Document:

Exhibit
10.99

 

FOURTH
AMENDMENT TO OFFICE LEASE

 

This
Fourth Amendment to Office Lease (the “Fourth Amendment”), dated September 11, 2003, is made
by and between BRIGHTON ENTERPRISES, LLC, a California limited liability
company (“Landlord”), with offices at 808 Wilshire Boulevard, Suite 200,
Santa Monica, California 90401, and KENNEDY-WILSON, INC. a Delaware corporation
(“Tenant”), with offices at 9601 Wilshire Boulevard, Suite 220, Beverly
Hills, California 90210.

 

WHEREAS,

 

A.            Wilshire-Camden Associates, a California limited
partnership (“Wilshire-Camden”), Landlord’s predecessor-in-interest, pursuant
to the provisions of that certain written Office Lease, dated August 19,
1998, as amended by that certain First Amendment to Lease (Expansion) dated March 5,
1999, that certain Second Amendment to Lease (Expansion) dated June 2,
1999, and that certain Termination Agreement dated October 19, 1999,
leased to Tenant, and Tenant leased from Wilshire- Camden space in the property
located at 9601 Wilshire Boulevard, Beverly Hills, California 90210 (the “Building”),
commonly known as Suite 200 (the entire second floor), and Suite GL-
I 5A/GL-9 (the “Original Premises”);

 

B.            Pursuant to that certain Third Amendment to Office Lease
between Landlord and Tenant dated December 20, 2002 (the “Third Amendment”
which document together with the documents described in Recital A above shall
be collectively referred to as the “Lease”), Tenant (i) shall temporarily
return the Construction Area for Landlord to complete certain tenant
improvements within the Construction Area, (ii) surrender Suite GL-15A/GL-9,
(iii) continue to occupy the Suite 200 Portion until the substantial
completion of the tenant improvements in the Construction Area, (iv) surrender
the Suite 200 Portion upon the substantial completion of the tenant
improvements within the Construction Area, and re-occupy of the Construction
Area subsequently renamed as Suite 220;

 

C.            The provisions of the Third Amendment to Lease specify
that the Suite 220 would be re- measured upon substantial completion of
the Suite 220 Improvements, and that the Suite 220 Effective Date
shall be the first Monday after the date Landlord substantially completes the Suite 220
Improvements;

 

D.            The Improvements for Suite 220 were completed on June 13,
2003;

 

NOW,
THEREFORE, in consideration of the covenants and provisions contained herein, and
other good and valuable consideration, the sufficiency of which Landlord and
Tenant hereby acknowledge, Landlord and Tenant agree:

 

1.             Confirmation
of Defined Terms.
Unless modified herein, all terms previously defined and capitalized in the
Lease, as amended shall hold the same meaning for the purposes of this Fourth
Amendment.

 

2.             Confirmation of Usable Area of Suite 220.
As of the Suite 220 Effective Date:

 

(i)            the revised Usable Area of Suite 220
is hereby confirmed to be 9,731 square feet;

 

(ii)           Tenant’s Percentage Share of Property
Taxes and Operating Expenses is hereby confirmed to be three point sixty-seven
percent (3.67%), derived 

 

 

by dividing the Usable Area of Suite 220 (approximately 9,731
square feet) by the Usable Area of the Building (approximately 265,105 square
feet); and

 

(iii)          Tenant’s Parking Allotment shall be
twenty-nine (29) unreserved permits and two (2) reserved permits for a
total of thirty-one (31) permits.

 

3.             Confirmation
of Suite 220 Effective Date and Suite 220 Term. The Suite 220 Effective Date is
hereby confirmed to be June 16, 2003 and the Suite 220 Term is hereby
confirmed from and including June 16, 2003 to and including June 30,
2010.

 

4.             Revision
in Monthly Base Rent. Tenant acknowledges and agrees commencing June 16, 2003 and
continuing through June 30, 2004, the Base Rent payable by Tenant for Suite 220
shall be $39,425.10 per month. Furthermore, as of the Suite 220 Effective
Date, the provisions of Paragraph 5.2 of the Third Amendment are hereby deleted
in their entirety, and replaced in lieu thereof, with the following:

 

“5.2 Suite 220.
(a) Commencing
on July 1, 2004 and continuing through June 30, 2005, the Base Rent payable
by Tenant for Suite 220 shall increase from $39,425.10 per month to
$40,607.85 per month.

 

(a)           Commencing on July 1, 2005 and
continuing through June 30, 2006, the Base Rent payable by Tenant for Suite 220
shall increase from $40,607.85 per month to $41,826.09 per month.

 

(b)           Commencing on July I, 2006 and
continuing through June 30, 2007, the Base Rent payable by Tenant for Suite 220
shall increase from $41,826.09 per month to $43,080.87 per month.

 

(c)           Commencing on July 1, 2007 and
continuing through June 30, 2008, the Base Rent payable by Tenant for Suite 220
shall increase from $43,080.87 per month to $44,373.30 per month.

 

(d)           Commencing on July 1, 2008 and
continuing through June 30, 2009, the Base Rent payable by Tenant for Suite 220
shall increase from $44,373.30 per month to $45,704.50 per month.

 

(e)           Commencing on July 1, 2009 and
continuing throughout the remainder of the Suite 220 Term, the Base Rent
payable by Tenant for Suite 220 shall increase from $45,704.50 per month
to $47,075.64 per month.”

 

Notwithstanding
the foregoing, Tenant shall be entitled to a rent abatement of fifty percent
(50%) of the Base Rent due for Suite 220 for the months of July 2003,
August 2003, July 2004 and August 2004.

 

5.             Acceptance
of Suite 220.
Tenant acknowledges and agrees that Landlord has completed the Improvements for
which Landlord was obligated under Exhibit B-1 to the Third 

 

2

 

Amendment to the Lease to Tenant’s satisfaction, and,
as of the Suite 220 Effective Date, Suite 220 was in good order and
repair.

 

6.             Warranty
of Authority. If
Landlord or Tenant signs as a corporation, limited liability company or a
partnership, each of the persons executing this Fourth Amendment on behalf of
Landlord or Tenant hereby covenants and warrants that the entity executing
herein below is a duly authorized and existing entity that is qualified to do
business in California; that the person(s) signing on behalf of either
Landlord or Tenant have full right and authority to enter into this Fourth
Amendment; and that each and every person signing on behalf of either Landlord
or Tenant are authorized in writing to do

SO.

