Document:

Exhibit 10.22

                                 LEASE AGREEMENT

                                     Between

                            CRL REALTY ASSOCIATES, LP
                       OWNER OF EASTPOINTE SHOPPING PLAZA
                 By CRL REALTY MANAGEMENT, Inc. GENERAL PARTNER
                          BY ROBERT LINDMARK, PRESIDENT

                                                                        LANDLORD

                                       AND

                            TWO RIVER COMMUNITY BANK

                                   1250 Hwy 35

                              Middletown, NJ 07748

                                                                          TENANT
                              Dated: 11 March 2005

                           Premises: 2345 Highway #36
                      Atlantic Highlands, New Jersey 07716

                  Tenant's Store Name: TWO RIVER COMMUNITY BANK

                          Tenant's Store Number: 1 & 2

                          Square Footage: 2080 sq. feet

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                                TABLE OF CONTENTS

                                                                            Page
                                                                            ----

1.  POSSESSION and USE ....................................................    4
2.  TERM of LEASE and OPTION to RENEW .....................................    5
3.  ASSIGNMENT or SUBLETTING ..............................................    5
4.  RENT and ADDITIONAL RENT ..............................................    7
5.  SECURITY ..............................................................    7
6.  INSURANCE .............................................................    8
7.  UNAVAILABILITY of FIRE INSURANCE, RATE INCREASES ......................    8
8.  WATER DAMAGE ..........................................................    8
9.  LIABILITY of LANDLORD and TENANT ......................................    9
10. REAL ESTATE TAXES .....................................................    9
11. ACCEPTANCE of RENTAL SPACE ............................................    9
12. QUIET ENJOYMENT .......................................................    9
13. UTILITIES and SERVICES ................................................    9
14. TENANT'S REPAIRS, MAINTENANCE, and COMPLIANCE .........................   10
15. LANDLORD'S REPAIRS and MAINTENANCE ....................................   11
16. ALTERATIONS ...........................................................   11
17. FIXTURES ..............................................................   12
18. SIGNS .................................................................   12
19. ACCESS to RENTAL SPACE ................................................   13
20. FIRE and OTHER CASUALTY ...............................................   13
21. EMINENT DOMAIN ........................................................   14
22. TENANT'S CERTIFICATE ..................................................   14
23. DEFAULT, RE-ENTRY and EVICTION, DAMAGES ...............................   14
    A. Default; B. Re-Entry and Eviction; C. Damage
       -------
24. CONDITIONS of REINSTATEMENT of LEASE ..................................   16
25. SURRENDER, WAIVER .....................................................   16
26. END of TERM ...........................................................   16
27. COMMON AREAS ..........................................................   17
28. COMMON AREA MAINTENANCE and SERVICES ..................................   17
29. SUBORDINATION to MORTGAGE .............................................   17
30. LANDLORD'S CONSENT ....................................................   18
31. CORPORATE RESOLUTION ..................................................   18
32. ISRA COMPLIANCE .......................................................   18
33. DISCHARGE of HAZARDOUS and/or TOXIC SUBSTANCES; .......................   19
    INDEMNIFICATION
34. GENERAL INDEMNIFICATION and HOLD HARMLESS .............................   19
35. INTEREST on LATE PAYMENTS .............................................   19
36. DELIVERY of LEASE .....................................................   20
37. BINDING/GOVERNING LAW .................................................   20
38. CAPTIONS AND INTERPRETATION ...........................................   20
39. NOTICES ...............................................................   20
40. SURVIVAL ..............................................................   21
41. FULL AGREEMENT ........................................................   21
42. BROKERS ...............................................................   21

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                                 BUSINESS LEASE

      THE  LANDLORD  AGREES TO RENT AND TENANT  AGREES to lease the Rental Space
for the term and at the rent  stated,  as  follows:  (The words  "Landlord"  and
"Tenant" includes all Landlords and all Tenants under this Lease.)

                                  SUMMARY PAGE

Landlord:         CRL Realty Associates LP, P.O. Box 323, Navesink, NJ 07752

Tenant:           Two River Community Bank, 1250 Hwy 35, Middletown, NJ 07748

Rental Space:     Store #1 & 2, along with the drive in facilities, all as more
                  particularly depicted on the site plan which is attached to
                  this Lease as Exhibit "A"

Square Footage:   2080 sf. (4.16 % of shopping center for NNN calculations)

Shopping Center:  Eastpointe  Shopping Plaza at 2345 -2399 Highway #36, Atlantic
                  Highlands, NJ 07716

Date of Lease:    March 11, 2005

Initial Term:     5 years

Security:         $ 0.00

Rent for the Term is to be calculated as follows:

a.    Annual  Fixed  Rent:  The  following  Rent is  payable  in  equal  monthly
      installments,  except as  expressly  modified  by Article 4 of this Lease,
      during the initial Term of this Lease,:

          Lease Years                 Annualized Rent       Monthly Installments
          -----------                 ---------------       --------------------
For that portion of the initial       $16,620.00 NNN              $1,385.00
    Term which falls within
      calendar year 2005
   For the remainder of the           $33,340.00 NNN              $2,770.00
         initial Term

b.    Maintenance/common  area  charge:  Lease year #1 - $3060.00:  $ 255.00 per
      month. Additional charges may be assessed if necessary pursuant to Article
      28.

c.    Insurance Charge: Lease year #1 - $1080.00; $ 90.00 per month.  Additional
      charges to be calculated pursuant to Article 6.

d.    Real  Estate Tax  Charge:  Lease year #1-  $3,960.00:  $ 330.00 per month.
      Additional charges to be calculated pursuant to Article 10.

      Liability  Insurance.  Minimum  amounts:  Combined single limit for bodily
injury and  property  damage for each  occurrence  $1,000,000,  total  aggregate
yearly coverage $2,000,000.

      Use of Rental Space: Bank and related financial services

      Additional Agreements:

a.    Tenant  shall  have an option to renew the lease for three (3)  additional
      five (5) year terms,  each of which shall be referred to as a renewal Term
      in this Lease.  The Annual Fixed Rent payable  during the full duration of
      each  renewal  Term  shall be an amount  equal to the  product  of (i) the
      Annual  Fixed Rent  payable  during the full  duration of the  immediately
      preceding  Term of this Lease,  which shall be deemed to be $33,240.00 for

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      the initial Term of this Lease, and (ii) the actual cumulative increase in
      the New York - New Jersey Consumer Price Index - Urban (CPI-U) between the
      commencement date of the immediately  preceding Term of this Lease and the
      termination  date  of  the  immediately  preceding  Term  of  this  Lease,
      PROVIDED,  HOWEVER, that the increase in Annual Fixed Rent for any renewal
      Term of this Lease shall be neither less than l0% nor more than 25% of the
      Annual  Fixed Rent  payable  during the full  duration of the  immediately
      preceding  Term of  this  Lease,  notwithstanding  the  actual  cumulative
      increase  in the  New  York - New  Jersey  Consumer  Price  Index  - Urban
      (CPI-U).

      The term  "Index"  as used  herein  shall  mean the index now known as the
      Revised  Consumer Price Index for All Urban Consumers  (CPI-U),  New York,
      New York-Northeastern  New Jersey  (1982-84=100),  issued and published by
      the  Bureau  of Labor  Statistics  of the U.S.  Department  of Labor  (the
      "Bureau").  If the Bureau  discontinues  the  publication of the Index, or
      publishes  the Index  less  frequently,  or alters  the same in some other
      manner,  then Landlord,  in its sole discretion,  shall adopt a substitute
      index or  substitute  procedure  which  reasonably  reflects  and monitors
      consumer prices.

b.    Landlord shall not permit any other  organization which is in the business
      of providing  banking and  financial  services,  which shall be defined to
      include  banks the  deposits  of which are  insured  by the FDIC,  savings
      banks,  stock  brokerage  companies,  trust  companies,  credit unions and
      consumer finance businesses to operate on Block 729, Lot 21 of the Tax Map
      of the Township of  Middletown,  and  acknowledges  that its  agreement to
      restrict  competitive  uses under this  sentence is  indispensable  to the
      Tenant.  Notwithstanding the terms of the preceding sentence, HT Video may
      continue to maintain and operate the ATM which is  presently  installed in
      the space  which it leases  from  Landlord.  Landlord  will not permit any
      other present or future tenant of Eastpointe  Shopping Plaza to install an
      ATM in the space which such tenant leases from Landlord.  If either (i) HT
      Video  vacates  the space  which it  presently  occupies  or (ii) HT Video
      removes the  presently  installed  ATM,  then  Landlord will not permit HT
      Video or the successor tenant in the space presently  occupied by HT Video
      to install or operate an ATM in such space.

c.    The initial Term of this Lease and the payment of Rent, as defined in this
      Lease,  shall commence when Tenant  actually opens its branch for business
      at the Rental Space.

d.    Tenant may, in the exercise of its sole  discretion,  terminate this Lease
      in the event that the New Jersey  Department of Banking and Insurance does
      not, on or before June 30,  2005,  issue final  approval to the Tenant for
      the  establishment and operation of a branch office at the Rental Space by
      the  Tenant,  in  which  event  all of the  Tenant's  rights,  duties  and
      obligations under this Lease shall be extinguished ipso facto.

1.    POSSESSION and USE

      The Landlord  shall give  possession of the Rental Space to the Tenant for
the initial and each renewal Term.  The Tenant shall take  possession of and use
the Rental Space for the purpose stated above. The Tenant may not use the Rental
Space for any other purpose without the written consent of the Landlord.

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      The Rental  Space  shall,  for all  purposes  of this  Lease,  include the
drive-in  banking  facilities  which are appurtenant to Stores 1 and 2. Landlord
shall  not  charge  any  separate  Rent  to  Tenant  for  the  drive-in  banking
facilities.

      The Tenant shall not allow the Rental Space to be used for any unlawful or
hazardous  purpose.  The Tenant is satisfied  that the Rental Space is zoned for
the Use stated.  The Tenant shall obtain any necessary  certificate of occupancy
or other certificate permitting the Tenant to use the Rental Space for that Use,
at  Tenant's  sole  cost and  expense.  Tenant  shall  comply  with all  orders,
ordinances and regulations of all governmental  authorities  relating to the use
of the Rental Space.

      The Tenant  shall not use the Rental  Space in any manner that  results in
(1) an increase in the rate of fire or liability  insurance or (2)  cancellation
of any fire or liability  insurance policy on the Rental Space. The Tenant shall
comply with all  requirements  of the  insurance  companies  insuring the Rental
Space.  The Tenant  shall not abandon the Rental  Space  during the Term of this
Lease or permit it to become vacant for extended  periods.  Abandonment shall be
defined as failure to open for business  during stated  business  hours for five
(5) consecutive  business days without notice to and permission of the Landlord.
The Tenant shall keep the Rental  Space open for business  during those days and
hours which are,  in the sole  judgment of Tenant,  customary  banking  days and
hours in New Jersey.

2.    TERM of LEASE and OPTION to RENEW

      The  initial  Term of the Lease  shall be for five (5)  years,  which Term
shall commence on the date when Tenant actually opens its branch for business at
the Rental Space, and shall end on the fifth anniversary of the date when Tenant
actually opens its branch for business at the Rental Space.

      If this Lease is still in full force and effect,  and Tenant  shall not be
in default in accordance with the terms and provisions of this Lease, and Tenant
shall be in possession of the Rental Space pursuant to this Lease,  Tenant shall
have the option to renew this Lease for three (3)  additional  consecutive  five
(5) year terms,  provided written notice of the election of such option shall be
sent by Tenant to Landlord not less than six (6) months prior to the  expiration
of the then current  initial or renewal Term, as the case may be. If said option
is duly exercised,  the term of this Lease shall  automatically  be extended for
the period of the option,  without the  requirement  of any further  instrument,
upon all of the same terms,  provisions  and conditions set forth in this Lease,
except that the Annual Rent during the options  periods  shall be  increased  as
provided in Paragraph a. of Additional Agreements, above.

3.    ASSIGNMENT or SUBLETTING

      The Tenant may not do any of the following without the Landlord's  written
consent and without  payment of a fee to the Landlord:  (a) assign this Lease to
any  assignee  (other than an  assignee  which is a  financial  institution  the
deposits  in which are insured by an agency if the United  States (a  "Permitted
Assignee"));  (b)  sublet all or any part of the  Rental  Space;  (c) permit any
other  person or business to use the Rental  Space;  or (d) mortgage or encumber
this Lease.  Any consent by Landlord to an otherwise  prohibited  assignment  or
subletting  shall  not in any

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manner  be  construed  to  relieve  Tenant or any  assignee  or  sublessee  from
obtaining the Consent in writing of Landlord to any further otherwise prohibited
assignment or subletting.  Any prohibited  assignment or sublease made by Tenant
without  Landlord's prior written consent shall be void and a default under this
Lease,  giving  Landlord the right to exercise  all of its  remedies  hereunder,
including but not limited to the right to Terminate this Lease.  Landlord agrees
(i) that Tenant may assign this Lease to any  Permitted  Assignee upon notice to
Landlord,  but without Landlord's  permission,  and (ii) that its consent to any
otherwise  prohibited  assignment  or sublease  requested  by Tenant will not be
unreasonably withheld.

      Notwithstanding  the foregoing,  Landlord  agrees that in the event Tenant
desires to either  assign  this Lease to an  assignee  which is not a  Permitted
Assignee or sublet the Rental Space  during the term of this Lease,  Tenant will
notify  Landlord  in  writing  of its  desire to assign  or sublet  and  provide
Landlord with the following information;

(1)   Name and address of prospective assignee or sub-tenant;

(2)   Business of prospective assignee or sub-tenant;

(3)   Proposed assignment or subletting start date;

(4)   Personal financial statements and income tax returns for prior three years
      of prospective assignee or sub-tenant;

(5)   Business code number or Standard Industrial Classification (SIC) number of
      prospective assignee or sub-tenant.

      Landlord  will review the  information  received and notify  Tenant within
fourteen (14) days  thereafter  whether or not it will consent to the assignment
or subletting.  Landlord will be under no obligation  whatsoever to agree to any
otherwise prohibited  assignment or subletting where, in the Landlord's sole and
absolute discretion, to do so would:

(1)   Permit an  undercapitalized  or financially  unstable  person or entity to
      enter into possession of the Rental Space;

(2)   Permit a use which would  conflict or compete in a  substantially  similar
      business  with any tenant then renting  space in the  Eastpointe  Shopping
      Plaza;

(3)   Subject the Shopping Center, or the Rental Space, to the provisions of the
      New Jersey  Environmental  Cleanup  Responsibility Act, or any superseding
      federal environmental regulations, as amended from time to time;

(4)   Result in the expenditure of any funds by Landlord;

(5)   Require review of any assignment or subletting proposal where a Tenant was
      delinquent  in the payment of any monetary  obligation or in breach of any
      performance obligation imposed by the lease terms; -

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(6)   Require Landlord to obtain any federal,  state, county or municipal permit
      to allow the assignment or subletting;

(7)   Otherwise make the Landlord deem itself to be insecure

      In the event Landlord determines to agree to any such otherwise prohibited
assignment  or  subletting,  the  Landlord  will cause to be  prepared a written
agreement of assignment or subletting  between Landlord,  Tenant and Assignee or
Subtenant  setting forth all of the terms of agreement  between the parties.  No
such assignment or subletting  will be effective until the written  agreement is
executed by all parties.  The Landlord's  attorney's  fees and costs incurred in
the assignment or subletting shall be paid in full by Tenant.  In no event shall
an  assignment or  subletting  relieve or release the Tenant of its  obligations
under the Lease  which are  attributable  to the term of the Lease  prior to the
assignment or subletting.

