for the faithful performance by Tenant
      of all the terms of this Lease to be observed and performed by Tenant unless
      Landlord applies it to the Minimum Rent as provided above. The security deposit
      shall not be mortgaged, assigned, transferred, or encumbered by Tenant without
      the written consent of Landlord; and any such act on the part of Tenant shall
      be
      without force and effect and shall not be binding upon Landlord. If any Minimum
      Rent or other sum payable by Tenant to Landlord is overdue and unpaid, or if
      Landlord makes any payments on behalf of Tenant, or if Tenant fails to perform
      any of the terms of this Lease, then Landlord, at its option and without
      prejudice to any other remedy which Landlord may have on account thereof,
      appropriate and apply such deposit or so much thereof as may be necessary toward
      the payment of the rent or other sum due Landlord by reason of such breach
      on
      the part of Tenant or toward the performance of any other overdue obligation
      of
      Tenant under this Lease; and Tenant forthwith upon demand by Landlord shall
      restore such deposit to its original amount. If Tenant complies with all of
      the
      terms of this Lease and pays all Minimum Rent and other sums payable under
      this
      Lease, then such deposit (or the portion thereof not applied by Landlord to
      cure
      a default by Tenant) shall be returned to Tenant within sixty (60) days
      following the end of the Term and Landlord's determination of all amounts owing
      by Tenant pursuant to the provisions hereof. In the event of bankruptcy or
      other
      creditor proceedings against Tenant, such security deposit shall be deemed
      to be
      applied first to the payment of rent and other sums due Landlord for periods
      prior to the commencement of such proceedings. Landlord may deliver such
      security deposit to the purchaser of Landlord's interest in the Premises in
      the
      event that such interest is sold, and thereupon Landlord shall be discharged
      from any further liability with respect to such deposit.

    
      
        
        

      

      
        21

        
          

        

      

       

    

     

    52. BROKERS:
      Tenant
      warrants that it had no dealings with any broker or agent in connection with
      the
      negotiation or execution of this Lease other than Frederick Ross Company which
      has agents representing Landlord and Tenant. Frederick Ross Company will be
      paid
      a commission by Landlord if earned in accordance with the terms of a separate
      commission agreement. Each of Landlord and Tenant agrees to indemnify the other
      against and to hold the other harmless from any expense or liability for
      commissions or other compensation or charges claimed by any other broker or
      agent that claims a commission with respect to this Lease by, through, or under
      the indemnifying party.

    

    53. NUMBER
      AND GENDER:
      Where
      the context of this Lease requires, singular words shall be read as if plural,
      plural words shall be read as if singular, and words of neuter gender shall
      be
      read as if masculine or feminine.

    

    54. ENTIRE
      AGREEMENT:
      Landlord and Tenant hereby agree that this document contains the entire
      agreement between them and that there are no other agreements, written or
      verbal, between them pertaining to the Premises or the subject matter hereof.
      This Lease may not be amended or supplemented orally but only by an agreement
      in
      writing which has been signed by the party against whom enforcement of any
      such
      amendment or supplement is sought.

    

    55. SURRENDER:
      Upon
      the expiration or termination of this Lease, Tenant agrees forthwith to
      surrender to Landlord possession of 'the Premises and the fixtures and equipment
      constituting a part thereof with all keys thereto.

    

    56. JOINT
      OBLIGATION:
      If
      there be more than one Tenant, the obligations hereunder imposed shall be joint
      and several.

    

    57. OPTION
      TO PURCHASE:
      Landlord has granted to Tenant an Option to Purchase in accordance with the
      provisions of Exhibit F
      attached
      hereto. The provisions of this paragraph 57 are personal to the named Tenant
      and
      its successors and assigns pursuant to subparagraph 22(b).

    

    58. OPTION
      TO EXTEND:

    

    (a) Tenant
      shall have two options to extend the Lease for consecutive ten year periods
      (each an “Extended Term”) upon expiration of the then current Term, at a Minimum
      Rent equal to the then-market rental rate. Tenant shall give Landlord written
      notice of Tenant's intent to exercise Tenant's option to extend the Lease on
      or
      before 180 days prior to the Expiration Date of the then applicable term. Upon
      receipt of such notice, Landlord and Tenant shall have 30 days to agree on
      the
      market rate for Minimum Rent to be charged during the applicable Extended
      Term.