 

7.             Broker
Representation.
Landlord and Tenant represent to one another that it has dealt with no broker in
connection with this Fourth Amendment other than Douglas, Emmett and Company
and Kennedy-Wilson Properties, Ltd. Landlord and Tenant shall hold one another
harmless from and against any and all liability, loss, damage, expense, claim,
action, demand, suit or obligation arising out of or relating to a breach by
the indemnifying party of such representation. Landlord agrees to pay all
commissions due to the brokers listed above created by Tenant’s execution of
this Fourth Amendment.

 

8.             Successors
and Heirs. The
provisions of this Fourth Amendment shall inure to the benefit of Landlord’s
and Tenant’s respective successors, assigns, heirs and all persons claiming by,
through or under them.

 

9.             Confidentiality. Landlord and Tenant agree that the
covenants and provisions of this Fourth Amendment shall not be divulged to
anyone not directly involved in the management, administration, ownership,
lending against, or subleasing of the Expansion Space, other than Tenant’s or
Landlord’s counsel-of-record or leasing or sub-leasing broker of record.

 

10.          Disclosure. Landlord and Tenant acknowledge that
principals of Landlord have a financial interest in Douglas Emmett Realty
Advisors, Douglas Emmett and Company, and P.L.E. Builders.

 

11.          Governing
Law. The
provisions of this Fourth Amendment shall be governed by the laws of the State
of California.

 

12.          Reaffirmation. Landlord and Tenant acknowledge and
agree that the Lease, as amended herein, constitutes the entire agreement by
and between Landlord and Tenant relating to the Expansion Space, and supersedes
any and all other agreements written or oral between the parties hereto.
Furthermore, except as modified herein, all other covenants and provisions of
the Lease shall remain unmodified and in full force and effect.

 

13.          Submission
of Document. No
expanded contractual or other rights shall exist between Landlord and Tenant
with respect to the Premises, as contemplated under this Fourth Amendment,
until both Landlord and Tenant have executed and delivered this Fourth Amendment,
whether or not any additional rental or security deposits have been received by
Landlord, and notwithstanding that Landlord has delivered to Tenant an
unexecuted copy of this Fourth Amendment.

 

3

 

14.          Conflict. If ay conflict exists between the terms
or provisions of the Lease and terms or provisions of this Fourth Amendment,
the terms and provisions of this Fourth Amendment shall govern and control.

 

IN
WITNESS WHEREOF, Landlord and Tenant have duly executed this document as of the
day and year written below.

 

	
  LANDLORD:

  	
   

  	
  TENANT:

  
	
   

  	
   

  	
   

  
	
  BRIGHTON ENTERPRISES,
  LLC

  	
   

  	
  KENNEDY-WILSON, INC.

  
	
  a California limited
  liability company

  	
   

  	
  a Delaware corporation

  
	
   

  	
   

  	
   

  
	
  By:

  	
  DOUGLAS EMMETT AND
  COMPANY,

  	
   

  	
   

  
	
   

  	
  a California corporation,

  	
   

  	
   

  
	
   

  	
  its agent

  	
   

  	
   

  
	
   

  	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
  /s/ Michael J. Means

  	
   

  	
  By:

  	
  /s/ Mary L. Ricks

  
	
   

  	
  Michael J. Means, Vice
  President

  	
   

  	
  Name:

  	
  Mary L.Ricks

  
	
   

  	
   

  	
  Its:

  	
  Vice President

  
	
   

  	
   

  	
   

  
	
  Dated :

  	
   

  	
   

  	
  Dated :

  	
   

  

 

4Exhibit
10.100

 

FIFTH AMENDMENT TO OFFICE
LEASE

 

This
Fifth Amendment to Office Lease (the “Fifth Amendment”), dated January 27, 2006, is made by
and between DOUGLAS EMMETT 2000, LLC, a Delaware limited liability company,
successor in interest to Brighton Enterprises, LLC, a California limited
liability company (“Landlord”), with offices at 808 Wilshire Boulevard, Suite 200,
Santa Monica, California 90401, and KENNEDY- WILSON, INC. a Delaware
corporation (“Tenant”), with offices at 9601 Wilshire Boulevard, Suite 220,
Beverly Hills, California 90210.

 

WHEREAS,

 

A.            Wilshire-Camden
Associates, a California limited partnership (“Wilshire-Camden”), Landlord’s
predecessor-in-interest, pursuant to the provisions of that certain written
Office Lease, dated August 19, 1998, as amended by that certain First
Amendment to Lease (Expansion) dated March 5, 1999, that certain Second
Amendment to Lease (Expansion) dated June 2, 1999, and that certain
Termination Agreement dated October 19, 1999 (collectively the “Original
Lease”), leased to Tenant, and Tenant leased from Wilshire-Camden space in the
property located at 9601 Wilshire Boulevard, Beverly Hills, California 90210
(the “Building”), commonly known as Suite 200 (the entire second floor),
and Suite GL-15A/GL-9 (the “Original Premises”);

 

B.            Pursuant
to that certain Third Amendment to Office Lease between Landlord’s
predecessor-in-interest and Tenant dated December 20, 2002 (the “Third
Amendment”), as amended by that certain Fourth Amendment to Office Lease dated September 11,
2003 (the “Fourth Amendment”), Tenant reduced its occupancy in the Building to
a portion of Suite 200 renamed as Suite 220 (the “Existing Premises”),
and extended the term of the Lease to expire on June 30, 2010 (the “Termination
Date”);

 

C.            The
Original Lease, the Third Amendment and the Fourth Amendment shall be
collectively referred to herein as the “Lease”);

 

D.            On
or about January 20, 2006, DOUGLAS EMMETT 2000, LLC, a Delaware limited
liability company acquired Brighton Enterprises, LLC, a California limited
liability company’s right title and interest in the Lease;

 

E.             Tenant wishes to expand its occupancy within the
Building to include additional office space adjacent to the Existing Premises
in the Building, commonly known as a portion of Suite 270 (the “Expansion
Premises”), as shown on Exhibit A-I, which expansion Landlord has
conditionally permitted, contingent upon Tenant’s acceptance of and compliance
with the provisions of this Fifth Amendment; and

 

F.             Landlord and Tenant, for their mutual benefit, wish to
revise certain other covenants and provisions of the Lease;

 

NOW,
THEREFORE, in
consideration of the covenants and provisions contained herein, and other good
and valuable consideration, the sufficiency of which Landlord and Tenant hereby
acknowledge, Landlord and Tenant agree:

 

 

1.                                      Confirmation of Defined Terms. Unless modified herein, all terms
previously defined and capitalized in the Lease, as amended shall hold the same
meaning for the purposes of this Fifth Amendment.