4.    RENT and ADDITIONAL RENT

      For any  portion of the  initial  Term or any  renewal  Term of this Lease
which  consists of a partial  calendar  month,  Tenant shall pay the Rent to the
Landlord for such partial  month,  which shall be based on the number of days in
such month which are within the initial  Term of this Lease,  at the  Landlord's
address,  in advance,  without  demand,  set off or deduction  whatsoever on the
first day of such partial month,  together with prorated  additional  changes as
herein  provided.  For each full  calendar  month within the initial Term or any
renewal  Term of this Lease,  Tenant  shall pay the Rent to the  Landlord at the
Landlord's address in equal monthly  installments,  in advance,  without demand,
set off or deduction  whatsoever  on the first day of each such month during the
Term of the Lease, together with additional changes as herein provided.

      The  Landlord  and Tenant  agree that the  Landlord  will be  entitled  to
receive from the Tenant a charge of five (5%) of the monthly installment of Rent
where  the  Tenant  fails to pay any  month's  Rent  prior to the  tenth  (10th)
business day of the month.  Business  days under this Lease shall be  considered
Monday through Friday and shall not include Saturday and Sunday. The late charge
of five percent (5%) will be due and payable as "additional rent" from Tenant to
Landlord  and shall be  collected by Landlord  with the next  following  month's
installment of Rent.

      If the  Tenant  fails to  comply  with any  agreement  in the  Lease,  the
Landlord may do so on behalf of the Tenant.  The Landlord may charge the cost to
comply,  including  reasonable  attorney's  fees,  to the Tenant as  "additional
rent".  The  additional  rent  shall be due and  payable  as Rent  with the next
monthly Rent payment. Non-payment of additional rent shall give the Landlord the
same rights against the Tenant as if the Tenant failed to pay the Rent.

5.    SECURITY

      Intentionally omitted

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6.    INSURANCE

      The  Tenant  agrees  that it will,  at its sole  cost and  expense,  carry
liability  insurance  covering the leased  Premises with a combined single limit
for bodily  injury and  property  damage in the  minimum  amount of ONE  MILLION
DOLLARS  ($1,000,000) per occurrence and, TWO MILLION DOLLARS ($2,000,000) total
aggregate yearly  coverage,  and the Tenant further agrees that it will add as a
party  insured by such policy the  interest  of the  Landlord  and will  furnish
Landlord with a certificate of the liability insurance prior to the commencement
of the term of this  lease and  thereafter  on an annual  basis.  The  liability
insurance  policy to be obtained by Tenant may cover other  properties which are
occupied by Tenant,  with the understanding that the full limits set forth above
must apply to the Leased  Premises,  not withstanding any other claims submitted
pursuant to said  policy.  The policy  shall also cover the use and or misuse of
any hazardous materials

      All  policies  of  insurance  shall  contain a clause  that the  insurance
company  cannot cancel or refuse to renew without at least ten (10) days written
notice to any and all parties in interest.

      Landlord  and Tenant  both  agree  that each  party,  in  connection  with
insurance  policies  required to be furnished in  accordance  with the terms and
conditions of this lease,  or in connection  with insurance  policies which they
obtain  insuring such  insurable  interest as Landlord or Tenant may have in its
own  properties,  whether  personal or real,  shall expressly waive any right of
subrogation  on the part of the insurer  against the Landlord or Tenant.  Should
such  waiver  not be  available  then the  policy  for which  the  waiver is not
available must name the other party as an additional named insured  affording it
the same coverage as that provided the party  obtaining said coverage.  Landlord
and Tenant each mutually waive all right of recovery  against each other,  their
agents,  or employees for any loss, damage or injury of any nature whatsoever to
property  or person for which  either  party is  required by this lease to carry
insurance.

      The Tenant shall pay as additional rent a pro-rated share of the insurance
that the Landlord  carries on the property  equaling a percentage  of the Rental
Space square  footage as the numerator and the total square footage of the plaza
as the denominator, said percentage for the life of the Lease to be 4.16%.

7.    UNAVAILABILITY of FIRE INSURANCE, RATE INCREASES

      If due to the Tenant's use of the Rental Space the Landlord  cannot obtain
and maintain  fire  insurance  on the Building in an amount and form  reasonably
acceptable to the Landlord, the Landlord may cancel this Lease on 30 days notice
to the Tenant. If due to the Tenant's use of the Rental Space the fire insurance
rate increases, the Tenant shall pay the increase in the premium to the Landlord
on demand.

8.    WATER DAMAGE

      The  Landlord  shall not be liable for any damage or injury to any persons
or  property  caused  by the leak or flow of water  from or into any part of the
Building.

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9.    LIABILITY OF LANDLORD AND TENANT

      The  Landlord  shall not be liable  for  injury or damage to any person or
property unless it is due to the Landlord's act or neglect. The Tenant is liable
for any loss,  injury or damage to any person or  property  caused by the act of
neglect of the Tenant or the Tenant's agents, servants, independent contractors,
patrons and  employees.  The Tenant shall defend the Landlord from and reimburse
the Landlord for all liability and costs resulting from any injury or damage due
to  the  act of  neglect  of  the  Tenant  or  the  Tenant's  agents,  servants,
independent contractors, patrons and employees.

10.   REAL ESTATE TAXES

      The Landlord shall collect and pay the yearly  Municipal Real Estate Taxes
(including  without limitation  assessments for public  improvements or benefits
and  interest  on unpaid  installments  thereof) on the Land and  Building  upon
assessment  by the  municipality  and  following  pro rata  contribution  by the
Tenant.  As part of the rent for the  unit,  the  Tenant  shall pay the sum of $
330.00 per month for and on account of municipal  real estate taxes as against a
yearly  assessment  a  pro-rated  share  of the Real  Estate  Taxes  equaling  a
percentage  of the Rental Space square  footage as the  numerator  and the total
square footage of the plaza as the denominator,  said percentage for the life of
the Lease to be 4.16%. The Landlord will adjust the monthly  installments  after
receiving the Final Tax Bill from the municipality.

      The  Tenant  agrees  to pay to the  local  tax  authorities  and any other
governmental  agencies,  throughout  the  term of  this  lease  and any  renewal
thereof,  all  personal  property  taxes  which may be levied  against  Tenant's
merchandise,  trade  fixtures,  and  other  personal  property  in and about the
premises.

11.   ACCEPTANCE OF RENTAL SPACE

      The Tenant has inspected the Rental Space and agrees that the Rental Space
is in  satisfactory  condition.  The Tenant  accepts  the Rental  Space "as is",
however,  Landlord shall deliver the space free of hazardous  materials and with
the building systems (HVAC, plumbing and electrical) in good working order.

12.   QUIET ENJOYMENT

      The  Landlord  has the  right to enter  into  this  Lease.  If the  Tenant
complies with this Lease,  the Landlord must provide the Tenant with undisturbed
possession of the Rental Space, subject, however, to the Terms of this Lease and
to the Terms of all covenants,  restrictions,  easements and encumbrances now or
hereafter affecting the Landlord's interest in the Shopping Center.

13.   UTILITIES AND SERVICES

      The Tenant shall arrange and pay for all  utilities and services  required
for the Rental  Space,  including  payment of any  deposits  or similar  charges
required to be paid in  connection  therewith,  including but not limited to the
following:

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(a)   Hot and cold water

(b)   Electric

(c)   Gas

(d)   HVAC (heating, ventilation and air conditioning)

(e)   Extermination services

(f)   Recycling

(g)   Immediate delivery area for Rental Space cleanup.

      If the Tenant  fails to pay for any items set forth  herein,  the Landlord
may pay the same and consider  the same as  "additional  rent",  which will give
rise to all  remedies  available  to landlord to collect the Rent or  additional
rent.  Furthermore,  the failure to pay any item shall be considered a breach of
Lease by  Tenant,  which  shall give rise to all of the  remedies  for breach of
Lease set forth under the Terms and conditions of the within Lease.

      The Landlord  shall pay for the  following  utilities and services for the
Rental Space: NONE

      The  Landlord  is not liable for any  inconvenience  or harm caused by any
stoppage  or  reduction  of  utilities  and  services  beyond the control of the
Landlord of which are necessary by reason of accident or repairs, alterations or
improvements. This does not excuse the Tenant from paying rent.

14.   TENANT'S REPAIRS, MAINTENANCE, AND COMPLIANCE

      The Tenant shall:

(a)   Promptly  comply  with  all  laws,  orders,   rules  and  requirements  of
      governmental  authorities,  insurance carries, board of fire underwriters,
      or similar groups.

(b)   Maintain  the Rental  Space and all  equipment  and fixtures in it in good
      repair and appearance.

(c)   Make all  necessary  repairs to the  Rental  Space and all  equipment  and
      fixtures in it, except structural repairs. "Structural repairs" shall mean
      exterior roof, exterior walls and exterior and subterranean foundation.

(d)   Maintain the Rental Space in a neat, clean, safe, and sanitary  condition,
      free of all garbage, litter and debris

(e)   Keep the walkway,  front and rear entrance and exit adjacent to the Rental
      Space clean and free from trash, debris, snow and ice.

(f)   Use all  electric,  plumbing  and other  facilities  in the  Rental  Space
      safely.

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(g)   Use no more electricity than the wiring or feeders to the Rental Space can
      safely carry.

(h)   Promptly  replace all broken glass and repair  window  frames and signs in
      the Rental Space

(i)   Do nothing to destroy,  deface,  damage,  or remove any part of the Rental
      Space.

(j)   Keep  nothing  in the  Rental  Space  which  in  flammable,  dangerous  or
      explosive or which might increase the danger of fire or other casualty.

(k)   Promptly  notify the Landlord when there are conditions  that need repair,
      whether the Landlord or Tenant is obligated to do the repair.

(l)   Do nothing to destroy the peace and quiet of the Landlord,  other Tenants,
      or persons in the neighborhood.

(m)   Avoid littering in the building of on its grounds.

(n)   Maintain  in good  condition  and repair any and all  entrances  and exits
      including the door frame(s) for its Rental Space.

(o)   Make  necessary  repairs of the  plumbing,  sprinkler,  cooling,  heating,
      electrical,  gas and like systems  within the Rental Space,  which repairs
      shall become the property of the  Landlord  upon the Tenant's  vacating of
      the Rental Space or the expiration of this Lease, whichever is sooner

      The Tenant shall pay the expenses of complying with the above. All repairs
are to be of the same quality, design and class as the original work.

15.   LANDLORD'S REPAIRS AND MAINTENANCE

      The Landlord shall:

(a)   Maintain the public areas, foundation, exterior roof and exterior walls in
      good condition.

(b)   Make all  structural  repairs (as defined in Article  14(c) above)  unless
      these  repairs are made  necessary  by the act or neglect of the Tenant or
      the Tenant's  employees,  agents,  servants,  independent  contractors and
      patrons.

16.   ALTERATIONS

      The Tenant may not make any  interior or exterior  changes or additions to
the  Rental  Space  without  the  Landlord's  written  consent.  Any  changes or
additions  made without the Landlord's  written  consent shall be removed by the
Tenant on demand.  Tenant shall,  subsequent to the effective date of this Lease
but prior to fully  occupying  the Rental  Space,  submit to  Landlord a written
description  of those  improvements  and  alterations  to the rental space which
Tenant believes to be necessary to the successful  operation of the full service
bank branch office  contemplated by this Lease.  Landlord shall, within ten (10)
days after the issuance of such

                                       11
<PAGE>

description of improvements and alterations by Tenant,  object in writing to any
improvements and alterations  which are not acceptable to Landlord.  If Landlord
does not object to those  improvements and alterations to the Rental Space which
are proposed by Tenant,  then Landlord shall be deemed to have accepted Tenant's
proposed  improvements  and  alterations.  If Landlord  timely  objects to those
improvements  and  alterations to the Rental Space which are proposed by Tenant,
Landlord and Tenant  shall meet and make a good faith effort to reach  agreement
as to which of those  improvements and alterations to the Rental Space which are
proposed by Tenant are acceptable.

      Except as specifically provided to the contrary in this Lease, all changes
or additions made with the Landlord's  written consent shall become the property
of the Landlord when completed and paid for by the Tenant.  They shall remain as
part of the Rental Space at the end of the Term without  disturbance and without
charge to the  Landlord.  The  Tenant  shall  promptly  pay for all costs of any
permitted  changes or additions.  The Tenant shall not allow any mechanic's lien
or other claim to be filed against the  Building.  If any lien or claim is filed
against the Building, the Tenant shall have it promptly removed.

      All changes  and  alterations  must  conform to all  applicable  state and
municipal ordinances and regulations. Tenant shall obtain, at its sole cost, all
necessary  approvals  and permits to make any changes or additions  and proof of
any  necessary  approvals  and permits  shall be given to the Landlord  prior to
Tenant's making any changes or additions.

17.   FIXTURES

      The Tenant may  install  and remove  property,  machinery,  equipment  and
fixtures in the Rental Space during the term of the lease  subject to compliance
with applicable rules and regulations of governmental  boards and bureaus having
jurisdiction  thereof at the cost and expense of Tenant.  However, if the Tenant
is in  default  and moves  out,  or is  dispossessed,  and  fails to remove  any
property,  machinery,  equipment  and fixtures or other  property  prior to such
default,  dispossess  or removal,  then the property,  machinery,  equipment and
fixtures or other property shall be deemed, at the option of the Landlord, to be
abandoned; or at the Landlord's option, the Landlord may remove the property and
charge the reasonable  cost and expense of removal,  storage and disposal to the
Tenant,  which total costs shall be deemed to be additional rent hereunder.  The
Tenant  shall be liable  for any  damage  which it causes in the  removal of any
property from the Rental Space.

      Notwithstanding  any term to the contrary in this Lease,  Tenant may, upon
the  expiration or  termination  of this Lease,  regardless of the reason for or
circumstances  surrounding  such  expiration or  termination,  remove all or any
portion  of those  changes,  alterations,  property,  machinery,  equipment  and
fixtures to or within the Rental  Space which are  utilized by the Tenant in the
conduct of its  business,  including,  but not limited to, safe  deposit  boxes,
financial transactions equipment and data processing equipment.

18.   SIGNS

      Tenant  shall  prepare a signage  plan,  and present  the signage  plan to
Landlord for  Landlord's  approval.  Landlord and Tenant shall,  within ten (10)
days of the  presentation  of a

                                       12
<PAGE>

signage  plan by Tenant  to  Landlord,  but in any event on or before  April 30,
2005,  agree on a  signage  plan.  Tenant  shall,  at its  expense  and with the
cooperation of Landlord,  pursue all municipal  approvals which are necessary to
implement the signage plan upon which the Landlord and Tenant agree.  The Tenant
shall obtain the Landlord's  written consent before placing any sign,  lettering
or lights on the  exterior of the Rental  Space or in any show  window  thereof,
which is visible from the  exterior or to erect or display any other  signage or
display either  appendant to or connected  with the Rental Space,  all except as
contemplated by the agreed upon signage plan.