    
      
        
        

      

      
        22

        
          

        

      

       

    

    

    (b) If
      the
      parties are unable to reach agreement within 30 days after Landlord receives
      Tenant's Notice, Landlord and Tenant shall, within 40 days after the date
      Landlord receives Tenant's Notice, each appoint a broker ("Landlord's Rent
      Broker" and "Tenant's Rent Broker," respectively) who is knowledgeable in
      commercial property values in the area in which the Premises are located, and
      Landlord's Rent Broker and Tenant's Rent Broker shall attempt to agree upon
      the
      market rental rate applicable to the Premises. If Landlord's Rent Broker and
      Tenant's Rent Broker are unable to reach agreement within 70 days after the
      date
      of Landlord's receipt of Tenant's Notice, they shall, within 80 days after
      the
      date of Landlord's receipt of Tenant's Notice, appoint an additional Rent Broker
      ("Additional Rent Broker") with the same qualifications and, within 15 days
      after such appointment, each of Landlord's Rent Broker and Tenant's Rent Broker
      will submit their respective written reports of the market rental rate
      applicable to the Premises to the Additional Rent Broker. Within 10 days
      thereafter, the Additional Rent Broker shall determine Minimum Rent for the
      extended term, which will be rate proposed by Landlord's Rent Broker or the
      rate
      proposed by Tenant's Rent Broker. If, within 80 days after Landlord' s receipt
      of Tenant's Notice, Landlord's Rent Broker and Tenant's Rent Broker do not
      agree
      upon and designate the Additional Rent Broker, either Landlord or Tenant may
      request that the local office of the American Arbitration Association (or,
      if
      such organization or its successor shall no longer be in existence, a recognized
      national arbitration association mutually satisfactory to both parties),
      designate the Additional Rent Broker, and the Additional Rent Broker so
      designated shall, for all purposes, have the same standing and powers as though
      the Additional Rent Broker had been initially appointed by Landlord's Rent
      Broker and Tenant's Rent Broker. Landlord and Tenant shall each bear the cost
      of
      its Rent Broker and shall share equally the cost of the Additional Rent
      Broker.

    

    (c) This
      option to extend will be of no further force and effect if Tenant does not
      timely exercise its option, Tenant does not timely accept the Rent Notice,
      or
      Tenant is in default under this Lease after notice and time to cure at the
      time
      it exercises this option. If Tenant accepts the Rent Notice, Tenant will execute
      an amendment to this Lease so confirming the extension of the Lease and the
      new
      Minimum Rent within 30 days of receipt of the same from Landlord. This option
      is
      personal to the named Tenant and its permitted successors and assigns pursuant
      to subparagraph 22(b).

    

    59. EXHIBITS:
      The
      following Exhibits are a part of this Lease and have been attached to this
      Lease
      prior to its execution:

    

    A. Legal
      Description of Land

    B. Minimum
      Rent Schedule

    C. Description
      of Landlord's Work/Gray Shell Specifications

    D. Reciprocal
      Easement Agreements

    E. Temporary
      Building Location

    F. Option
      to
      Purchase

     

    
      
        
        

      

      
        23

        
          

        

      

      
        
        

      

    

    

     

     

     

    

     

     

     

    
      
        
        

      

      
        24

        
          

        

      

      
        
        

      

    

     

    

     

     

     

    
 

    
      
        
        

      

      
        25

        
          

        

      

       

    

    EXHIBIT
      A

    

    LEGAL
      DESCRIPTION

     

    North
      1/2
      of Lot 5 and Lot 6

    City
      View
      Subdivision

    City
      of
      Lakewood

    Jefferson
      County

    State
      of
      Colorado

    
      
        
        

      

      
        Exhibit A
          –
Page
          1

        
          

        

      

       

    

    EXHIBIT
      B

    

    MINIMUM
      RENT SCHEDULE

    

    Year
      1:
      $21.00 per square foot

    Year
      2:
      $21.00 per square foot

    Year
      3:
      $22.00 per square foot

    Year
      4:
      $24.00 per square foot

    Year
      5:
      $24.50 per square foot

    Year
      6:
      $25.00 per square foot

    Year
      7:
      $25.50 per square foot

    Year
      8:
      $26.00 per square foot

    Year
      9:
      $26.50 per square foot

    Year
      10:
      $27.00 per square foot

    
      