 

2.                                      Expansion Date and Expansion
Term. The
expansion contemplated hereunder shall be effective the next business day after
the date Landlord substantially completes the improvements contemplated under
Paragraph 11.1 below (the “Expansion Date”), and continue for such period of
time, co-terminus with the term of the Lease for the Existing Premises, the
Termination Date, unless sooner terminated (the “Expansion Term”). For the
purposes of establishing the Expansion Date, substantial completion shall be
defined as that point in the construction process when all of the Landlord’s
Work to be performed under Paragraph 11.1 below has been completed in such a
manner that Tenant could, if it took possession of the Expansion Premises,
enjoy beneficial occupancy thereof. Tenant’s taking delivery of keys to the
Expansion Premises shall constitute Tenant’s acknowledgment that Landlord has
substantially completed the Landlord’s Work, and that the Expansion Premises is
in good condition and order. The anticipated Expansion Date is January 15,
2006. Landlord and Tenant shall promptly execute an amendment to the Lease (the
“Sixth Amendment”), confirming the finalized Expansion Date, and Expansion
Term, as soon as they are confirmed.

 

If for
any reason (including Landlord’s inability to complete the Landlord’s Work
called for hereunder) Landlord is unable to deliver possession of the Expansion
Premises to Tenant on the anticipated Expansion Date, this Lease shall not be
void or voidable, nor shall Landlord be liable to Tenant for any damage
resulting from Landlord’s inability to deliver such possession.. However,
solely with respect to the Expansion Premises, Tenant shall not be obligated to
pay any increase in the Base Rent or Additional Rent, as called for hereunder
with respect to the Expansion Premises, until the Expansion Date (as defined
and confirmed in this paragraph). Except for such delay in the commencement of
Rent, Landlord’s failure to give possession of the Expansion Premises on the
anticipated Expansion Date shall in no way affect Tenant’s obligations
hereunder.

 

If
possession of the Expansion Premises is not tendered by Landlord within one
hundred twenty (120) days after the anticipated Expansion Date, then Tenant
shall have the right to terminate the provisions of this Fifth Amendment with
respect to the Expansion Premises only by giving written notice to Landlord
within ten (10) days after such failure. If such notice of termination is
not given by Tenant within said ten (10) day period, then the provisions
of this Fifth Amendment shall continue in full force and effect.

 

If due
to “Force Majeure” (as defined in Lease Section 27.04), Landlord is unable
to tender possession of the Expansion Premises within one hundred fifty (150)
days after the anticipated Expansion Date, then this Fifth Amendment with
respect to the Expansion Premises only, and the rights and obligations of
Landlord and Tenant hereunder, shall terminate automatically, without further
documentation being required.

 

2

 

3.                                      Expansion of Premises. As of the Expansion Date, the definition
of the Premises shall be revised to include both the Existing Premises and the
Expansion Premises, and wherever in the Lease the word “Premises” or “Suite 220”
is found, it shall thereafter refer to both the Existing Premises and the
Expansion Premises together, as if the same had been originally included in
said Lease, except to the extent of the certain provisions in this Fifth
Amendment which shall continue to exclusively apply to the Expansion Premises
for the duration of the Expansion Term, as extended.

 

As of
the Expansion Date, the Usable Area of the Existing Premises shall increase by
approximately 1,013 square feet from approximately 9,731 square feet to
approximately 10,744 square feet and the Rentable Area of the Existing Premises
shall increase by approximately 1,221 square feet from approximately 11,947
square feet to approximately 13,168 square feet.

 

4.                                      Measurement of Expansion
Premises.
Landlord and Tenant agree that the Usable Area of the Expansion Space has been
measured according to the June, 1996 standards published by the Building Owners’
and Managers’ Association (“BOMA”), and that Landlord is utilizing a deemed
loss factor of 20.53% to compute the Rentable Area of the Expansion Space.
Rentable Area herein is calculated as 1.2053 times the estimated Usable Area,
regardless of what the actual square footage of the common areas of the
Building may be, and whether or not they are more or less than 20.53% of the
total estimated Usable Area of the Building. The purpose of this calculation is
solely to provide a general basis for comparison and pricing of this space in
relation to other spaces in the market area.

 

5.                                      Revision to Base Rent. Commencing on the Expansion Date and continuing
through June 30, 2006, the monthly installment of Base Rent payable by
Tenant for the Expansion Premises shall be $4,395.60 per month.

 

Commencing
on July 1, 2006 and continuing through June 30, 2007, the monthly
installment of Base Rent payable by Tenant for the Expansion Premises shall
increase from $4,395.60 per month to $4,527.47 per month.

 

Commencing
on July 1, 2007 and continuing through June 30, 2008, the monthly
installment of Base Rent payable by Tenant for the Expansion Premises shall increase
from $4,527.47 per month to $4,663.29 per month.

 

Commencing
on July 1, 2008 and continuing through June 30, 2009, the monthly
installment of Base Rent payable by Tenant for the Expansion Premises shall
increase from $4,663.29 per month to $4,803.19 per month.

 

Commencing
on July 1, 2009 and continuing and continuing throughout the remainder of
the Expansion Term, the monthly installment of Base Rent payable by Tenant for
the Expansion Premises shall increase from $4,803.19 per month to $4,947.29 per
month.

 

3

 

6.                                      Revision to Base Year. As of the Expansion Date, the Base Year
for Tenant’s payment of increases in Property Taxes and Operating Expenses,
solely as it relates to the Expansion Premises, shall be calendar year 2006.

 

7.                                      Revision to Tenant’s Percentage
Share. Tenant’s
Percentage Share of increases in Property Taxes and Operating Expenses over the
Base Year, solely as it relates to the Expansion Premises, shall be 0.46%.

 

8.                                      Increase in Security Deposit. Landlord
acknowledges that it currently holds the sum of $47,284.47 as a Security
Deposit under the Lease, which amount Landlord shall continue to hold
throughout the term for the Existing Premises and Expansion Term, unless
otherwise applied pursuant to the provisions of the Lease. Concurrent with
Tenant’s execution and tendering to Landlord of this Fifth Amendment, Tenant
shall tender the sum of $4,947.29, which amount Landlord shall add to the
Security Deposit already held by Landlord, so that thereafter, throughout the
term for the Existing Premises and Expansion Term, provided the same is not
otherwise applied, Landlord shall hold a total of $52,231.76 as a Security
Deposit on behalf of Tenant. ·

 

9.                                      Intentionally Omitted.

 

10.                               Parking. As of the Expansion Date, Tenant
is entitled to purchase an additional three (3) unreserved parking permits
pursuant to the Lease and at the prevailing monthly Building parking rates then
in effect, which monthly rates may change from time to time, in Landlord’s sole
discretion.