      All  signage  and  displays  must  conform  to all  applicable  state  and
municipal ordinances and regulations.

19.   ACCESS TO RENTAL SPACE

      The  Landlord  shall have  access to the Rental  Space,  but only when the
branch bank office  which  occupies the Rental  Space is open for  business,  on
reasonable  notice to the Tenant to (a) inspect or protect the Rental  Space (b)
make necessary repairs,  alterations, or improvements,  (c) supply services, (d)
show it to prospective buyers, mortgage lenders, contractors or insurers and (e)
effect  compliance  with any  law,  order,  or  regulation  of any  governmental
authority having jurisdiction.

      The Landlord may show the Rental Space to rental  applicants at reasonable
hours on notice to the Tenant within six (6) months before the end of the Term.

      None of the foregoing shall constitute an actual or constructive  eviction
of Tenant or a deprivation of its rights,  nor subject Landlord to any liability
or impose upon Landlord any obligation,  responsibility or liability whatsoever,
for the care,  supervision or repair of the unit or any part thereof, other than
as herein  provided  or entitle  Tenant to any  compensation  or  diminution  or
abatement of the Rent.

20.   FIRE AND OTHER CASUALTY

      The Tenant shall notify the Landlord at once of any fire or other casualty
in the  Rental  Space.  The Tenant is not  required  to pay Rent when the Rental
Space is unusable.  If the Tenant uses part of the Rental Space, the Tenant must
pay Rent pro-rate for the usable part.

      If the Rental Space is partially  damaged by fire or other  casualty,  the
Landlord  shall repair it as soon as possible.  This  includes the damage to the
Rental  Space and  fixtures  installed by the  Landlord.  The Landlord  need not
repair or replace anything installed by the Tenant.

      Either  party may cancel  this Lease if the Rental  Space is so damaged by
fire or other casualty that it cannot be repaired within 90 days. If the parties
cannot agree, the opinion of a contractor  chosen by the landlord and the Tenant
will be binding on both parties.

      This Lease shall end if the Rental Space is totally destroyed.  The Tenant
shall pay Rent to the date of destruction.

                                       13
<PAGE>

      If the fire or other  casualty  is  caused  by the act or  neglect  of the
Tenant or the Tenant's  employees,  the Tenant shall pay for all repairs and all
other damages.

21.   EMINENT DOMAIN

      Eminent  domain is the right of a government to lawfully  condemn and take
private  property for public use. Fair value must be paid for the property.  The
taking occurs either by court order of by deed to the condemning  party.  If any
part of the Rental  Space is taken by  eminent  domain,  Tenant may cancel  this
Lease on 30 days notice to  Landlord.  The entire  payment for the taking  shall
belong to the  Landlord.  The  Tenant  shall make no claim for the value of this
Lease for the remaining part of the Term.

22.   TENANT'S CERTIFICATE

      At  the  request  of  the  Landlord,  but  only  to the  extent  that  the
representations  requested are true, correct and complete, the Tenant shall sign
and return to Landlord without charge within 15 days after demand a certificate:
(1) Ratifying this Lease;  (2) Certifying that the Tenant is in occupancy of the
Rental  Space and that this  Lease is in full  force and effect and has not been
assigned,  modified,  supplemented or amended,  except as noted;  (3) Certifying
that the Landlord has fully  performed all of the Landlord's  Agreements in this
Lease; (4) Certifying that there are no defenses or offsets against  enforcement
of this Lease by Landlord;  (5)  Reciting the amount  Tenant has paid as prepaid
rental and the date to which  rental has been paid;  (6)  Reciting the amount of
any  security  deposit;  (7) Stating that the Tenant has no rights to the Rental
Space except as stated in this Lease.

23.   DEFAULT, RE-ENTRY AND EVICTION, DAMAGES

      A. Default
         -------

      Tenant shall be in default under this Lease:

      If (i) Tenant  defaults in payment of any Rent or any  additional  charges
and such default  continues  for ten (10) days after the same has become due; or
(ii) Tenant  defaults in  fulfilling  any of the covenants or agreements of this
Lease and such  default is not cured or  commenced  to be cured (and  diligently
prosecuted  to  completion  thereafter)  within ten (10) days after  notice from
Landlord or upon any person or corporation  other than Tenant,  except as may be
specifically  permitted by this Lease;  or (iii) Tenant  vacates or abandons the
Rental Space; or (iv) if at any time during the Term of this Lease a petition in
bankruptcy  or  insolvency  or for  reorganization  or  arrangement  of for  the
Appointment  of a receiver  or trustee of all or part of  Tenant's  property  is
filed against Tenant, same is not vacated within thirty (30) days thereafter; or
(v) if Tenant makes an assignment for the benefit of creditors,  otherwise seeks
relief under or is the  debtor-party  to any  insolvency  proceedings  under any
federal or state bankruptcy or insolvency statue. In any of such events Landlord
may give Tenant a written  notice  specifying  a day not less than ten (10) days
thereafter  whereupon  Tenant  shall  quit and  surrender  the  Rental  Space to
Landlord and Tenant shall remain liable as hereinafter  provided.  Tenant waives
trial by jury in any action or  proceeding  by  Landlord  to enforce  Landlord's
rights  hereunder.  Tenant  further  waives  any and  all  statutory  rights  of
redemption following Termination of this Lease or dispossess of Tenant.

                                       14
<PAGE>

      B.    Re-Entry and Eviction
            ---------------------

      In the  event  of  abandonment  of the  Rental  Space by the  Tenant,  the
Landlord reserves a right of re-entry,  which allows the Landlord to declare the
Lease in default and re-enter and take back possession of the Rental Space.  Any
personal  property of the Tenant  remaining in the Rental Space shall become the
property of the Landlord who may (a) dispose of it and charge the Tenant for the
cost of disposal; or (b) keep it as abandoned property. In the event of default,
or if the Tenant violates any agreement in this Lease, the Landlord reserves the
right to remove the Tenant by  eviction.  The landlord may also evict the Tenant
for any one of the other  grounds of good cause  provided by law.  After a court
order of eviction and compliance  with the warrant of removal,  the Landlord may
re-enter and take back possession of the Rental Space. If the cause for eviction
is  non-payment  of Rent,  notice does not have to be given to the Tenant before
the  Landlord  files a  complaint.  If there is any other  cause to  evict,  the
Landlord must give to the Tenant the notice  required by law before the Landlord
files a complaint for eviction.

      C.    Damages
            -------

      The Tenant is liable for all damages  caused by the Tenant's  violation of
any agreement in this Lease. This includes reasonable attorney's fees and costs.

      After abandonment or eviction,  the Tenant shall pay the Rent for the Term
until the Lease is  terminated  by the  Landlord  for any  reason,  or until the
Landlord  re-rents the Rental  Space,  if sooner.  If the Landlord  re-rents the
Rental  Space  for  less  than the  Tenant's  Rent,  the  Tenant  shall  pay the
difference  until the end of the Term.  The Tenant  shall not be entitled to any
excess  resulting  from  the  re-renting.  The  Tenant  shall  also  pay (a) all
reasonable expenses incurred by the Landlord in keeping the Rental Space in good
order and preparing the Rental Space for re-renting and (b) commissions  paid to
a broker for finding a new Tenant.  In case this Lease is  terminated by summary
proceedings or otherwise, as provided in this Article, whether or not the Leased
Premises are relet,  Landlord shall be entitled to recover from the Tenant,  the
following:

      (i) an amount equal to the excess of all Rent  reserved  hereunder for the
unexpired portion of the term of this Lease; and

      (ii) all reasonable expenses incurred by Landlord in obtaining possession,
in  altering,  repairing  and putting  the Leased  Premises in good order and in
reletting the same, including reasonable  attorneys' fees, brokerage commissions
and other expenses.

      Without any previous notice or demand,  separate actions may be maintained
by Landlord  against Tenant from time to time to recover any damages  which,  at
the  commencement  of any such action,  have then or theretofore  become due and
payable to the  Landlord  under this  Article  and  subsections  hereof  without
waiting until the end of the then current term.

      All sums which Tenant has agreed to pay as additional  rent or other lease
charges  shall be deemed rent  reserved in this lease within the meaning of this
Article.

      Notwithstanding  any other provisions  contained in this Lease and only if
the Tenant is an  institution  the  deposits of which are insured by the Federal
Deposit  Insurance  Corporation,  in  the  event  that  (a)  the  Tenant  or its
successors or assignees shall become  insolvent or bankrupt,  or if

                                       15
<PAGE>

its or their  interests  under  this  Lease  shall be levied  upon or sold under
execution  or  other  legal  process  and (b) the  depositary  institution  then
operating on the Premises is closed, or taken over by any depositary institution
supervisory authority ("Authority"), Landlord may, in such event, terminate this
Lease as a result  of such  bankruptcy,  insolvency,  levy or sale  prior to the
expiration of its term only with the  concurrence  of any receiver or liquidator
appointed  by such  Authority;  provided  that,  in the event that this Lease is
terminated by any such receiver or liquidator, the maximum claim of Landlord for
rent,  damages  or  indemnity  resulting  from  the  termination,  rejection  or
abandonment  of the unexpired  term of this Lease by such receiver or liquidator
shall,  by law, in no event be greater  than an amount  equal to all accrued and
unpaid rent to the date of such termination.

24.   CONDITIONS OF REINSTATEMENT OF LEASE

      Notwithstanding  other  provisions of this Lease herein,  it is understood
and agreed by Tenant,  that in the event Tenant defaults in any condition,  term
or covenant of the within Lease and  Landlord is compelled to institute  Summary
Dispossess  proceedings  to regain  possession of the premises,  Tenant shall be
responsible  for  payment  of all costs of suit and  reasonable  attorneys  fees
incurred by Landlord (which shall be deemed  "additional  rent"), as well as all
monies (either Rent,  additional  rent, late charges,  or interest) then due and
owing under the Terms of the Lease prior to and as a condition of  reinstatement
of the Lease and dismissal of any and all proceedings.

25.   SURRENDER, WAIVER

      No  agreement  to accept a  surrender  of the Rental  Space shall be valid
unless in writing  signed by  Landlord.  The delivery of keys to any employee of
Landlord or of Landlord's agents shall not operate as a Termination of the Lease
or a  surrender  of the Rental  Space.  The  Landlord's  failure to enforce  any
agreement  in this Lease shall not  prevent  the  Landlord  from  enforcing  the
agreement for any violations  occurring at a later time. The receipt by Landlord
of Rent with  knowledge of the breach of any covenant of this Lease shall not be
deemed a waiver of such  breach.  No  provision of this Lease shall be deemed to
have been  waived by  Landlord,  unless  such  waiver  is in  writing  signed by
Landlord.  No payment by Tenant or receipt  by  Landlord  of a lesser  amount on
account of the earliest  stipulated Rent, nor shall any endorsement or statement
on any check nor any letter  accompanying any check or payment as Rent be deemed
an accord  and  satisfaction,  and  Landlord  may  accept  such check or payment
without  prejudice  to  Landlord's  right to recover the balance of such Rent or
pursue any other remedy in this Lease provided.

26.   END OF TERM

      At the end of the Term or if  evicted,  the  Tenant  shall  (a)  leave the
Rental Space broom clean and in good order and condition,  (b) remove all of the
Tenant's personal  property,  (c) remove all signs,  movable furniture and trade
fixtures furnished by the Tenant and restore that portion of the Rental Space on
which they were placed, and (d) repair all damage caused by moving.

                                       16
<PAGE>

      If the Tenant  leaves any property in the Rental  Space,  the Landlord may
(a) dispose of it and charge the Tenant for the cost of disposal, or (b) keep it
as abandoned property.

      In the event that Tenant  shall  remain in the Rental Space for any period
beyond the end of this Lease without the prior written consent of Landlord, this
will create a  month-to-month  tenancy at twice the Rent for the last Lease year
of the Term,  subject to all the other  provisions of this Lease then in effect,
and the acceptance of Rent or additional charges by Landlord shall not be deemed
to create a new or additional tenancy other than aforesaid.

27.   COMMON AREAS

      The common  areas shall be under the sole  control and  management  of the
Landlord who may establish  rules and regulations for them. The Tenant agrees to
obey such rules and  regulations,  including  the  designation  of "No  Employee
Parking Areas".

      The Tenant agrees that there will be no truck deliveries made nor will its
trucks or delivery  vehicles be parked any other areas than those  designated as
"service areas", generally located in the rear of the Shopping Center.

28.   COMMON AREA MAINTENANCE AND SERVICES

      Notwithstanding  the  provisions  of Article #14 of the Lease,  the Tenant
agrees to pay in addition to the Annual Fixed Rent the sum of $ 255.00 per month
during  the term of this Lease to defray the cost of  exterior  maintenance  and
repairs  services to be performed  in, on and around the  exterior  areas of the
Shopping Center,  including but not limited to all buildings and the parking lot
area, striping, paving, landscaping,  lighting,  sweeping, snow removal, garbage
removal,  common area liability  insurance,  security and policing of the common
areas,  and any other service  required to be performed to maintain the premises
in a clean,  safe and orderly  fashion.  Landlord shall be obligated to contract
with materialmen,  suppliers and independent contractors to perform the exterior
maintenance  and repair  services  and shall  supervise  the  completion  of the
services to be  performed  on the exterior of the  premises.  Landlord  shall be
entitled to a  management  fee of 5% of the total common area  expenses.  In the
event that the costs of the aforesaid maintenance and repair services exceed the
total sum of all base  maintenance  fees collected from the Tenant and all other
Tenants of the  Shopping  Center in any one year,  then and in that event  only,
Tenant agrees to pay as "additional  rent" a proportionate  share of such excess
costs to perform  exterior  maintenance and repair services.  The  proportionate
share shall be 4.16%.  The fraction  shall be multiplied by the actual amount of
such excess cost of performing such exterior  maintenance  and repair  services.
Tenant's  proportionate  share of the  excess  shall be due and  payable  within
fifteen (15) days of  presentation  by Landlord of a written  calculation of the
excess  amount  due  from  Tenant.   The  failure  of  the  Tenant  to  pay  the
proportionate  share of such excess  shall be deemed a default in the payment of
"additional  rent" and shall  entitle the  Landlord to all of the  remedies  set
forth at Articles 4, 13, 23, and 24 of the Lease.

29.   SUBORDINATION TO MORTGAGE

      In a foreclosure  sale all mortgages which now or in the future affect the
Building have priority over this Lease. This means that the holder of a mortgage
may end this  Lease on a

                                       17
<PAGE>

foreclosure  sale.  The Tenant shall sign all papers needed to give any mortgage
priority  over this Lease.  If the Tenant  refuses,  the  Landlord  may sign the
papers on behalf of the Tenant.

30.   LANDLORD'S CONSENT

      Wherever in this Lease,  the  consent of the  Landlord is required  before
Tenant may take any action on the Rental  Space,  the  Landlord  agrees that its
consent will not be unreasonably withheld nor delayed.

31.   CORPORATE RESOLUTION

      In the event Tenant under this Lease is a  corporation,  Tenant  agrees to
provide,  within thirty (30) days after execution of this Lease, a resolution of
the board of directors of Tenant  corporation  approving  the  execution of this
Lease. In the event Tenant fails to provide the aforementioned,  Landlord shall,
at its option,  have the right to Terminate this Lease upon ten (10) days' prior
written notice to Tenant.