        
        

      

      
        Exhibit B
          –
Page
          1

        
          

        

      

       

    

    EXHIBIT
      C

    

    LANDLORD
      agrees to furnish said premises in the following manner:

     

    

     

    
      
        
        

      

      
        Exhibit C
          –
Page
          1

        
          

        

      

      
        
        

      

    

     

    
      EXHIBIT
        D

      

      RECIPROCAL
        EASEMENTS

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            1

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            2

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            3

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            4

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            5

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            6

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            7

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            8

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            9

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            10

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            11

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            12

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            13

          
            

          

        

        
          
          

        

      

       

      

       

      
        
          
          

        

        
          Exhibit D
            –
Page
            14

          
            

          

        

        
          
          

        

      

       

      
        EXHIBIT
          E

        
          

          TEMPORARY
            BUILDING LOCATION

        

      

       

      

       

      
        
          
          

        

        
          Exhibit E
            –
Page
            1

          
            

          

        

        
          
          

        

      

       

      
        EXHIBIT
          F

        

        OPTION
          TO PURCHASE

        

        (a) Grant
          of Option.
          Landlord grants Tenant the option to purchase the Premises at any time
          between
          the date which is twenty-four (24) months after Lease Commencement and
          forty-eight (48) months after Lease Commencement. Tenant must exercise
          this
          option, if at all, by written notice. The notice must state a closing date
          no
          more than one hundred twenty (120) days after the date of Tenant's notice.
          If
          Tenant has not exercised the option within the dates set forth above, or
          fails
          to close the option within 120 days of Tenant’s written notice exercising the
          option, the option will terminate and be deemed null and void.

        

        (b)  Assignment.
          This
          option may not be assigned apart from this Lease.

        

        (c) Conditions.
          This
          option is conditioned upon Tenant not being in default at either the time
          of its
          exercise of this option or the time of closing of this option.

        

        (d) Purchase
          Price.
          The
          purchase price will be payable in cash or certified funds, as directed
          by
          Landlord. The purchase price of the property will be determined as of the
          date
          of exercise of the option and will be based upon a present value calculation
          according to the following formula: an amount equal to the Minimum Rent
          payable
          for the year in which the closing occurs is divided by the exit capitalization
          rate of 7%, and a discount rate of 8%. For example, if Tenant exercises
          the
          option at the end of year two, the agreed rental rate is $22.00 per square
          foot,
          and the square footage of the Building is 6,100, resulting in a purchase
          price
          of $2,140,793.00.

        

        (e) Closing.
          At
          closing Landlord will convey the Premises to Tenant by special warranty
          deed,
          subject only to matters of record. At closing Landlord will also supply
          Tenant
          with an ALTA survey of the Premises. The surveyor will certify the survey
          to
          Tenant and Tenant's title insurance company. Landlord and Tenant will each
          pay
          50% of the cost of the survey, title insurance policy, and any documentary,
          transfer, and recording fees and charges. At closing, Landlord will deliver
          the
          special warranty deed, Tenant will pay the purchase price to Landlord,
          and real
          estate taxes and assessments applicable to the Premises shall be paid by
          Tenant,
          provided that Tenant will be given a credit for any real estate tax amounts
          paid
          to Landlord in the calendar year of closing in accordance with the Lease.
          Tenant
          shall pay all other costs associated with the ownership or occupation of
          the
          Premises for the year of closing.

        

        (f) Title
          Insurance.
          Landlord
          will provide a title insurance policy on an ALTA Form B, with standard
          printed
          exceptions 1 through 4 deleted. As soon as practicable after Tenant's election
          to purchase the Premises, Landlord will cause the title insurance company
          to
          issue a commitment for title insurance and will deliver a copy of it to
          Tenant
          for Tenant's review. Tenant will notify Landlord of its objections to exceptions
          to title, except that Tenant may not object to any exceptions to title
          described
          in Exhibit C, and Landlord will exercise reasonable efforts to cause such
          objections to be deleted within thirty (30) days after the date on which
          Landlord receives notification from Tenant. If Landlord is unable to secure
          deletion of those exceptions, or secure, at its expense, title insurance
          against
          them, then Tenant will have the option to rescind its agreement to purchase
          or
          to proceed with the purchase and waive any such exception.

         

        
          
            
            

          

          
            Exhibit F
              –
Page
              1

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