 

11.                               Acceptance of Premises. Tenant
acknowledges that (i) it has been in possession of the Existing Premises
for over two (2) years, and (ii) to the best of Tenant’s knowledge,
as of the date hereof, it has no claim against Landlord in connection with the
Existing Premises or the Lease. Tenant has made its own inspection of and
inquiries regarding the Expansion Premises, which is already unproved.
Therefore, except to the extent of the Landlord’s Work to be performed by
Landlord’s contractor pursuant to Paragraph 11.1 below, Tenant accepts the
Expansion Premises in its “as-is” condition. Tenant further acknowledges that
Landlord has made no currently effective representation or warranty, express or
implied regarding the condition, suitability or usability of the Existing
Premises, Expansion Premises or the Building for the purposes intended by
Tenant.

 

11.1                        Tenant Improvements-Expansion
Premises. Prior
to the Expansion Date, (and concurrent with Tenant’s occupancy of the Existing
Premises which shall not entitle Tenant to any set-off or rent abatement for
the Existing Premises), Landlord agrees to perform the following improvements
in the Expansion Premises, at Landlord’s sole expense (the “Landlord’s Work”):

 

(a)                                  Demolish and remove three (3) walls,
in the area indicated on Exhibit B attached hereto and incorporated
herein;

 

(b)                                 Repaint the interior wails previously
painted, using Building standard materials and a maximum of two coats of paint previously
selected by Tenant; and

 

(c)                                  Replace the carpeting, base molding and
padding (only if the padding is deteriorated), using Building standard
materials previously selected by Tenant (collectively the “Landlord’s Work”).

 

4

 

If
Tenant elects to make any other improvements to the Premises during the
Expansion Term or the term for the Existing Premises, the same shall be
considered an “Alteration”, to be completed by Tenant, at Tenant’s sole
expense, pursuant to the provisions of the Lease, Article 9, Section 9.01.

 

12.                               Option to Extend the Expansion Term.

 

12.1                        Paragraph 12.1. Option to Extend Expansion Term.

 

12.2                        Option to Extend Term. Provided Tenant is not in material
default after the expiration of notice and the opportunity to cure on the date
or at any time during the remainder of the Expansion Term after Tenant gives
notice to Landlord of Tenant’s intent to exercise its rights pursuant to this
Paragraph 12, Tenant is given the option to extend the term for an additional
Five (5) year period (the “Suite 270-Extended Term”), commencing the
next calendar day after the expiration of the Expansion Term (the “Suite 270-Option”).
The Suite 270-Option shall apply only to the entirety of the Expansion
Premises, and Tenant shall have no right to exercise the Suite 270-Option
as to only a portion of the Expansion, Premises. Further the Suite 270-
Option is separately exercisable by Tenant from the Option to Extend the Suite 220
Term as set forth in Paragraph 12 of the Third Amendment, and intended to apply
only to the Expansion Premises.

 

Tenant’s
exercise of this Suite 270-Option is contingent upon Tenant giving written
notice to Landlord (the “Suite 270-Option Notice”) of Tenant’s election to
exercise its rights pursuant to this Suite 270-Option by Certified Mail,
Return Receipt Requested, no more than twelve (12) and no less than nine (9) months
prior to the Termination Date.

 

12.3                        Monthly Base Rent Payable. The Base Rent payable by Tenant during
the Suite 270- Extended Term (“Suite 270-Option Rent”) shall be equal
to the Fair Market Value of the Expansion Premises as of the commencement date
of the Suite 270-Extended Term. The term “Fair Market Value” shall be
defined as the effective rent reasonably achievable by Landlord, and shall
include but not be limited to, all economic benefits obtainable by Landlord,
such as monthly Base Rent (including periodic adjustments), Additional Rent in
the form of Operating Expense reimbursements, and any and all other monetary or
non-monetary consideration that may be given in the market place to a
non-renewal tenant, as is chargeable for a similar use of comparable space in
the Beverly Hills area of the Expansion Premises. Said computation shall
specifically be based on the Expansion Premises in its “as-is” condition.

 

Landlord
and Tenant shall have thirty (30) days (the “Suite 270-Negotiation Period”)
after Landlord receives the Suite 270-Option Notice in which to agree on
the Fair Market Value. If Landlord and Tenant agree on the Fair Market Value
during the Suite 270-Negotiation Period, they shall immediately execute an
amendment to the Lease extending the Expansion Term and stating the Fair Market
Value.

 

12.4                        Appraisers to Set Fixed Rent. If Landlord
and Tenant are unable to agree on the Fair Market Value during the Suite 270-Negotiation
Period, then:

 

(a)                                  Landlord and Tenant, each at its own
cost, shall select an independent real estate appraiser with at least ten (10) years
full-time commercial appraisal experience in the area in which the Expansion
Premises are located, and shall provide written notice to the other party of
the identity and address of the appraiser so appointed. 

 

5

 

Landlord and Tenant shall make such selection within ten (10) days
after the expiration of the Suite 270-Negotiation Period.

 

(b)                                 Within thirty (30) days of having been
appointed to do so (the “Suite 270-Appraisal Period”), the two (2) appraisers
so appointed shall meet and set the Fair Market Value for the Suite 270-Extended
Term. In setting the Fair Market Value, the appraisers shall solely consider
the use of the Expansion Premises for general office purposes.

 

12.5                        Failure by Appraisers to Set Fair
Market Value. If
the two (2) appointed appraisers are unable to agree on the Fair Market
Value within ten (10) days after expiration of the Suite 270-
Appraisal Period, they shall elect a third appraiser of like or better
qualifications, and who has not previously acted in any capacity far either Landlord
or Tenant. Landlord and Tenant shall each bear one half of the costs of the
third appraiser’s fee.

 

Within
thirty (30) days after the selection of the third appraiser (the “Second Suite 270-
Appraisal Period”) the Fair Market Value for the Suite 270-Extended Term
shall be set by a majority of the appraisers now appointed.

 

If a
majority of the appraisers are unable to set the Fair Market Value within the
Second Suite 270-Appraisal Period, the three (3) appraisers shall individually
render separate appraisals of the Fair Market Value, and their three (3) appraisals
shall be added together, then divided by three (3); resulting in an average of
the appraisals, which shall be the Fair Market Value during the Suite 270-Extended
Term.