32.   ISRA COMPLIANCE

      The Landlord and Tenant agree and understand that the public policy of the
State of New Jersey may require the investigation and abatement of environmental
problems or potential problems which may result in pollution to the environment.
Accordingly,  the State of New Jersey has adopted the  Industrial  Site Recovery
Act (N.J.S.A.  13:1K-6,  et seq.) (ISRA) which requires that certain  industrial
establishments  and the  conduct  of their  business  come  within the scope and
framework of ISRA.  For purposes of  providing  information  to the State of New
Jersey, Department of Environmental Protection,  only in the event ISRA is found
applicable to the leasing of this  property,  the Tenant  supplies the following
information  to assist  the  Landlord  in  determining  if the  Industrial  Site
Recovery Act, or any other  similar  environmental  control law,  applies to the
Tenant's operation in the demised premises.

      (a)   Tenant's Federal Employers Identification Number: 22-3704019

      (b)   Tenant's NAICS Number: 522110

      In the event  that the  Tenant in any way  changes or alters the scope and
nature  of its  business,  resulting  in a change  of the  above  numbers  being
assigned  to  the  Tenant,  then  and in  that  event  only,  Tenant  agrees  to
immediately  make  available  to the  Landlord  the newly  assigned  numbers  as
applicable.

      If  required,  the Tenant  agrees to allow the  Landlord,  its  employees,
agents,  servants,  representatives  and independent  contractors  access to the
premises  during  normal  business  hours for  purposes of  inspection,  repair,
removal and remedial action necessary to be taken on the part of the Landlord to
comply  with the  requirements  of the New Jersey  Department  of  Environmental
Protection in administering  the provisions of the Industrial Site Recovery Act,
and the regulations promulgated  thereunder.  Tenant further agrees to supply to
Landlord,  its employees,  agents,  servants,  representatives  and  independent
contractors any and all information or  documentation  necessary and required by
the New Jersey  Department of  Environmental  Protection in order to comply with
the   requirements   of  the  Industrial  Site  Recovery  Act,  the  regulations
promulgated thereunder, and to execute any and all applications, certifications,

                                       18
<PAGE>

affidavits  or  other  documents  required  by  the  New  Jersey  Department  of
Environmental  Protection to enable Landlord to comply with the  requirements of
the Industrial Site Recovery Act, and the regulations promulgated thereunder for
the continued operation, improvement, development, sale or transfer of the lands
and  buildings  of which the Leased  premises  form a part.  The  failure of the
Tenant to comply  with the  provisions  of this  Article  of the Lease  shall be
deemed a breach of Lease and shall  entitle the  Landlord to all of the remedies
set forth in the Lease as a result of the Tenant's breach of the Lease.

33.   DISCHARGE OF HAZARDOUS AND/OR TOXIC SUBSTANCES; INDEMNIFICATION

      The Landlord and Tenant agree that the Tenant shall be solely  responsible
for the proper, safe and approved handling,  storage,  treatment and disposal of
any and all chemicals,  solvents,  solutions,  toxins or other materials used in
the  business  conducted  by the Tenant on and in the Rental  Space.  The Tenant
shall  obtain,  at its sole cost and expense,  any and all permits,  licenses or
other  approvals  necessary  to conduct its  business in the Rental  Space.  The
Tenant  agrees to  install,  at its sole cost and  expense,  any and all  safety
equipment, fire fighting apparatus, systems, appliances, fire detection systems,
smoke alarms,  or any and other  systems,  equipment and apparatus  necessary to
conduct its business in the Rental Space.  Tenant  further agrees to pay any and
all charges  for standby  access for gas,  electric,  water,  sewer or any other
utility necessary to conduct its business on the site.

      The  Tenant  further  agrees  that  it  will  not  discharge  any  and all
hazardous, toxic or flammable substances, solutions or liquids into the sanitary
sewer or onto the lands and  buildings  forming  the  Shopping  Center  but will
dispose of the same in accordance with any and all applicable laws governing its
disposal. THE TENANT AGREES TO INDEMNIFY AND HOLD HARMLESS THE LANDLORD FROM ANY
AND ALL LIABILITY FOR AND ON ACCOUNT OF ITS  COMPLIANCE OR  NON-COMPLIANCE  WITH
THE PROVISIONS OF THIS ARTICLE AND ANY OTHER ARTICLE OF THIS LEASE GOVERNING THE
ACTIVITIES CONDUCTED BY THE TENANT ON AND IN THE RENTAL SPACE.

34.   GENERAL INDEMNIFICATION AND HOLD HARMLESS

      The Tenant  agrees that it will hold  harmless and  indemnify the Landlord
from any and all  damages,  claims or loss,  liability,  suits at law,  cost and
expense  (including  attorneys'  fees,  costs  of  investigation,   defense  and
disbursements), causes of action or other actions which may occur as a result of
damages to any of the  Landlord's  other Tenants in the Shopping  Center,  their
invitees,  customers, patrons or agents, or the property belonging to any of the
same,  where such  damages  or action are  occasioned  by the  operation  of the
Tenant's  business,  and further  agrees to provide  Landlord with a copy of its
liability insurance policy indemnifying the Landlord and/its Tenants, customers,
patrons, invitees or agents from any and all damage which may occur by reason of
the activity surrounding Tenant's business conducted on the site.

35.   INTEREST ON LATE PAYMENTS

      Except for the charge for late  payment of Rent the Tenant  agrees that in
the event any other payment  obligation  imposed upon the Tenant is unpaid for a
period of 30 days after its

                                       19
<PAGE>

payment due date,  then and in that event only, the Landlord will be entitled to
collect  the sum of 1 1/2% per month on the  outstanding  balance of any sum due
and owing to Landlord  under the Lease which is unpaid for a period in excess of
30 days.  Interest shall be calculated on the  outstanding  balance due from the
payment due date to the date of payment by Tenant.  Such interest  payment shall
be deemed  "additional  rent" due from  Tenant to  Landlord,  the non payment of
which shall entitle the Landlord to all of the remedies set forth in this Lease.

36.   DELIVERY OF LEASE

      This Lease shall not be binding  upon the  Landlord and Tenant until it is
signed by the Landlord,  and a true copy of the fully  executed  Lease and Rider
delivered  to the Tenant.  An offer of Lease to the Tenant  shall be accepted by
the Tenant within twenty days after the forwarding to the Tenant of the original
and copies of the Lease and Rider by execution of the original and all copies of
the Lease and Rider and  return of the same to  Landlord  for  execution  of the
Lease and Rider by its proper corporate officers. If the Lease and Rider are not
so accepted  within the twenty-day  period,  the offer of Lease from Landlord to
Tenant is automatically  withdrawn.  In the event the Tenant fails to tender the
first payment of Rent required  under this Lease upon the Landlord being able to
deliver possession of the Rental Space to Tenant,  then the Tenant shall have no
right to enter into  possession  of the Rental Space until such sums are paid in
full to Landlord.  In the event the Tenant fails to pay the aforesaid  sums upon
delivery of the Rental  Space for  possession  by Tenant and demand for the sums
from Tenant by the  Landlord,  then this Lease shall be deemed null and void and
the Landlord and Tenant shall have no further rights, each to the other.

37.   BINDING/GOVERNING LAW

      This Lease binds the  Landlord and the Tenant and all parties who lawfully
succeed to their rights or take their  places.  This Lease shall at all times be
governed by the laws of New Jersey.

38.   CAPTIONS AND INTERPRETATION

      The captions, section numbers, article numbers and index appearing in this
Lease in no way define,  limit, construe or describe the scope or intent of such
sections  or articles  of this  Lease.  The  language in all parts of this Lease
shall in all cases be construed as a whole  according to its fair  meaning,  and
not strictly for nor against  either  Landlord or Tenant,  and should a court be
called upon to interpret any provision  hereof, no weight shall be given to, nor
shall any  construction or  interpretation  be influenced by, any presumption of
preparation  of a Lease by Landlord or Tenant.  If any Term or provision of this
Lease or the  application  hereof to any person or  circumstance  shall,  to any
extent,  be  invalid or  unenforceable,  the  remainder  of this  Lease,  or the
application  of such Term or  provision to persons or  circumstances  other than
those as to which it is held  invalid or  unenforceable,  shall not be  affected
thereby,  and each  Term  and  provision  of this  Lease  shall be valid  and be
enforced to the fullest extent permitted by law.

39.   NOTICES

      All notices  given  under this Lease must be in  writing.  Each party must
accept and claim the notices given by the other.  Unless  otherwise  provided by
law, they may be given by (a)

                                       20
<PAGE>

personal  delivery,  or (b) certified mail,  return receipt  requested.  Notices
shall be addressed to the  Landlord at the address  written at the  beginning of
this  Lease and to the Tenant at the  Rental  Space and if  mailed,  the date of
mailing shall be the date notice is given.

40.   SURVIVAL

      If any  agreement  in this Lease is contrary to law, the rest of the Lease
shall remain in effect.

41.   FULL AGREEMENT

      The parties  have read this Lease.  It  contains  their full and  complete
agreement.  It may not be changed except in writings  signed by the Landlord and
the Tenant.

42.   BROKERS

      Tenant  represents and warrants to the Landlord that no broker  introduced
the property to the Tenant and the Tenant to the  Landlord.  The Landlord  shall
pay a commission  to no one. The Tenant  agrees to indemnify  and hold  Landlord
harmless  from any and all claims of other  brokers and  expenses in  connection
with the negotiation of or the entering into this Lease by Tenant.

WITNESS:                                CRL REALTY ASSOCIATES, LP

                                        By:   /s/ Robert Lindmark
------------------------------              ------------------------------------
                                            Robert Lindmark, President
For                                         CRL Realty Management, Inc., General
                                            Partner

ATTEST                                  TWO RIVER COMMUNITY BANK

    /s/ Michael J. Gormley              By:   /s/ Barry B. Davall
------------------------------              ------------------------------------
                                                  Barry B. Davall, President

                                       21Exhibit 10.23

                                      Lease
                                      From

                           ASBURY AVENUE EAST, L.L.C.

                                       to

                            TWO RIVER COMMUNITY BANK

                                    ARTICLE I

                           Reference Data and Exhibits

1.1   Data
      ----

               DATE                           March 8, 2002

               LOCATION OF PREMISES           Asbury Avenue, Tinton Falls, NJ
                                              Block 128.03, Lots 23, 24, 25,
                                              26 39.01, 40

               LANDLORD                       Asbury Avenue East, L.L.C.

               ADDRESS OF LANDLORD            c/o 1481 Oak Tree Road,
                                              Iselin, NJ

               TENANT                         Two River Community Bank

               ADDRESS OF TENANT              c/o 1250 Highway 35 South,
                                              Middletown, NJ 07748

               LEASE TERM                     Fifteen (15) Years

               BASE RENT                      See Exhibit "C"

               PUBLIC LIABILITY               $2,500,000.00

               PROPERTY INSURANCE             100% Full Replacement Value

               SECURITY                       One Month's Rent

                                     - 1 -
<PAGE>

1.2   Table of Contents
      -----------------

ARTICLE I                     Reference Data and Exhibits
---------                     ---------------------------

1.1 Data
1.2 Table of Contents

ARTICLE II                    Premises
----------                    --------

2.1 Premises
2.2 Building
2.3 The Property
2.4 Plans and Specifications
2.5 Completion Date
2.6 Approval Contingency

ARTICLE III                   Terms
-----------                   -----

3.1 Terms of this lease
3.2 Preliminary Period
3.3 Initial Term
3.4 Renewal Terms

ARTICLE IV                    Building and Improvements
----------                    -------------------------

4.1 Construction of Building and Improvements
4.2 Tenant's Work
4.3 Completion of Construction
4.4 Utilities

ARTICLE V                     Rent
---------                     ----

5.1 Base Rent
5.2 Additional Rent
5.3 Additional Payment to Landlord
5.4 Net Lease

ARTICLE VI                    Liens and Encumbrances
----------                    ----------------------

6.1 No Right to Encumber without Consent

ARTICLE VII                   Real Estate Taxes
-----------                   -----------------

7.1 Real Estate Taxes
7.2 Taxes
7.3 Method of Payment
7.4 Tax Appeal
7.5 Pro-Rated Payment

<PAGE>

ARTICLE VIII                  Utilities and Services
------------                  ----------------------
8.1 Utilities and Charges

ARTICLE IX                    Insurance
----------                    ---------

ARTICLE X                     TENANT's Additional Covenants
---------                     -----------------------------

10.1  Affirmative Covenants

         10.1.1               Use and Occupancy
         10.1.2               Compliance with Law
         10.1.3               Payment for TENANT's Work
         10.1.4               Indemnity
         10.1.5               LANDLORD's Right to Enter
         10.1.6               Personal Property at TENANT's Risk
         10.1.7.              Payment of LANDLORD's Cost of Enforcement
         10.1.8               Yield Up
         10.1.9               Maintenance
         10.1.10              Repair Obligations
         10.1.11              Roof/HVAC Repair Obligations

10.2     Negative Covenants

         10.2.1.              Overloading, Nuisance, etc.
         10.2.2               Installation, Alteration or Additions

10.3     Leasehold Improvements

ARTICLE XI                    LANDLORD's Additional Covenants
----------                    -------------------------------

11.1 Warranty on Use
11.2 Quiet Enjoyment; Non-Disturbance

ARTICLE XII                   Casualty or Taking
-----------                   ------------------

12.1     TENANT to Repair or Rebuild in the Event of Casualty
12.2     Right to Terminate in Event of Casualty
12.3     Eminent Domain

ARTICLE XIII                  Defaults
------------                  --------

13.1     Events of Default
13.2     Remedies
13.3     Remedies Cumulative
13.4     TENANT's Waivers
13.5     Effective of LANDLORD's Actions
13.6     Late Charge

ARTICLE XIV                   Miscellaneous Provisions
-----------                   ------------------------

14.1     Assignment, Subletting, etc.
14.2     Notice from One Party to the Other
14.3     Recording
14.4     Acts of God
14.5     Waiver of Subrogation

<PAGE>

14.6     No Accord and Satisfaction
14.7     Applicable Law and Construction
14.8     TENANT's Certificate
14.9     Limitation on Liability

ARTICLE XV                    Common Area
----------                    -----------

15.1     Common Area
15.2     Common Area Charges
15.3     Common Area Services
15.4     Determination and Payment of Common Area Charges

ARTICLE XVI                   Signs
-----------                   -----

16.1     Signs

ARTICLE XVII                  Hazardous Waste Provisions
------------                  --------------------------

17.1     Hazardous Waste

ARTICLE XVIII                 Subordination and Non-Disturbance Agreement
-------------                 -------------------------------------------

18.1     Subordination and Non-Disturbance Agreement

ARTICLE XIX                   Regulatory Approval of Tenant
-----------                   -----------------------------

19.1     Regulatory Approval

ARTICLE XX                    Construction of Shopping Center
----------                    -------------------------------

20.1     Development Project
20.2     Cooperation in Project
20.3     Easements

ARTICLE XXI                   Security Deposit
-----------                   ----------------

21.1     Amount of Security Deposit
21.2     Sale of Property
21.3     Insolvency of Tenant

ARTICLE XXII                  Option to Renew
------------                  ---------------

22.1     Option to Renew

ARTICLE XXIII                 Special Provisions
-------------                 ------------------

23.1     Additional lending facilities

EXHIBIT A - Site Plan
EXHIBIT B - Plans and Specifications
EXHIBIT C - Base Rent
EXHIBIT D - Property
EXHIBIT E - Rules and Regulations

<PAGE>

                                   ARTICLE II
                                   ----------

                                    Premises
                                    --------

      2.1 Premises LANDLORD hereby leases to TENANT and TENANT hereby leases
from LANDLORD, subject to and with the benefit of the terms, covenants,
conditions and provisions of this Lease, the parcel of land (the "Land") shown
on the site plan as described on Exhibit A annexed hereto and made a part
hereof, together with any and all improvements, appurtenances, rights,
privileges and easements befitting, belonging or pertaining thereto, which are a
part of the premises shown on Exhibit A. The land, together with all
appurtenances thereto and the building and improvements which LANDLORD shall
build thereon in accordance with the terms of this Lease, are hereinafter
collectively referred to as the "Demised Premises".