 

However,
if the Low appraisal or high appraisal varies by more than ten percent (10%)
from the middle appraisal, then one (1) or both shall be disregarded. If
only one (1) appraisal is disregarded, the remaining two (2) appraisals
shall be added together and their total divided by two (2), and the resulting
average shall he the Fair Market Value. If both the low and high appraisal are
disregarded, the middle appraisal shall be the Fair Market Value for the
Expansion Premises during the Suite 270-Extended Term. The appraisers shall
immediately notify Landlord and Tenant of the Fair Market Value so established,
and Landlord and Tenant shall immediately execute an amendment to the Lease,
extending the Term and revising the Base Monthly Rent payable pursuant to the
Fair Market Value so established.

 

Landlord
or Tenant’s failure to execute such amendment establishing the Fair Market
Value within fifteen (15) days after the other party’s request therefore shall
constitute a material default under the Lease, and if Tenant is the party failing
to so execute, this Suite 270-Option shall become null and void and of no
further force or effect.

 

12.6                        No Right of Reinstatement or
Further Extension. Once
Tenant has either failed to exercise its rights to extend the term pursuant to
this Paragraph 12 or failed to execute the amendment called for hereunder, it
shall have no right of reinstatement of its Suite 270-Option to Extend the
Expansion Term, nor shall Tenant have any right to a further extension of the
Expansion Term beyond the period stated in Paragraph 12.1 hereinabove.

 

12.7                        No Assignment of Suite 270-Option.
This Suite 270-Option
is personal to the original Tenant signing the Lease, and shall be null, void
and of no further force or effect as of the 

 

6

 

date that Tenant assigns the Lease to an unaffiliated entity and/or
subleases more than forty-nine percent (49%) of the total Rentable Area of the
Expansion Premises.

 

7

 

13.                               Amended and Restated SNDAA. Tenant, and Triangle Lenders, LLC a
California limited liability company, as Leasehold Mortgagee, and Douglas
Emmett Realty Fund 2000, a California limited partnership (predecessor in
interest to Douglas Emmett 2000, LLC, a Delaware limited liability company)
entered into that certain Subordination, Non-Disturbance and Attornment
Agreement dated December 20, 2002 (the “Triangle SNDAA”). In as much as
Landlord and Tenant have entered into the Fourth Amendment and are concurrently
herewith entering into this Fifth Amendment, then the parties agree to enter
into an Amended and Restated SNDAA substantially in the form attached hereto as
Exhibit C and incorporated herein.

 

14.                               Warranty of Authority. If Landlord or Tenant signs as a
corporation, limited liability company or a partnership, each of the persons
executing this Fifth Amendment on behalf of Landlord or Tenant hereby covenants
and warrants that the entity executing herein below is a duly authorized and
existing entity that is qualified to do business in California; that the person(s) signing
on behalf of either Landlord or Tenant have full right and authority to enter
into this Fifth Amendment; and that each and every person signing on behalf of
either Landlord or Tenant are authorized in writing to do so.

 

15.                               Broker Representation. Landlord and Tenant represent to one
another that it has dealt with no broker in connection with this Fifth
Amendment other than Douglas, Emmett and Company and 1Cennedy-Wilson
Properties, Ltd. Landlord and Tenant shall hold one another harmless from and
against any and all liability, loss, damage, expense, claim, action, demand,
suit or obligation arising out of or relating to a breach by the indemnifying
party of such representation. Landlord agrees to pay all commissions due to the
brokers listed above created by Tenant’s execution of this Fifth Amendment.

 

16.                               Successors and Heirs. The provisions of this Fifth Amendment
shall inure to the benefit of Landlord’s and Tenant’s respective successors,
assigns, heirs and all persons claiming by, through or under them.

 

17.                               Confidentiality. Landlord and Tenant agree that the
covenants and provisions of this Fifth Amendment shall not be divulged to
anyone not directly involved in the management, administration, ownership, lending
against, or subleasing of the Expansion Space, other than Tenant’s or Landlord’s
counsel-of-record or leasing or sub-leasing broker of record.

 

18.                               Disclosure. Landlord and Tenant acknowledge that
principals of Landlord have a financial interest in Douglas Emmett Realty
Advisors, Douglas Emmett and Company, and P.L.E. Builders.

 

19.                               Governing Law. The provisions of this Fifth Amendment
shall be governed by the laws of the State of California.

 

20.                               Reaffirmation. Landlord and Tenant acknowledge and agree
that the Lease, as amended herein, constitutes the entire agreement by and
between Landlord and Tenant relating to the Expansion Space, and supersedes any
and all other agreements written or oral between the parties hereto.
Furthermore, except as modified herein, all other covenants and provisions of
the Lease shall remain unmodified and in full force and effect.

 

21.                               Submission of Document. No expanded contractual or other rights
shall exist between Landlord and Tenant with respect to the Expansion Premises,
as contemplated under this Fifth Amendment, until both Landlord and Tenant have
executed and delivered this Fifth Amendment, whether or not any additional
rental or security deposits have been received by Landlord, and 

 

8

 

notwithstanding that Landlord has delivered to Tenant
an unexecuted copy of this Fifth Amendment.

 

22.                               Conflict. If any conflict exists between the terms
or provisions of the Lease and terms or provisions of this Fifth Amendment, the
terms and provisions of this Fifth Amendment shall govern and control.

 

IN
WITNESS WHEREOF, Landlord and Tenant have duly executed this document as of the
later of the date(s) written below.

 

	
  LANDLORD:

  	
  TENANT:

  
	
   

  	
   

  
	
  DOUGLAS EMMETT 2000, LLC

  	
  KENNEDY-WILSON, INC.