      2.2 Building The Landlord hereby covenants and agrees to construct for the
use by the Tenant in accordance with the terms hereof an approximately two
thousand five hundred (+/- 2,500) square foot building together with an
approximately nine hundred (+/- 900) square foot three-lane drive through which
shall be constructed on the pad site as delineated on Exhibit A.

      2.3 Property: The Demised Premises plus the proposed shopping
center/office building (the "Shopping Center") together shall be referred to as
the Property as seen on Exhibit D. The Shopping Center shall include an
approximately +/- 28,000 square foot retail/office center and a +/- 6,000 square
foot freestanding building unless otherwise changed by the Landlord.

      2.4 Plans and Specifications. The building to be erected by the Landlord
on the Demised Premises shall be constructed in accordance with the Plans (as
hereinafter defined) set forth in Exhibit B attached hereto and made a part
hereof as may be amended by the Tinton Falls Planning Board. The construction of
the building shall be subject, however, to any nominal lateral or forward or
rearward deviation in the location and dimension as are set forth on the

<PAGE>

Plans reserving, however, to the Landlord the right of ingress and egress
adjacent to the Demised Premises and through the Shopping Center and also
reserving space for all pipes, ducts, wires and the like, leading to and from
the property.

      2.5 Completion Date. The Landlord hereby covenants that the Landlord shall
complete the construction of the Demised Premises on or before twelve (12)
months of the date of receipt by Landlord of all building permits for the
construction of the Demised Premises. In the event that the Landlord has not
completed the construction of the Demised Premises on or before said date, then
the Tenant shall have the option to terminate the Lease, in which event neither
Landlord nor Tenant shall have any further obligation to the other.

      2.6 Approval Contingency. This Lease is contingent upon Landlord obtaining
all necessary governmental approvals for the construction of the Demised
Premises. In the event Landlord does not receive all necessary governmental
approvals within nine (9) months from the date of lease execution Landlord can
terminate this Lease.

                                   ARTICLE III

                                      Terms
                                      -----

      3.1 Terms of this Lease. The term of this Lease shall include an initial
term as described in Section 3.3 hereof ("Initial Term"), and renewal terms as
described in Section 3.4 hereof.

      3.2 Preliminary Period. The preliminary period ("Preliminary Period")
shall commence on the date of execution of this Lease and shall terminate on the
commencement date of the Initial Term of this Lease.

      3.3 Initial Term. The Initial Term of this Lease and TENANT'S obligation
to commence payment of rent to LANDLORD hereunder ("the Rental Commencement
Date") shall commence on the earlier of (i) the date on which TENANT opens for
business with the public at the Demised Premises; or (ii) forty-five (45) days
after LANDLORD has delivered the bank

<PAGE>

building substantially in compliance with the Plans ready for TENANT to commence
its interior fit-up work. The Initial Term shall continue for a period of
fifteen (15) years from the first day of the first month which occurs on or
after the commencement date of the Initial Term. Promptly after the commencement
date of the Initial Term, LANDLORD and TENANT shall execute and deliver to each
other a memorandum supplement to this Lease setting forth the commencement date
and expiration date of the Initial Term.

      3.4 Renewal Terms. Provided that this Lease is in full force and effect
and there is no uncured Event of Default (as defined in Article XIII hereof),
TENANT shall have the option to extend this Lease for two (2) renewal terms of
five (5) years each (each such period being referred to as a "Renewal Term") .
Each Renewal Term shall commence upon the expiration of the Initial Term or a
previous Renewal Term, as the case may be, and shall be upon the same terms and
conditions as the Initial Term, except as otherwise specifically provided for in
this Lease. The option for each Renewal Term shall be exercised by TENANT giving
LANDLORD written notice at least twelve (12) months prior to the expiration of
the then current term of this Lease, time being of the essence.

                                   ARTICLE IV

                            Building and Improvements
                            -------------------------

      4.1 Construction of Building and Improvements. LANDLORD shall, at its sole
cost and expense, construct a one-story building containing +/- 2,500 square
feet of space (the "Building") plus a 900 square foot three lane drive through
(the "Drive Through") with appurtenances thereto (the "Improvements") in
accordance with architectural, engineering, electrical and mechanical plans,
drawings and specifications prepared by a licensed architect and approved by
LANDLORD and TENANT (the "Plans"). It is understood by TENANT that the
architecture for the Building and Improvements shall conform with that of the
proposed Shopping Center. LANDLORD shall, reasonably promptly after the approval
of the Plans, apply

<PAGE>

for a building permit for the construction of the Building and Improvements.
LANDLORD shall commence construction of the Building and Improvements within
ninety (90) days after the issuance of all necessary governmental approvals and
permits therefore and shall proceed diligently with the construction of the
Building and Improvements in a timely and workmanlike fashion.

      In construction of the Building and Improvements, LANDLORD shall comply
with all laws, ordinances, municipal rules and regulations and the regulations
and requirements of public authorities applying to or affecting the conduct of
any work relating to the Demised Premises, the Building and the Improvements.

      4.2 Tenant's Work. The TENANT hereby acknowledges and agrees that the
LANDLORD shall only be responsible for the construction of the Building in
accordance with the Plans and that it shall be the TENANT'S responsibility, at
its sole cost and expense, to perform any additional tenant fit-up work in
connection with the Building that TENANT so desires. Neither the performance of
the TENANT fit-up work nor the obtaining of any and all necessary permits
therefore shall be the responsibility of LANDLORD. Both LANDLORD and TENANT
hereby covenant and agree that they will use their best efforts to enable their
respective contractors to complete their required work in connection with the
construction of the Demised Premises and the TENANT'S fit-up work on a timely
basis and shall instruct their respective contractors to complete their work
with as little interference as possible with the other contractors on the site.

      4.3 Completion of Construction. Promptly upon completion of construction
of the Building and Improvements, LANDLORD shall give notice of such completion
to TENANT. In addition, LANDLORD shall furnish to TENANT a copy of the
Certificate of Occupancy for the Building.

<PAGE>

      4.4 Utilities. LANDLORD shall furnish electric, gas and telephone lines
and conduits and water and sewer pipes at the outer edge of the Demised
Premises. TENANT shall be responsible for hooking up to such utility lines,
pipes and conduits, at its sole cost and expense. LANDLORD grants to TENANT an
easement over those portions of the Shopping center adjacent to the Demised
Premises for the purpose of tying in to said utility lines, pipes and conduits.
In the event that any damage is caused to the parking lot, paving areas,
walkways or other parts of the proposed Shopping Center as a result of the tying
in to said utility lines, pipes and conduits by the TENANT, then the TENANT
shall, at its sole cost and expense promptly repair said damage.

                                    ARTICLE V

                                      Rent
                                      ----

      5.1 Base Rent. TENANT covenants and agrees to pay to LANDLORD the sum of
ONE MILLION THREE HUNDRED THIRTY ONE THOUSAND SEVEN HUNDRED THREE AND 75/100
($1,331,703.75) DOLLARS throughout the term of the Lease as set forth in Exhibit
"C" attached hereto and made a part hereof to Asbury Avenue East, L.L.C., c/o
1481 Oak Tree Road, Iselin, New Jersey 08830 or such other place as LANDLORD may
by notice in writing to TENANT from time to time direct, in monthly installments
as set forth on Exhibit "C", in advance, on or before the first ( day of each
calendar month for the then current month during the term of this Lease. Base
Rent for the first month of the term of this Lease shall be paid upon execution
of this Lease by both parties.

      5.2 Additional Rent. All sums which TENANT under any of the provisions of
this Lease assumes or agrees to pay, or which TENANT agrees are to be at the
expense of TENANT, are deemed and considered to be rent, and in the event of
non-payment thereof, LANDLORD will have all rights and remedies provided for
herein, by law or equity, in the case of non-payment of rent.

<PAGE>

      5.3 Net Lease. The annual rent, additional rent and all other sums
required to be paid by TENANT under this Lease shall be absolutely net to
LANDLORD throughout the term of this Lease, free of deductions or setoffs
whatsoever with respect to the Premises and/or the ownership, leasing,
operation, maintenance, repair, rebuilding, use or occupation thereof, or with
respect to any interest of LANDLORD therein, it being the intention of the
parties hereto that, by the execution of this Lease, TENANT shall, during the
term of this Lease, assume, pay, or otherwise discharge, with respect to the
Premises, every obligation relating thereto, except as otherwise expressly
provided in this Lease.

      No event or occurrence during the term of this Lease, whether foreseen or
unforeseen, shall give TENANT the right to terminate this Lease or to quit or
surrender the Premises or relieve TENANT of its liability for the full annual
minimum rent, additional rent and other sums required to be paid by TENANT under
this Lease, or performance of any of TENANT'S other obligations under this
Lease.

                                   ARTICLE VI

                             Liens and Encumbrances
                             ----------------------

      6.1 No Right to Encumber without Consent. Without LANDLORD'S prior written
consent, which consent shall not be unreasonably withheld, TENANT shall not have
the right to encumber this Lease or TENANT'S interest in the Demised Premises or
the Improvements, furnishings, furniture, equipment, fixtures, and personal
property thereon; provided, however, that said consent may be withheld by
LANDLORD in the event that said encumbrance would adversely affect the
LANDLORD'S ability to sell, refinance or redistribute its ownership interests in
the Property.

<PAGE>

                                   ARTICLE VII

                                      Taxes
                                      -----

      7.1 Real Estate Taxes. As additional rent, TENANT agrees to pay its
proportionate share of all taxes levied upon the Property and land of any nature
whatsoever, including special assessments. Special assessments shall be prorated
taking into consideration the useful life of the improvement and the years
remaining on the TENANT's lease term. In no event shall TENANT be responsible
for the proportionate share of assessments beyond the term of this lease.

      The payment by TENANT of all real estate taxes shall commence
simultaneously with the Initial Term rent payments hereunder and shall be
payable throughout the term of this Lease. TENANT'S proportionate share shall be
a fractional share of the taxes assessed against the Property, the numerator of
which shall be the number of square feet of gross floor area of the Demised
Premises and the denominator of which shall be the number of square feet of
gross floor area in all the buildings in the Property once a Certificate of
Occupancy is issued for the other buildings. Until that date TENANT'S
proportionate share shall be as follows: Fifteen (15%) Percent of the land cost
and a percentage of the improvement cost that is proportionate to the
improvements used by the TENANT. If there are no other improvements on the
property except for those improvements that are for the TENANT's use, TENANT
shall pay One Hundred (100%) Percent of the improvement costs of the tax bill.

      7.2 Taxes. TENANT agrees to pay all taxes levied upon personal property,
including trade fixtures and inventory, kept on the Demised Premises, as well as
all taxes levied against the Demised Premises during the term of this Lease,
after the presentation to TENANT by LANDLORD of statements from taxing
jurisdiction in which the property is located.

      LANDLORD may direct the taxing authorities to send the statements directly
to TENANT, in which case TENANT shall pay all such taxes prior to the date when
any interest or

<PAGE>

penalty shall be due and shall immediately provide proof of payment to LANDLORD.
TENANT and LANDLORD further agrees that TENANT, in the name of LANDLORD, but at
TENANT's sole expense, may protest any assessment before any taxing authority or
board or maintain any necessary legal action in reference to said assessment or
for the recovery of any taxes paid thereon. Nothing herein contained shall
require TENANT to pay any income or excess profits taxes assessed against
LANDLORD or any corporate, capital stock, or franchise tax imposed upon
LANDLORD. In addition, LANDLORD may protest any assessment regarding the Demised
Premises before any taxing authority or board or maintain any necessary legal
action in reference to said assessment or for the recovery of any taxes paid
thereon and TENANT shall pay its proportionate share of any such action.

      7.3 Method of Payment. Except in the case where TENANT shall pay taxes
directly, LANDLORD shall give written notice advising TENANT of its estimated
proportionate share of the amount of taxes, together with a copy of the tax
bill, and TENANT shall pay such amount to LANDLORD together with its monthly
rental payment. If this Lease shall terminate during a tax year, TENANT shall
pay to LANDLORD its prorated portion of the amount that would have been due for
the full tax year based on the number of days of said tax year expired on the
date of termination.

      7.4 Tax Appeal. TENANT shall have the right, in concert with other TENANTS
and/or LANDLORD (but without cost to LANDLORD) to consent or appeal any tax or
special assignment.

      7.5 Pro-Rated Payment. All sums to be paid by TENANT to LANDLORD pursuant
to this Article VII shall be pro-rated from the Rental Commencement Date.

<PAGE>

                                  ARTICLE VIII

                             Utilities and Services
                             ----------------------

      8.1 Utilities and Charges Therefor. Commencing on the date on which the
LANDLORD has delivered the Demised Premises ready for TENANT to commence its
interior fit-up work, and during the entire term of this Lease, TENANT agrees to
pay directly to the Authority charged with the collection thereof, all charges
for water, gas electricity, telephone, sewer and other utilities, including
hook-up fees therefore, used or consumed in the Demised Premises and shall make
its own arrangements for such utilities. TENANT shall produce to LANDLORD upon
request receipts for payment of utility bills which, if unpaid, could become a
lien upon the Demised Premises. TENANT shall pay when due and prior to the time
that any lien or charge may be imposed upon the Demised Premises for nonpayment
thereof, any assessment or charges made by a public utility or municipal or
other public body against the Demised Premises for any improvement benefiting
the Demised Premises. In the event any such services cannot be reasonably
procured from any authority, and LANDLORD provides any such services, TENANT
shall reimburse LANDLORD for its proportionate share of any such services used
or consumed in the Demised Premises as additional rental.

                                   ARTICLE IX

                                    Insurance
                                    ---------

      During the Lease Term, TENANT, at its expense, shall maintain in effect:

      a. fire and casualty insurance (with broadest available form of extended
coverage endorsement, including vandalism and malicious mischief) on the
Building and Improvements on the Demised Premises in an amount equal to one
hundred percent (100%) of the full replacement cost value thereof. On each
anniversary of the commencement of this Lease, TENANT shall request the insurer
to determine if the replacement cost value has increased, and if the insurer
determines that there has been an increase, TENANT shall increase the amount of

<PAGE>

the coverage so that the policies insure one hundred percent (100%) of the
replacement cost value of the Building and Improvements; and

      b. general public liability insurance against claims for personal injury,
death or property damage occurring on or about the Demised Premises with
combined single limit liability protection in the amount of not less than Two
Million Five Hundred Thousand Dollars ($2,500,000.00).