  
	
  a Delaware limited liability company,

  	
  a Delaware corporation

  
	
   

  	
   

  
	
  By:

  	
  DOUGLAS, EMMET AND COMPANY,

  	
   

  
	
   

  	
  a California corporation,

  	
   

  
	
   

  	
  its agent

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  By:

  	
  /s/ Michael J. Means

  	
   

  	
  By: 

  	
    /s/ Freeman Lyle

  
	
   

  	
  Michael J. Means, Vice President

  	
  Name:   Freeman Lyle

  
	
   

  	
   

  	
  Its:  EVP-CEO

  
	
   

  	
   

  
	
   

  	
  By:

  	
   

  
	
   

  	
  Name:

  	
   

  
	
   

  	
  Its:

  	
   

  
	
   

  	
   

  	
   

  
	
   

  	
   

  	
   

  
	
  Dated :

  	
   

  	
   

  	
  Dated :

  	
   

  
						

 

9

 

EXHIBIT’ A-1 — EXPANSION
PREMISES PLAN

 

Suite 270 at 9601
Wilshire Boulevard, Beverly Hills, California 90210

 

Rentable Area: approximately
1,221 square feet

Usable Area: approximately
1,013 square feet

(To be re-measured pursuant
to the provisions of Paragraph 4 of the Fifth Amendment to Office Lease)

 

 

 

EXHIBIT B — LANDLORD’S WORK-DEMOLITION

 

9601 Wilshire Boulevard

Suite 270

Approximately 1,221 Rentable Square Feet

Proposed Spec Suite

 

 

NOT TO SCALE

 

 

FIFTH AMENDMENT TO OFFICE
LEASE

 

 

EXHIBIT C — FORM OF
AMENDMENT AND RESTATED SNDAA

 

 

	
   

  

TRIANGLE LENDERS, LLC,

a California limited liability company

 

 

DOUGLAS EMMETT 2000, LLC

a Delaware limited liability company

 

AND

 

KENNEDY-WILSON, INC. A DELAWARE CORPORATION

a Delaware corporation

 

AMENDED AND RESTATED SUBORDINATION, NON-DISTURBANCE

AND ATTORNMENT AGREEMENT

 

 

Dated: January 27, 2006

 

 

Location: 9601 Wilshire Boulevard,

Beverly Hills, California 90210

 

	
   

  

 

 

 

AMENDED
AND RESTATED SUBORDINATION, NON-DISTURBANCE

 

AND
ATTORNMENT AGREEMENT

 

(Lease)

 

THIS AGREEMENT is made as of January 27, 2006
between TRIANGLE LENDERS, LLC, a California limited liability company, having
an address at 808 Wilshire Boulevard, Suite 200, Santa Monica, California
90401 (the “Leasehold Mortgagee”), DOUGLAS EMMETT 2000, LLC a Delaware limited
liability company (successor to Douglas Emmett Realty Fund 2000, a California
limited partnership) having an address at 808 Wilshire Boulevard, Suite 200,
Santa Monica, California 90401 (the “DE LLC”), and KENNEDY-WILSON, INC a
Delaware corporation, having an office at 9601 Wilshire Boulevard, Suite 220,
Beverly. Hills, California 90210 (the “Tenant”);

 

W
I TNESSETH:

 

WHEREAS Douglas Emmett Realty Fund 2000, a California
limited partnership, as ground lessor (“DERF 2000”) and Wilshire-Camden
Associates, a California limited partnership as ground lessee, (“WCA”) are the
original parties to that certain Amended and Restated Ground Lease dated as of December 20,
2001, which ground lease was amended by that certain First Amendment to Amended
and Restated Ground Lease dated as of January 17, 2006 executed by and
between DE LLC, successor-in-interest to DERF 2000 as ground lessor and
Brighton Enterprises, LLC, a California limited liability company (“Brighton”),
successor-in-interest to WCA as ground lessee (said ground lease, as so
amended, being referred to herein as the “Ground Lease”), pursuant to which WCA
leased certain land located in the County of Los Angeles, City of Beverly Hills
and State of California, known as 9601 Wilshire Boulevard, as more particularly
described in Exhibit “A” attached hereto and incorporated herein by this
reference (the “Land”) from the DERF 2000;

 

WHEREAS DE LLC is now the successor-in-interest of
both DERF 2000’s ground lessor interest in the Ground Lease and Brighton’s
ground lessee interest in the Ground Lease and the Ground Lease remains in
effect;

 

WHEREAS the Leasehold Mortgagee is the present owner
and holder of a certain deed of trust or deeds of trust (the “Leasehold Deed of
Trust”) encumbering the ground lessee’s interest in the Ground Lease, as well
as that certain office building together with the four-level subterranean
parking garage located on the Land (the “Improvements”);

 

WHEREAS the Tenant is the holder of a leasehold estate
in a portion of the Improvements under and pursuant to the provisions of a
certain written Office Lease with Ground Lessee, as landlord, dated August 19,
1998, as amended by that certain First Amendment to Lease (Expansion) dated March 5,
1999, that certain Second Amendment to Lease (Expansion) dated June 2,
1999, that certain Termination Agreement dated October 19, 1999, that
certain Third Amendment to Office Lease dated December 20, 2002, that
certain Fourth Amendment to Office Lease dated September 11, 2003 (whereby
Tenant reduced its occupancy in the Building to exclude Suite GL- l 5A and
GL-9, and a portion of Suite 200 and the remaining portion occupied by
Tenant was renamed as Suite 220), and that certain Fifth Amendment to
Office Lease dated of even date herewith (whereby Tenant wishes to expand its
occupancy in the Building to include Suite 270) (collectively the “Lease”);
and

 

WHEREAS the Tenant has agreed to subordinate the Lease
to the Leasehold Deed of Trust and the Ground Lease, and to the lien of each of
the same, and the Leasehold Mortgagee and DE LLC have 

 

C-1

 

each agreed to grant non-disturbance to the Tenant
under the Lease on the terms and conditions hereinafter set forth.

 

NOW THEREFORE, in consideration of Ten Dollars ($10)
and other good and valuable consideration, the receipt of which is hereby
acknowledged, the Leasehold Mortgagee, DE LLC and the Tenant hereby covenant
and agree as follows:

 

1              The Tenant agrees that the Lease and all
of the terms, covenants and provisions thereof and all rights, remedies and
options of the Tenant thereunder are and shall at all times continue to be
subject and subordinate in all respects to (i) the Leasehold Deed of Trust
and all of the terms, covenants and provisions thereof and to the lien thereof
and to any and all increases, renewals, modifications, spreaders,
consolidations, replacements and extensions thereof, and to any and all sums
secured thereby, with the same force and effect as if the Leasehold Deed of
Trust had been executed, delivered and recorded prior to the execution and
delivery of the Lease, and (ii) the Ground Lease and all of the terms,
covenants and provisions thereof and to any and all amendments, modifications,
replacements and extensions thereof, and to any and all amounts required to be
paid thereunder, with the same force and effect as if the Ground Lease had been
executed, delivered and recorded prior to the execution and delivery of the
Lease.