      During the Preliminary Period, and with respect to any construction
performed by TENANT in connection with any TENANT fit-up, TENANT, at its
expense, shall maintain in effect Completed Value Form Builders Risk Insurance
with an extended coverage endorsement on one hundred percent (100%) of the value
of the Building and Improvements.

      All insurance policies set forth above shall be carried in favor of
LANDLORD and TENANT, as their respective interests may appear. In addition, all
such insurance shall be in such form and with such responsible companies
licensed to do business in the State of New Jersey as LANDLORD shall approve,
which approvals shall not be unreasonably withheld. Each policy shall contain a
provision that no act or omission of TENANT shall affect or limit the obligation
of the insurance company to pay LANDLORD the amount of the loss sustained. All
policies shall provide for at least thirty (30) days written notice to LANDLORD
before cancellation or modification. Insurance certificates and original
policies furnishing of all such insurance shall be provided to LANDLORD
throughout the entire term of this Lease.

                                    ARTICLE X

                          TENANT's Additional Covenants
                          -----------------------------

      10.1 Affirmative Covenants. At all times during the term of this Lease and
such further time as TENANT occupies the Demised Premises or any part thereof,
TENANT shall covenant as follows:

<PAGE>

      10.1.1 Use and Occupancy. To use or occupy the Demises Premises as a
commercial bank and for no other purposes. TENANT shall not close its business
for more than ten (10) days or move out of or vacate the Demised Premises during
the term of this Lease.

      10.1.2 Compliance with Law. To make all repairs, alterations, additions or
replacements to the Demised Premises required by any law or ordinance or any
order or regulation of any public authority because of TENANT's use of the
Demised Premises not occasioned by the material negligence of the Landlord or
the negligence of any other tenants in the Shopping Center; to keep the Demised
Premises equipped with all safety appliances so required because of such use; to
procure any licenses and permits required for any such use; to pay all
municipal, county or state taxes assessed against the personal property or any
kind owned by or placed in, upon or about the Demised Premises by TENANT; and to
comply with the orders and regulation of all governmental authorities, except
that TENANT may defer compliance so long as the validity of any such law,
ordinance, order or regulation shall be contested by TENANT in good faith and by
appropriate legal proceedings and provided that TENANT first gives LANDLORD
assurances reasonably satisfactory to LANDLORD against any loss, cost or expense
on account thereof. LANDLORD has not made any warranty or representation as to
whether TENANT will be able to procure any license, permit, or approval with
respect to the Demised Premises, nor is this Lease in any way contingent upon
TENANT's ability to procure any such license, permit or approval with respect to
the Demised Premises.

      10.1.3 Payment for TENANT's Work. To pay promptly when due the entire cost
of any work to the Demised Premises undertaken by TENANT and to bond against or
discharge any liens for labor or materials within ten (10) days after written
request by LANDLORD; to procure all necessary permits before undertaking such
work; and to do all of such work in good and workmanlike manner, employing
materials of good quality and complying with all governmental requirements. The
TENANT covenants and agrees that with regard to any construction work to

<PAGE>

be performed with respect to the Demised Premises, the TENANT will require all
general contractors and subcontractors to execute a Waiver of Liens which will
provide that said general contractors or subcontractors shall not be permitted
to file any liens for labor or materials in connection with said construction.

      10.1.4 Indemnity. To defend with counsel, save harmless and indemnify
Landlord from all claims or damage to or of any person or property while on the
Demised Premises unless arising from any negligence of LANDLORD, and from all
claims or damage to or of any person or property occasioned by any omission,
fault, neglect or other misconduct of TENANT.

      10.1.5 LANDLORD's Right to Enter. To permit Landlord and its agents to
examine the Demised Premises at reasonable times and to show the Demised
Premises to prospective purchasers and lenders, provided such entry shall not
unreasonably interfere with TENANT's occupancy of its business in the Demised
Premises. LANDLORD shall provide reasonable notice to TENANT of any showing
unless there is an emergency.

      10.1.6 Personal Property at TENANT's Risk. That all of the furnishings,
fixtures, equipment, effects and property of every kind, nature, and description
of TENANT and of all persons claiming under TENANT that may be on the Demised
Premises shall be at the sole risk and hazard of TENANT, including if the whole
or any part thereof shall be destroyed or damaged by fire, water, or otherwise,
or by the leakage or bursting of water pipes.

      10.1.7 Payment of LANDLORD's Cost of Enforcement. To pay on demand
LANDLORD's expenses, including reasonable attorney's fees, incurred in enforcing
any obligation of TENANT under this Lease or in curing any default by TENANT
under this Lease as provided in Section 13.2(d), provided LANDLORD shall prevail
in any judicial proceedings in respect to such enforcement.

      10.1.8 Yield Up. At the expiration of the term of this Lease or earlier
termination of this Lease: to remove all trade fixtures and personal property;
to repair any damage caused by such

<PAGE>

removal; to remove all TENANT's signs wherever located; and to surrender all
keys to the premises and yield up the Demised Premises, broom clean and in the
same good order and repair in which TENANT is obligated to keep and maintain the
Demised Premises by the provisions of this Lease, reasonable wear and tear
excepted. Any property not so removed shall be deemed abandoned and may be
removed and disposed of by Landlord in such manner as LANDLORD shall determine,
without any obligation on the part of LANDLORD to account to TENANT for any
proceeds therefrom, all of which shall become the property of LANDLORD. TENANT
shall further indemnify LANDLORD against all loss, cost and damage resulting
from TENANT's failure and delay in surrendering the Demised Premises.

      10.1.9 Maintenance. To maintain the Demised Premises and, at its own
expense, to effect all necessary repairs and replacements to the Demised
Premises and to keep the Demised Premises in good order and condition,
reasonable wear and tear excepted, and to keep the Demised Premises in a clean
and sanitary condition according to applicable state, city and county health and
sanitary laws and ordinances during the term of this Lease. The Demised Premises
shall not be maintained as, nor become, a private or public nuisance. In
addition, at all times during the term of the Lease, TENANT shall maintain a
maintenance contract with a qualified reputable service maintenance company for
the heating, ventilation and air conditioning equipment ("HVAC") servicing the
Demised Premises which contract shall include specific provisions for regularly
scheduled periodic routine maintenance. TENANT shall furnish LANDLORD with a
true copy thereof.

      10.1.10 Repair Obligations. Notwithstanding any language to the contrary
set forth herein, TENANT shall be responsible for all necessary repairs to the
exterior and foundation of the Demised Premises provided that said repairs are
occasioned by the act, neglect or negligence on the part of the TENANT, its
invitees, licensees, agents, contractors or customers.

<PAGE>

      10.1.11 Roof/HVAC Repair Obligations. Notwithstanding any language to the
contrary set forth herein, TENANT shall be responsible for all necessary repairs
to the roof and HVAC systems of the Demised Premises provided said repairs are
not occasioned by the material act, neglect or negligence on the part of the
LANDLORD.

      10.2 Negative Covenants. TENANT covenants that it shall at all times
during the Lease term and such further times as TENANT occupies the Demised
Premises or any part thereof:

      10.2.1 Overloading, Nuisance, etc. Not injure, overload, deface or
otherwise harm the Demised Premises; not commit any nuisance; nor make any use
of the Demised Premises which is improper, offensive or contrary to any law or
ordinance.

      10.2.2 Installation, Alteration or Additional. Not make any installations,
alterations or additions (except only the non structural installation of
fixtures necessary or appropriate for the conduct of its business), without on
each occasion obtaining the prior written consent of LANDLORD, LANDLORD's
consent not to be unreasonably withheld.

      10.3 Leasehold Improvements. During the term of this Lease, all leasehold
improvements shall remain the property of TENANT, and TENANT shall also be
entitled to the depreciation therefrom.

                                   ARTICLE XI

                         LANDLORD's Additional Covenants
                         -------------------------------

      11.1 Warranty on Use. LANDLORD warrants and represents that it is the
owner in fee of the Land shown on Exhibit "A".

      11.2 Quiet Enjoyment. LANDLORD agrees that upon TENANT'S paying the rent
and performing and observing the agreements, conditions and other provisions on
its part to be performed and observed hereunder, TENANT shall and may peaceably
and quietly have, hold

<PAGE>

and enjoy the Demised Premises during the Lease Term without any danger of
hindrance or molestation from LANDLORD or anyone claiming under LANDLORD,
subject to the covenants and conditions of this Lease.

                                   ARTICLE XII

                               Casualty or Taking
                               ------------------

      12.1 LANDLORD to Repair or Rebuild in the Event of Casualty. In case the
Demised Premises or any part thereof shall be damaged or destroyed by fire or
other casualty, taken (which term or reference to an eminent domain action
generally, for the purposes of this article, shall include a sale in lieu of the
exercise of the right of eminent domain) or ordered to be demolished by the
action of any public authority in consequence of a fire or other casualty, this
Lease shall, unless it is terminated as provided below in Section 12.2 or 12.3,
remain in full force and effect, except as provided below, and LANDLORD shall,
at its expense, proceed with due diligence to repair or rebuild the Demised
Premises, or what may remain thereof, so as to restore it as nearly as
practicable to the condition it was in immediately prior to such damage or
destruction. Said repair or rebuilding shall relate to the work to be performed
by LANDLORD in connection with the Building and shall not relate to the Tenant
fit-up work described in this Lease. In the event, however, that the destruction
to the Demised Premises exceeds fifty percent (50%) of the insurable value
thereof, then the LANDLORD shall have the right to terminate the Lease upon
sixty (60) days notice to TENANT. In the event that the LANDLORD is not able to
repair the Demised Premises for full use and operation by the TENANT within
eight (8) months of the date of said casualty, then the TENANT shall have the
right to terminate this Lease upon sixty (60) days written notice to the
LANDLORD. In the event that as a result of said casualty, TENANT is not able to
occupy any part of the Demised Premises, then TENANT'S rental obligations to
LANDLORD with regard to its base rent payments shall cease until the TENANT is
able to re-occupy the Demised Premises. In the event that as a result of said
casualty,

<PAGE>

TENANT is only able to occupy a part of the Demised Premises, then TENANT'S
rental obligations to LANDLORD with regard to its base rent payments shall be
reduced on a pro-rata basis based upon the percentage of the Demised Premises
still usable by TENANT.

      12.2 Right to Terminate in Event of Casualty. In case of any damage or
destruction occurring in the last twelve (12) months of the Initial Term or any
Renewal Term of this Lease, to the extent of fifty percent (50%) or more of the
insurable value of the Building, TENANT or LANDLORD may, at its option, to be
evidenced by notice in writing given to the other within twenty (20) days after
the occurrence of such damage or destruction, in lieu of repairing or replacing
the Building, elect to terminate this Lease on the date of such notice. In the
event the TENANT or LANDLORD shall so terminate, all insurance proceeds shall
become the property of the LANDLORD.

      12.3 Eminent Domain. It is understood and agreed that if the whole of the
Demised Premises shall be taken for any public or quasi- public use under any
statute, or by right of eminent domain, or by private purchase by public
authority in lieu of the exercise of the right of eminent domain or if any part
of the Demised Premises is so taken and the part not so taken is insufficient
for the reasonable operation of TENANT's business in the reasonable opinion of
TENANT in consultation with LANDLORD, which opinion shall not be arbitrarily or
capriciously determined, then in any of such events, this Lease shall cease and
expire on the date when possession shall be taken thereunder of the Demised
Premises or part thereof and all rents, taxes and other charges shall be
prorated and paid to such date.

      In the event that only a part of the Demised Premises is so taken and the
part not so taken shall be sufficient for the reasonable operation of the
TENANT's business, this Lease shall remain unaffected except:

      a. The TENANT shall be entitled to a pro-rated reduction in the rent to be
paid hereunder, after the date of such taking, based on the proportion which the
space so taken bears

<PAGE>

to the space originally demised, provided that consideration shall be given to
the respective values of the space taken and the space not taken based on the
award received;

      b. The LANDLORD shall promptly after such taking, and at the LANDLORD's
expense, restore that part of the Building and Improvements not so taken to as
near its former condition as is reasonably possible. The TENANT shall be
responsible, at the TENANT'S expense, for the restoration of all its TENANT
fit-up work at the Demised Premises so that TENANT can re-open for business in
the Demised Premises. In the event, however, that the taking of the Demised
Premises exceeds fifty percent (50%) of either the square footage or insurable
value of the Demised Premises, then LANDLORD shall have the right to terminate
this Lease upon sixty (60) days notice to the TENANT.

      In the event of any condemnation, taking or sale as aforesaid, whether
whole or partial, LANDLORD and TENANT shall be entitled to receive and retain
such separate awards and portions of lump sum awards as may be allocated to
their respective interests in any condemnation proceedings, or as may be
otherwise agreed, taking into consideration the fact that LANDLORD is the owner
of the Building and the Improvements. TENANT shall be entitled to receive such
part of the award that relates to non-fixtures and other items of personalty
owned by TENANT and utilized in connection with the Demised Premises. Nothing
contained herein, however, shall operate to reduce the amount of the award which
LANDLORD would otherwise receive for its fee interest in the Demised Premises.
In the event the condemning authority does not make separate awards and the
parties are unable to agree as to amounts which are to be allocated to the
respective interests of LANDLORD and TENANT, then each party shall select a
M.A.I. real estate appraiser, (individually, an "Appraiser" and collectively,
the "Appraisers") and the two Appraisers shall select a third Appraiser and the
three Appraisers shall determine the amount of such condemnation awarded which
is to be allocated to the respective interests of LANDLORD and TENANT. In the
event the two Appraisers are unable to agree on the selection

<PAGE>

of the third Appraiser, the third Appraiser shall be selected by the president
of the Board of Realtors of Monmouth County, New Jersey.

                                  ARTICLE XIII

                                    Defaults
                                    --------

      13.1 Events of Default. The occurrence of any one of the following shall
constitute an event of default by TENANT whereupon LANDLORD may exercise its
remedies herein:

      a. failure by TENANT to pay any sum required by this Lease on or before
the due date thereof;

      b. failure by TENANT to perform or comply with any obligation of TENANT
required hereunder within fifteen (15) days after written notice thereof from
LANDLORD, or if such performance cannot be completed in fifteen (15) days,
within a reasonable time provided TENANT is diligently pursuing such
performance;

      c. the filing of a petition against TENANT for adjudication of it as a
bankrupt or insolvent or for its reorganization or the appointment of a receiver
or trustee for the benefit of its creditors, if such petition is not dismissed
within sixty (60) days of filing; or the filing of such a petition by TENANT; or
an assignment by TENANT for the benefit of its creditors; or the taking of
possession of the property by any governmental officer or agency pursuant to
statutory authority for the dissolution or liquidation of the TENANT;

      d. if the Demised Premises shall be unoccupied by TENANT or the TENANT
shall cease operating its business for a period of ten (10) consecutive days;

      e. if TENANT's leasehold interest in the Demised Premises is taken by
execution;

      f. failure of TENANT to pay a five percent (5%) late fee, which shall be
imposed for any rent not received by LANDLORD within ten (10) days after the
date on which any rent or other payment required hereunder is due.

<PAGE>

      13.2 Remedies. In addition to all other remedies available to LANDLORD at
law or equity, upon the occurrence of any event of default by TENANT, LANDLORD
at its option, may:

      a. terminate this Lease and all the interests of TENANT in the Demised
Premises by giving TENANT ten (10) days notice of termination, and TENANT shall
thereupon surrender the Demised Premises in the same condition and with the same
effect (except as to TENANT's continuing liability for damages) as if the full
term of this Lease had expired;

      b. with or without terminating this Lease, re-enter and repossess through
judicial proceedings the Demised Premises, or any part thereof, and relet, or
attempt to relet, any or all parts thereof upon such terms and conditions and to
such persons or entities, for such uses, and for such period or periods of time
as LANDLORD in its sole discretion, shall determine, including a term beyond the
original expiration date of this Lease. For the purpose of such reletting,
LANDLORD may make repairs, alterations, redecorations or additions to the
Demised Premises to the extent it determines the same to be desirable or
convenient, and the cost of such work shall be charged and payable by TENANT on
demand. However, LANDLORD shall not be responsible or liable for any failure to
relet the Demised Premises or any part thereof, or for any failure to collect
any rent upon such reletting;

      c. with or without terminating this Lease , accelerate on demand the due
date for the payment of all rent remaining to be paid from and after the
occurrence of the event of default to the expiration of the term of this Lease,
and such an amount shall be paid to LANDLORD on demand as liquidated damages for
TENANT's default, in addition to all sums due and unpaid as of the date of the
event of default. The termination of this Lease by LANDLORD shall not relieve
TENANT of its obligation to pay these sums to LANDLORD as liquidated damages;

      d. pay or perform for the account of TENANT any obligation or work to be
paid or done by TENANT pursuant to the provisions of this Lease which TENANT has
failed to pay or do, and LANDLORD may re-enter and repossess through judicial
proceedings such part of the

<PAGE>

Demised Premises as may be necessary to perform such work. TENANT shall pay to
LANDLORD on demand as additional rent the amount so paid by LANDLORD or expended
by LANDLORD to do the work or otherwise cure the default by TENANT, together
with interest on amounts expended at the rate of ten percent (10%) per annum.
Notwithstanding anything above requiring LANDLORD to give notice to TENANT as a
condition to the occurrence of an event of default, in an emergency where there
is an immediate threat to the Demised Premises unless payment is made or work
done, LANDLORD may pay or perform obligations on behalf of TENANT which TENANT
has failed to pay or perform after notice to TENANT as much in advance as
practicable under the circumstances prior to LANDLORD's payment or performance
on behalf of TENANT.

      13.3 Remedies Cumulative. Any and all rights and remedies which LANDLORD
may have under this Lease, and at law and equity, shall be cumulative and shall
not be deemed inconsistent with each other, and any two or more of such rights
and remedies may be exercised at the same time insofar as permitted by law.

      13.4 TENANT's Waivers. TENANT hereby waives the service of any notice of
intention to re-enter provided for in any statute, or of the institution of
legal proceedings for the purpose, and in addition waives any right of
redemption or re-entry or repossession, or to restore the operation of this
Lease if it is terminated or if TENANT is dispossessed by any judgment or by
warrant of any court or judge in the case of re-entry or repossession by
LANDLORD, or in the case of expiration of the term of this Lease. Tenant, in
addition, waives any and all benefits of any and all laws now or hereafter in
force or effect exempting property of TENANT from liability for rent or for
debt.

      TENANT waives the right to any notices to quit as may be specified in
N.J.S.A. 2A:18-61.4, as amended, and LANDLORD agrees to give TENANT sixty (60)
days prior notice to vacate.

<PAGE>

      13.5 Effect of Landlord's Actions. Neither the failure by LANDLORD to
insist upon the strict performance of any covenant, agreement or condition of
this Lease or to exercise any right or remedy with respect thereto, nor the
acceptance of any full or partial rental payment or other compensation payable
hereunder, shall constitute a waiver of the breach of any such covenant,
agreement or condition of this Lease. LANDLORD, notwithstanding any such failure
or acceptance of payment, shall have the right hereafter to insist upon the
strict performance by TENANT of any and all terms, covenants, agreements,
conditions and provisions of this Lease to be performed by TENANT. There shall
be no waiver of any term covenant, agreement, conditions and provision hereof
except by written agreement of the party to be charged with the waiver.

      13.6 Late Charge. In the event that any monthly installment of rent shall
become overdue for a period in excess of five (5) days, TENANT shall pay any
additional charge to defray the expenses incident to handling each such overdue
installment equivalent to five percent (5%) of each such overdue installment.
Such additional charge shall be due on demand and payable as additional rent and
acceptance by LANDLORD of any overdue installment of rent and such additional
charge shall not be construed as a waiver of TENANT's obligation to pay each
installment of rent on the first day of each calendar month as hereinabove set
forth.

                                   ARTICLE XIV

                            Miscellaneous Provisions
                            ------------------------

      14.1 TENANT shall not, without the prior written consent of LANDLORD,
which consent shall not be unreasonably withheld except as set forth below,
assign this Lease or sublet a portion of the Demised Premises, or mortgage,
pledge or encumber its leasehold interest created hereby (a "Pledge"). In the
event that LANDLORD consents to any assignment or subletting, TENANT shall
nevertheless remain liable for the performance of this Lease, and such consent
shall not be deemed to be consent to any further subletting or assignment.
TENANT agrees to pay LANDLORD, upon demand, the reasonable costs incurred by
LANDLORD in

<PAGE>

connection with any request by TENANT for LANDLORD to consent to any assignment,
subletting or pledge by TENANT. LANDLORD shall have the right to unreasonably
withhold its approval from any assignment or subletting in the event that the
assignee or sublessee is engaged in a business other than as a commercial bank.
If LANDLORD approves any assignment or subletting, LANDLORD shall receive all
profit from any subletting. Notwithstanding anything to the contrary contained
herein, in the event that there is a bank consolidation or takeover of Two River
Community Bank by another commercial bank, TENANT shall have the right to assign
the Lease to said commercial bank with the understanding that the assignee shall
assume all obligations under the Lease, including but not limited to, the
payment of rent.

      14.2 Notice from One Party to the Other. Any notice from LANDLORD to
TENANT or from TENANT to LANDLORD shall be deemed duly served if mailed by
express, registered or certified mail, return receipt requested, postage
prepaid, addressed, or if delivered by a nationally-recognized next day or
courier service, if to TENANT, at the original address of TENANT or such other
address as TENANT shall have last designated by notice in writing to LANDLORD,
and if to LANDLORD, at the original address of LANDLORD or such other address as
LANDLORD shall have last designated by notice in writing to TENANT. Any notice
shall be deemed effective when received.

      14.3 Recording. TENANT agrees not to record this Lease, but TENANT agrees
on request of the LANDLORD, to execute a Notice or short form of this Lease in a
recordable form in compliance with applicable statutes, and reasonably
satisfactory to LANDLORD's attorney. Any such document shall expressly state
that it is executed pursuant to the provisions contained in this Lease, and is
not intended to vary the terms and conditions of this Lease.

      14.4 Acts of God. In any case where either party hereto is required to do
any act, excluding the payment of rent or other sum required to be paid by
TENANT to LANDLORD hereunder, delays caused by or resulting from Acts of God,
war, civil commotion, fire or other casualty, labor difficulties, shortages of
labor, materials or equipment, government regulations,

<PAGE>

or other causes beyond such party's reasonable control shall not be counted in
determining the time during which work shall be completed, whether such time be
designated by a fixed date, a fixed time or "a reasonable time".

      14.5 Waiver of Subrogation. All insurance which is carried by either party
with respect to the Demised Premises, whether or not required, shall include
provisions which either designate the other party as one of the additional
insureds or deny to the insurer acquisition by subrogation of rights or recovery
against the other for loss or injury against which the waiving party is
protected by insurance carried by the other any right to participate in the
adjustment of loss or to receive insurance proceeds and agrees upon request
promptly to endorse and deliver to the other party any checks or other
instruments in payment of loss in which it is named as payee.

      14.6 No Accord and Satisfaction. No acceptance by LANDLORD of a lesser sum
than the rent of any other charges then due shall be deemed to be other than on
account of the earliest installment of such rent or charge due, nor shall any
endorsement or statement on any check or any letter accompanying any check or
payment as rent or other charge be deemed an accord and satisfaction, and
LANDLORD may accept such check or payment without prejudice to LANDLORD's right
to recover any balance of such installments or pursue any other remedy in this
Lease provided.

      14.7 Applicable Law and Construction. This Lease shall be governed by and
construed in accordance with the laws of the State of New Jersey, and if any
provisions of this Lease shall to any extent be invalid, the remainder of this
Lease shall not be affected thereby. There are no oral or written agreements
between LANDLORD and TENANT affecting this Lease. This lease may be amended only
by instruments in writing executed by LANDLORD and TENANT. LANDLORD shall not be
deemed in any way or for any purpose, to have become, by the execution of this
Lease or any action taken thereunder, a partner of TENANT in its business or
otherwise a joint venturer or member of any enterprise of TENANT. The titles of
the several Articles and Sections contained herein are for convenience of
reference only and shall not be

<PAGE>

considered in construing this Lease. Unless repugnant to the context, the words
"LANDLORD" and "TENANT" appearing in this Lease shall be construed to mean those
names above and their respective heirs, executors, administrators, successors
and assigns, and those claiming through or under them respectively.

      14.8 TENANT's Certificate. Tenant shall from time to time within ten (10)
days of any request by LANDLORD execute and deliver to LANDLORD a certificate in
form for recording stating that this Lease is in full force and effect, has not
been modified (or, if it has been modified, identifying the modification), that
to the best of TENANT's knowledge, no default exists on the part of either
LANDLORD or TENANT (or, if such a default does exist, specifying the default)
and specifying that date to which rent and other charges have been paid by
TENANT hereunder. It is intended that any purchaser or mortgagee of LANDLORD's
fee interest in the Demised Premises or any assignee of LANDLORD's interest in
this Lease may rely on such a certificate by TENANT.

      14.9 Limitation of Liability. The liability of LANDLORD, its members, and
successors of interest, under or with respect to this Lease, shall be strictly
limited to and enforceable only out of its or their interest in the Demised
Premises, and shall not be enforceable out of any other assets. In the event of
the voluntary or involuntary transfer of fee ownership of the Demised Premises,
LANDLORD shall be freed and relieved of all liability and obligation hereunder
which shall thereafter accrue and TENANT shall look solely to such successor in
interest for the performance of the covenants and obligations of the LANDLORD
hereunder which shall thereafter accrue. LANDLORD acknowledges that any sale or
other transfer of the Demised Premises shall be subject to the rights of TENANT
under this Lease. TENANT acknowledges that no mortgagee which shall succeed to
the interests of LANDLORD shall be liable for any previous act or omission of
the LANDLORD.

<PAGE>

                                   ARTICLE XV

                                   Common Area
                                   -----------

      15.1 Common Area. LANDLORD hereby grants to TENANT, in common with
LANDLORD and other tenants, with respective invitees and licensees, the right to
use the parking and public areas in the Property of which the Demised Premises
is a part, Subject to the conditions hereinafter provided. TENANT hereby agrees
that:

      a. LANDLORD may designate in the Property an area for TENANT's employee
parking.

      b. Said parking area will not be used for permanent garaging or overnight
parking.

      c. TENANT will conform with the reasonable rules and regulations of the
common areas as LANDLORD may adopt common for all other tenants (Exhibit "E")

      d. LANDLORD reserves the right to close any or all portions of the common
areas to such extent and for such time as is legally necessary to prevent a
dedication thereof or the accrual of any rights to any person or to the public
therein; and to make changes, additions, depletions, alterations or improvements
in and to said common areas, including methods of ingress to and egress from
such common areas, provided there shall be no obstruction of TENANT's rights of
ingress to and egress from the Demised Premises.

      15.2 Common Area Charges. LANDLORD shall operate, maintain and repair the
common areas for the Property. TENANT, for the common areas services to be
performed by LANDLORD, shall pay, as additional rent, on the first day of each
month, its proportionate share of LANDLORD's costs for the Common Area Services
commencing on the date of the beginning of the Initial Term and on each
successive anniversary thereof during the term of this Lease.

      15.3 Common Area Services. "Common Area Charges" shall mean in connection
with the operation and repair of the common area:

<PAGE>

      TENANT's proportionate share of the expenses of maintaining all common
areas including without limitation all costs and expenses of operating,
maintaining and repairing, cleaning, painting, striping, policing and securing
the Common Areas (including the cost of equipment and employment taxes); removal
of snow, ice, trash and debris; regulation of traffic; costs and expenses of
inspecting of machinery and equipment used in the operation and maintenance of
the common areas and personal property taxes and other charges incurred in
connection with such equipment; costs and expenses of repair of paving, curbs,
walkways, landscaping, drainage, pipes, ducts, conduits and similar items, and
lighting facilities; costs and expenses of planting, replanting and replacing
flowers, shrubbery and planters; costs and expenses incurred in the rental of
music program service and loudspeaker systems, including furnishing electricity
therefor; costs of water and sewer if not metered separately; and costs of
services, if any, furnished by the LANDLORD for non-exclusive use of all
tenants.

      15.4 Determination and Payment of Common Area Charges. TENANT'S
proportionate share of the Common Area Charges will be determined by using a
fraction, the numerator of which shall be the square footage of the Demised
Premises and the denominator of which shall be the total number of square feet
of gross floor area for all buildings that have a building permit on the
Property. Until that date TENANT shall pay a percentage of the Common Area
Charges that is proportionate to the amount of Common Area Services provided by
LANDLORD for the TENANT's use of the site. If no other improvements are
constructed on the property except for those improvements that are for the
TENANT's use, TENANT shall pay One Hundred Percent (100%) of the Common Area
Charges.

      The annual charge to TENANT for the first Lease year shall be an amount
estimated by LANDLORD. Within ninety (90) days after the end of each year,
LANDLORD may furnish to TENANT a statement of LANDLORD's costs of common area
services paid by LANDLORD during such period, and thereupon there shall be an
adjustment between LANDLORD and TENANT so that LANDLORD shall receive the entire
of TENANT's proportionate share and no

<PAGE>

more. If additional amounts are found to be due and owing LANDLORD, such amount
shall be payable by TENANT within twenty (20) days after the rendition of the
statement, and if amounts are found to be owing to TENANT, then TENANT shall be
entitled to a credit against its share of Common Area Charges for the ensuing
lease year. For the next ensuing lease year, TENANT's proportionate share of the
Common Area Charges shall be based upon such costs determined for immediately
preceding lease year which shall be adjusted as herein provided.

      The TENANT'S obligation to commence to pay the cost of its common area
services shall commence on the same date as the commencement of its obligation
to pay basic rent pursuant to the terms of this Lease.

                                   ARTICLE XVI

                                      Signs
                                      -----

      16.1 Signs. TENANT shall have the right to place signs, at its own
expense, upon the exterior of the Demised Premises identifying TENANT, provided
such signs comply with the local ordinances and regulations, are of a reasonable
size, content and color are not flashing or otherwise considered to be a
distraction or nuisance to third parties, and all such signs shall be subject to
the prior written approval of LANDLORD and shall be at TENANT's sole cost and
expense. It is the responsibility of TENANT to investigate the rules and
regulations of any and all appropriate governmental authorities governing sign
size and location and to obtain any necessary approval. LANDLORD may install a
monument for the shopping center or other signage. Said signage shall be at
locations designated by LANDLORD and shall be designed in accordance with
LANDLORD'S plans.