 

2              The Leasehold Mortgagee and DE LLC,
respectively, agree that provided (i) the Term for Suite 220, and the
Expansion Term for Suite 270 shall have commenced pursuant to the
provisions thereof, (ii) the Tenant shall be in possession of the premises
demised under the Lease, including Suite 270, (iii) the Lease shall
be in full force and effect, and (iv) the Tenant shall not be in material
default beyond any notice and grace period under any of the terms, covenants or
conditions of the Lease or of this Agreement on the part of the Tenant to be
observed or performed thereunder or hereunder, the right of possession of
Tenant and its tights and privileges to the leased premises shall not be
terminated, affected or disturbed by (a) the Leasehold Mortgagee in the
exercise of any of its rights under the Leasehold Deed of Trust and any sale of
the Improvements pursuant to the exercise of any rights and remedies under the
Leasehold Deed of Trust or otherwise shall be made subject to Tenant’s right of
possession under the Lease, and (b) DE LLC in the exercise of any of its
rights under the Ground Lease and any termination of the Ground Lease pursuant
to the exercise of any rights and remedies under the Ground Lease or otherwise
shall be made subject to Tenant’s right of possession under the Lease. Further,
the Leasehold Mortgagee and DE LLC, respectively, agree not to join Tenant as a
party defendant in any action or proceeding foreclosing the Leasehold Deed of
Trust unless such joinder is necessary to foreclose the Leasehold Deed of Trust
and then only for such purpose and not for the purpose of terminating the
Lease.

 

3              The Tenant agrees that (i) if the
Leasehold Mortgagee or any successors in interest to the Leasehold Mortgagee
shall become the owner of the Improvements and the leasehold interest in the
Ground Lease by reason of the foreclosure of the Leasehold Deed of Trust or the
acceptance of a deed or assignment in lieu of foreclosure or otherwise, or (ii) if
the Ground Lease is terminated, the Lease shall not be terminated or affected
thereby but shall continue in full force and effect as a direct lease between
the Leasehold Mortgagee and DE LLC, as applicable, and the Tenant upon all of
the terms, covenants and conditions set forth in the Lease and in that event
the Tenant agrees to attorn to the Leasehold Mortgagee and DE LLC, as
applicable, and the Leasehold Mortgagee and DE LLC, as applicable, agrees to
accept such 

 

C-2

 

attornment, provided, however, that the Leasehold
Mortgagee , shall not be (i) obligated to complete any construction work
required to be done by the Landlord (as hereinafter defined) pursuant to the
provisions of the Lease or to reimburse the Tenant for any construction work
done by the Tenant, (ii) liable for any accrued obligation of the
Landlord, or for any act or omission of the Landlord, whether prior to or after
such foreclosure, sale or termination, as applicable, (iii) liable under
any indemnity provision of whatever nature contained in the Lease, including,
but not limited to, any environmental indemnification, (iv) required to
make any repairs to the Premises (as hereinafter defined in Paragraph 10 below)
and/or to the premises demised under the Lease as a result of fire or other
casualty or by reason of condemnation except as provided under the Lease, (v) required
to make any capital improvements to the Premises and/or to the premises demised
under the Lease which the Landlord may have agreed to make, but bad not
completed, or to perform or provide any services not related to possession or
quiet enjoyment of the premises demised under the Lease, (vi) subject to
any offsets, claims or counterclaims which shall have accrued to the Tenant
against the Landlord prior to the date on which the Leasehold Mortgagee shall
become the owner of the Premises, (vii) liable for any security deposit or
other monies not actually received by the Leasehold Mortgagee.

 

4              The Tenant shall not, without the prior
written consent of the Leasehold Mortgagee (which consent shall not be
unreasonably withheld) (i) enter into any agreement decreasing the amount
of rent payable under the Lease, (ii) prepay any of the rents, additional
rents or other sums due under the Lease for more than one (1) month in
advance of the due dale thereof, (iii) voluntarily surrender the premises
demised under the Lease or terminate the Lease without cause or shorten the
term thereof, or (iv) assign the Lease or sublet the premises demised
under the Lease or any part thereof except as expressly permitted by the terms
of the Lease; and any such amendment, modification, termination, prepayment,
voluntary surrender, assignment or subletting, without the prior written
consent of the Leasehold Mortgagee shall not be binding on the Leasehold
Mortgagee.

 

5              INTENTIONALLY OMITTED.

 

6              Tenant agrees to give the Leasehold
Mortgagee a copy of any notice of default served upon the Landlord by Tenant,
and agrees that, notwithstanding any provisions of the Lease to the contrary,
no such notice of default shall be effective unless the Leasehold Mortgagee
shall have received a copy of said notice of the material default or other
circumstance giving rise to such cancellation, termination or abatement and
shall have failed within sixty (60) days after receipt of such copy of said
notice to cure such material default or remedy such circumstance, or if such
material default cannot be cured within sixty (60) days, shall have failed
within sixty (60) days after receipt of such copy of said notice to commence
and to thereafter diligently pursue any action’ necessary to cure such material
default or remedy such circumstance, as the case may be. Upon such time being
allowed to cure such default expiring without cure, Tenant shall be entitled to
all of its rights and remedies under the Lease on account of Landlord’s
default.

 

7              Anything herein or in the Lease to the
contrary notwithstanding, in the event that the Leasehold Mortgagee shall
acquire title to the Premises, or shall otherwise become liable for any
obligations of the Landlord under the Lease, the Leasehold Mortgagee shall not
have any obligation, nor incur any liability, beyond the then interest, if any,
of the Leasehold Mortgagee in 

 

C-3

 

the Premises and the Tenant shall look exclusively to
such interest of the Leasehold Mortgagee, if any, in the Premises for the
payment and discharge of any obligations imposed upon the Leasehold Mortgagee
hereunder or under the Lease and the Leasehold Mortgagee is hereby released or
relieved of any other liability hereunder and under the Lease. The Tenant
agrees that with respect to any money judgment which may be obtained or secured
by the Tenant against the Leasehold Mortgagee the Tenant shall look solely to
the estate or interest owned by the Leasehold Mortgagee in the Premises and the
Tenant will not collect or attempt to collect any such judgment out of any
other assets of the Leasehold Mortgagee.