                                  ARTICLE XVII

                           Hazardous Waste Provisions
                           --------------------------

      17.1 Hazardous Waste. TENANT represents that its Standard Industrial
Classification is SIC 6159 and such number is presently exempt from the
Industrial Site Recovery Act as set forth in the N.J.S.A. et seq. ("ISRA").
TENANT covenants to maintain its exempt status for the

<PAGE>

term of this Lease or LANDLORD may terminate this Lease. TENANT shall
immediately notify LANDLORD of any change in its exempt status.

      TENANT shall, at TENANT'S own expense, comply with ISRA and the
regulations promulgated thereunder in the event of the closing, termination or
transfer of TENANT's operation at the premises. TENANT shall also provide all
information within TENANT's control requested by LANDLORD including a Letter of
Non-Applicability. In the event that ISRA compliance becomes necessary at the
premises due to any action or non-action on the part of the LANDLORD, then
LANDLORD shall comply with ISRA and all requirements of the NJDEP and TENANT
will cooperate in the execution of any documents required by LANDLORD or the
State of New Jersey.

                                  ARTICLE XVIII

                   Subordination and Non-Disturbance Agreement
                   -------------------------------------------

      18.1 Subordination and Non-Disturbance Agreement. The TENANT hereby
covenants and agrees to enter into a Subordination and Non- Disturbance
Agreement with LANDLORD, in form and substance satisfactory to LANDLORD in its
reasonable judgment, upon the request of Landlord and to execute such additional
agreements and documents from time to time as LANDLORD may request in connection
therewith.

                                   ARTICLE XIX

                          Regulatory Approval of Tenant
                          -----------------------------

      19.1 Regulatory Approval. The obligation of TENANT to comply with the
terms and conditions of this Lease are subject to the receipt by Tenant of
appropriate federal and state regulatory approvals for the operation of a branch
of its bank in the Demised Premises within ninety (90) days of the date hereof.
The Tenant shall use its best efforts to immediately apply for said federal and
state approvals and to diligently prosecute its approval applications. In the
event that the TENANT has not obtained said approvals within ninety (90) day
period, then the LANDLORD shall have the right to terminate this Lease, in which
event neither party shall have

<PAGE>

any further obligation to the other except as set forth below. In the event that
the TENANT is not successful in obtaining the above-described approvals, then
the TENANT hereby agrees to (i) immediately notify LANDLORD in writing of said
fact, (ii) reimburse the LANDLORD for all charges incurred by the LANDLORD,
including interest payments, points, (charged by its lender) and reasonable
attorneys' fees, in connection with the loan obtained by LANDLORD to construct
the Demised Premises and (iii) continue to pay the LANDLORD'S interest charges
for a period from the date on which the LANDLORD is notified that the TENANT has
not obtained said approvals until the earlier of: (i) the date on which the
LANDLORD signs a lease with another tenant for the Demised Premises; or (ii)
nine (9) months from the date on which the TENANT has notified the LANDLORD that
it has not obtained said approvals.

                                   ARTICLE XX

               Construction of Shopping Center/Office Development
               --------------------------------------------------

      20.1 Development Project. TENANT acknowledges that the LANDLORD may
undertake a development project on the land adjacent to and including the
Premises, which development project may consist of a +/- 28,000 sq. ft.
retail/office center and a +/- 6,000 square foot freestanding building as set
forth on Exhibit D or other permitted uses. The foregoing is for informational
purposes only. In no event shall LANDLORD be required to undertake any or all of
the development project.

      20.2 Cooperation in Project. TENANT agrees to cooperate with LANDLORD and
any construction personnel in connection with the development project including,
without limitation, allowing reasonable access onto the Demised Premises to
construction personnel in order to construct any improvements in connections
with the development project. In addition, TENANT shall not object to the
development project or any approvals required to be obtained by LANDLORD by any
governmental authority.

      20.3 Easements. LANDLORD hereby reserves the right to allow cross access
easements and/or right of ways among and between the properties to be used in
the development

<PAGE>

project if necessary or desirable for the construction, parking, and use of the
development project and its improvements.

                                   ARTICLE XXI

                                Security Deposit
                                ----------------

      21.1 Amount of Security Deposit. As security for the faithful performance
by TENANT of all of the terms of this Lease, TENANT will concurrently with the
execution and delivery of this Lease, deposit with LANDLORD the sum of SIX
THOUSAND THREE HUNDRED NINETY ONE AND 66/100 ($6,391.66) DOLLARS which equals
one month's rent and which shall herein be referred to as the Security Deposit,
which shall be returned to TENANT, without interest, thirty (30) days after the
day set forth for the expiration of the Term herein (notwithstanding the fact
that this Lease may be sooner terminated), provided, however, that TENANT has
fully and faithfully carried out all of the terms of this Lease. TENANT's
acceptance of the return of the Security Deposit shall constitute an absolute
release by TENANT of LANDLORD for and from any and all claims of any kind
arising out of this Lease. The security deposit shall be adjusted so that it
remains equal to one month's rent. LANDLORD shall have the right to apply any
part of the Security Deposit to cure any default of TENANT and if LANDLORD does
so, TENANT shall upon demand deposit with LANDLORD the amount so applied so that
LANDLORD shall have the full Security Deposit on hand at all times during the
Term of this Lease.

      21.2 Sale of Property. In the event of a sale of the Building or lease of
the land on which it stands, LANDLORD shall have the right to transfer the
Security Deposit to the vendee or lessee and the LANDLORD shall be considered
released by the TENANT from all liability for the return of the Security Deposit
and the TENANT shall look solely to the new LANDLORD for the return of the
Security Deposit and it is agreed that this shall apply to every transfer or
assignment made of the Security Deposit to a new LANDLORD. The Security Deposit
shall not be mortgaged, assigned or encumbered by TENANT. Any mortgagee of

<PAGE>

LANDLORD shall be relieved and released from any obligation to return the
Security Deposit in the event such mortgagee comes into possession of the
Demised Premises and/or the Building by reason of foreclosure of its mortgage or
any proceeding in lieu thereof.

      Insolvency of TENANT. In the event of the insolvency of TENANT, or other
proceeding described in Section 17.04 or in the event of the entry of a judgment
in bankruptcy in any court against TENANT which is not discharged within thirty
(30) days after entry, or in the event a petition is filed by or against TENANT
under any chapter of the bankruptcy laws of the State of New Jersey or the
United States of America, then in such event, LANDLORD may require the TENANT to
deposit security in an amount which in LANDLORD's sole judgment would be
sufficient to adequately assure TENANT's performance of all of its obligations
under this Lease including all payments subsequently accruing. Failure of TENANT
to deposit the security required by this Section within ten (10) days after
LANDLORD's written demand shall constitute a material breach of this Lease by
TENANT.

                                  ARTICLE XXII

                                 Option to Renew
                                 ---------------

      22.1 Option to Renew. Tenant has the option, at the end of the term,
provided Tenant is not in default under the Lease, to renew this Lease for two
(2) additional five (5) year renewal terms. The Base Rent during each term shall
be as follows:

                      MONTHLY         MONTHLY        MONTHLY         YEARLY
                      BUILDING        DRIVE THRU     TOTAL           TOTAL
                      --------        ----------     -----           -----

FIRST RENEWAL:
YEARS 16-20           $  8,596.25     $  1,547.33    $ 10,143.58     $121,722.90

SECOND RENEWAL:
YEARS 21-25           $ 10,315.50     $  1,856.79    $ 12,172.29     $146,067.48

      The rent shall be payable as provided in accordance with the Lease. TENANT
shall notify the LANDLORD in writing at least .one hundred twenty (120) days
prior to the expiration of the term and the first renewal term of TENANT's
desire to renew the Lease.

<PAGE>

                                  ARTICLE XXIII

                                Special Provision
                                -----------------

      23.1 Additional Lending Facilities. Landlord agrees that no other bank,
lending institution, credit unions or ATM's will be permitted on the site during
the term of this Lease, unless TENANT subleases or assigns this Lease to a
tenant that is not a commercial bank pursuant to Section 14.1.

      IN WITNESS WHEREOF, the parties hereto have caused this Lease to be
executed the day and year first above written.

                                         LANDLORD:

WITNESS:                                 ASBURY AVENUE EAST, L.L.C.

/s/ Doug Sitar                           By: /s/ William Sitar
-----------------------------                -----------------------------------
Doug Sitar                                   William Sitar, Managing Member

                                         TENANT:

/s/ Michael J. Gormley                   TWO RIVER COMMUNITY BANK
-----------------------------
SVP
                                         By: /s/ Barry B. Davall, President
                                             -----------------------------------
                                                 Barry B. Davall, President

<PAGE>

                                   EXHIBIT "A"

                                 MATCH EXISTING

                                      [MAP]

<PAGE>

                                   EXHIBIT "B"

                            Plans and Specifications

Landlord shall perform the following work:

Construction of a +/- 2,500 square foot building with +/-900 square foot three
lane drive- up window and a pass thru lane.

            o     All footings, foundation and structural work for the facility.

            o     The building skin consisting of a metal stud exterior with a
                  brick facade.

            o     Wood truss roof with Timberline shingles throughout.

            o     The drive-thru structure in its entirety.

            o     The interior face of the exterior walls to be insulated and
                  sheet-rocked, taped and spackled

            o     Two bathrooms complete.

            o     Sprinkler mains.

            o     HVAC equipment with no distribution.

            o     Electrical service to panel box at interior of the building.

            o     All required entrances, doors, frames, hardware and
                  curtainwall.

<PAGE>

                                   EXHIBIT "C"

                                ANNUAL BASE RENT*
                                ----------------

<TABLE>
<CAPTION>
                                                                MONTHLY                                            YEARLY
                                      MONTHLY                    TOTAL                   YEARLY                     TOTAL
                                      -------                    -----                   ------                     -----

                            Building         Drive Thru                        Building         Drive Thru       Yearly Total
                            --------         ----------                        --------         ----------       ------------
<S>                         <C>              <C>              <C>              <C>              <C>              <C>
1 Commencement of           $  5,416.66      $    975.00      $  6,391.66      $ 65,000.00      $ 11,700.00      $ 76,700.00
   Initial Term-Year 5
2 Years 6- 10               $  6,229.17      $  1,121.25      $  7,350.42      $ 74,750.00      $ 13,455.00      $ 88,205.00
3 Years 11- 15              $  7,163.54      $  1,289.44      $  8,452.98      $ 85,962.50      $ 15,473.25      $101,435.75
</TABLE>

*     The above rent is solely the Base Rent and does not include the additional
      rent, such as taxes, CAM and any other additional rent, which shall be
      payable in accordance with the Lease.

                                      - 1 -
<PAGE>

                                   EXHIBIT "D"

                                      [MAP]

                                      - 1 -
<PAGE>

                                   EXHIBIT "E"

                              RULES AND REGULATIONS
                              ---------------------

1. All loading and unloading shall be done only in the areas and through the
entrances designated for such purposes by Landlord.

2. No aerial or any other device shall be erected on the roof or exterior walls
of the Demised Premises, or on the grounds without in each instance, the written
consent of the Landlord. Any aerial so installed without such written consent
shall be subject to removal by the Landlord, its agents or representatives
without notice at any time and at the sole cost and expense of Tenant. In
addition, Tenant shall use Landlord's roofer, at its sole cost and expense, in
conjunction with Tenant's installation of all devices erected on the roof.

3. No loudspeakers, televisions, radios or other devices shall be used in a
manner so as to be heard or seen outside of the Demised Premises without the
prior written consent of the Landlord.

4. Tenant shall keep the Demised Premises at a temperature sufficiently high to
prevent freezing of water pipes and fixtures.

5. Tenant shall, at Tenant's costs, contract the services of an exterminator on
a monthly basis or whenever deemed necessary by the Landlord.

6. Tenant is not permitted to use any space heaters, including but not limited
to kerosene, propane or electric.

7. The plumbing facilities shall not be used for any other purpose than that for
which they were constructed, and no foreign substance of any kind shall be
thrown therein, and the expense of any breakage, stoppage, or damage resulting
from a violation of this provision shall be borne by Tenant, who shall, or whose
employees, agents or invitees shall, have caused it.

8. Tenant shall promptly comply with all laws, orders, directions, rules and
requirements of governmental authorities and cognizant insurance carriers.

9. Maintain the rental space and all equipment within it in good repair and
appearance, and in neat, clean, safe and sanitary condition free of all garbage,
papers, and trash.

10. Use all electric, plumbing and other facilities in the Demised Premises
safely.

11. Promptly notify Landlord when there are conditions that require repair by
Landlord.

12. Comply with all rules and regulations made by Landlord from time to time,
respecting the delivery or shipment of merchandise, supplies, and fixtures to
and from the Demised Premises.

13. Immediately notify Landlord of any accident, fire or damage occurring to the
Demised Premises.

14. Do anything or permit anything to be done which tends to destroy the peace
and quiet of the Landlord, invitees or persons in the neighborhood.

15. Use or operate any equipment that in the Landlord's sole judgment is or may
be harmful to the Demised Premises or the Building of which the Demised Premises
is a part.

16. Conduct any auction, fire sale, bankruptcy sale, going-out-of-business sale,
or lost-our-lease sale, in or about the Demised Premises.

17. On a daily schedule, keep the sidewalks and outside adjacent areas to the
Demised Premises clear of debris, ice and snow.

<PAGE>

18. The Building is a smoke-free environment. There shall be no smoking
permitted anywhere in the building within and including common areas, bathrooms,
hallways, stairwells and lobbies. Smoking is not permitted anywhere within the
Tenant's Premises.

19. When electrical wiring of any kind is introduced, it must be connected as
directed by Landlord, and no stringing or cutting of wires will be allowed,
except with the prior written consent of Landlord, and shall be done only by
contractors approved by Landlord.

20. Landlord shall have the right to prescribe the weight, size and position of
all safes and other bulky or heavy equipment, massed files and all freight
brought into the Building by Tenant, and also the times of moving the same in
and out of the Building. All such moving must be done under the supervision of
the Landlord. Landlord will not be responsible for loss of or damage to any such
equipment or freight from any cause; but all damage done to the Building by
moving or maintaining any such equipment or freight shall be repaired at the
expense of the Tenant. All safes shall stand on a base of such size as shall be
designated by the Landlord. The Landlord reserves the right to inspect all
freight to be brought into the Building, and to exclude from the Building all
freight which violates any of these Rules and Regulations, or violates the
Lease, of which these Rules and Regulations are a part. Tenant shall provide the
Landlord with ten (10) days written notice prior to the positioning or
installation of any item requiring Landlord's attention under this paragraph.

21. Failure of Tenant to comply with these Rules and Regulations constitutes a
Default under this Lease. After giving Tenant notice of such Default and an
opportunity to cure the same within the time provided by this Lease, Landlord
may (in addition to pursuing any other remedies available to Landlord under this
Lease) take the action necessary to cure the Default at Tenant's expense. Tenant
shall pay each such bill, as Additional Rent, within ten (10) days after
Landlord gives Tenant notice of the amount due.

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