 

8              Any notice, request, demand, statement,
authorization, approval or consent made hereunder shall be in writing and shall
be sent by Federal Express, or other reputable courier service, or by postage
pre-paid registered or certified mail, return receipt requested, and shall be
deemed given when received or refused (as indicated on the receipt) and
addressed as follows:

 

If to
the Leasehold Mortgagee:

 

Triangle
Lenders, LLC

c/o Douglas Emmett Realty Advisors

808 Wilshire Boulevard, Suite 200

Santa Monica, California 90401

Attention: Mr. Jordan Kaplan and Mr. William Kamer

 

If to
DE LLC:

 

Douglas
Emmett 2000, LLC

c/o
Douglas Emmett Realty Advisors

808 Wilshire Boulevard, Suite 200

Santa Monica, California 90401

Attention: Mr. Jordan Kaplan and Mr. William Kamer

 

If to
the Tenant:

 

Kennedy-Wilson, Inc.

West
Coast Acquisition and Asset Management

9601 Wilshire Boulevard, Suite 220

Beverly Hills, California 90210

Attention: Mr. Robert Hart

 

w/
copy to:

 

Kulik,
Gottesman, & Mouton, LLP

15303
Ventura Boulevard, Suite 1400

Sherman Oaks, California 91403

Attention: Francisco Aparicio, Esq.

 

it
being understood and agreed that each party will use reasonable efforts to send
copies of any notices to the addresses marked “With a copy to” hereinabove set
forth; provided, however, that failure to deliver such copy or copies shall
have no consequence whatsoever to the effectiveness of any notice made to the
Tenant, the Leasehold Mortgagee and/or DE LLC. Each party may designate a
change of address by 

 

C-4

 

notice
given, as hereinabove provided, to the other party, at least fifteen (15) days
prior to the date such change of address is to become effective.

 

9              This Agreement shall be binding upon and
inure to the benefit of the parties hereto and their respective successors and assigns.

 

10            The term “Leasehold Mortgagee” as used
herein shall include the successors and assigns of the Leasehold Mortgagee and
any person, party or entity which shall become the owner of the Premises by
reason of a foreclosure of the Leasehold Deed of Trust or the acceptance of a
deed or assignment in lieu of foreclosure or otherwise, The term “DE LLC” as
used herein shall include the successors and assigns of 1)E LLC and any person,
party or entity which shall become the owner of the Improvements by reason of a
termination of the Ground Lease. The term “Landlord” as used herein shall mean
and include the present landlord under the Lease and such landlord’s
predecessors and successors in interest under the Lease. The term “Premises” as
used herein shall mean the Land, the Improvements, any other improvements now
or hereafter located on the Land and/or the estates therein encumbered by the
Leasehold Deed of Trust and/or the Ground Lease.

 

11            This Agreement may not be modified in any
manner or terminated except by an instrument in writing executed by the parties
hereto.

 

12            This Agreement shall be governed by and
construed under the laws of the State in which the Premises are located.

 

13            This Agreement shall have no force and
effect until all parties to the Agreement have executed and notarized the
Agreement and fully executed originals have been delivered to all parties to
the Agreement.

 

[INTENTIONALLY LEFT BLANK]

 

C-5

 

IN
WITNESS WHEREOF, the parties hereto have duly executed this Agreement as of the
later of the date(s) written below.

 

	
   

  	
  TRIANGLE LENDERS, LLC,

  
	
   

  	
  a California limited liability company

  
	
   

  	
   

  
	
   

  	
  By: Douglas Emmett Realty Advisors,

  
	
   

  	
  a California corporation,

  
	
   

  	
  Manager

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  Name:

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  Title:

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  Dated:

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  DOUGLAS EMMETT 2000, LLC

  
	
   

  	
  a Delaware limited liability company

  
	
   

  	
   

  
	
   

  	
  By: Douglas Emmett and Company,

  
	
   

  	
  a California corporation,

  
	
   

  	
  its Agent

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  By:

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  Name:

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  Title:

  	
   

  
	
   

  	
   

  
	
   

  	
   

  	
  Dated:

  	
   

  
	
   

  	
   

  
	
   

  	
   

  
	
   

  	
  KENNEDY-WILSON, INC., a Delaware corporation

  
	
   

  	
   

  
	
   

  	
  By:

  	
    /s/ Freeman Lyle

  
	
   

  	
   

  
	
   

  	
  Name: Freeman Lyle

  
	
   

  	
   

  
	
   

  	
  Its: EVP-CFO

  
	
   

  	
   

  
	
   

  	
  Dated: 1/31/06

  
						

 

C-6

 

STATE
OF                                 )

) ss:

 

COUNTY
OF                            )

 

On                                 ,
before me,                                                                   
a Notary Public, personally appeared                      ,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person(s) whose name(s) is/are subscribed In the within
instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies). and that by his/her/their signature(s) on
the instrument the person(s), or the entity upon behalf of which the person(s) acted,
executed the instrument.

 

WITNESS my hand and official seal.

 

	
   

  	
   

  
	
   

  	
  Notary Public in and
  for said County and State

  
	
   

  	
   

  
	
   

  	
  My Commission Expires:

  
	
   

  	
   

  
			

 

 

STATE
OF                                 )

) ss:

 

COUNTY
OF                            )

 

On                                 ,
before me,                                                                   
a Notary Public, personally appeared                      ,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person(s) whose name(s) is/are subscribed In the within
instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies). and that by his/her/their signature(s) on
the instrument the person(s), or the entity upon behalf of which the person(s) acted,
executed the instrument.

 

WITNESS my hand and official seal.

 

	
   

  	
   

  
	
   

  	
  Notary Public in and
  for said County and State

  
	
   

  	
   

  
	
   

  	
  My Commission Expires:

  
	
   

  	
   

  
			

 

STATE
OF                                 )

) ss:

 

COUNTY
OF                            )

 

On                                 ,
before me,                                                                   
a Notary Public, personally appeared                      ,
personally known to me (or proved to me on the basis of satisfactory evidence)
to be the person(s) whose name(s) is/are subscribed In the within
instrument and acknowledged to me that he/she/they executed the same in
his/her/their authorized capacity(ies). and that by his/her/their signature(s) on
the instrument the person(s), or the entity upon behalf of which the person(s) acted,
executed the instrument.

 

WITNESS my hand and official seal.

 

	
   

  	
   

  
	
   

  	
  Notary Public in and
  for said County and State

  
	
   

  	
   

  
	
   

  	
  My Commission Expires:

  
	
   

  	
   

  
			

 

C-7

 

EXHIBIT
“A”

 

LEGAL
DESCRIPTION

 

Lots
8, 9, 10, 11, 12, 13 and 14, in Block 18, of Beverly, in the City of Beverly
Hills, County of Los Angeles, State of California, as per map recorded in Book
11, Pages 94 and 95 of Maps, in the Office of the County Recorder of said
County.

 

C-8

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