Document:

Unassociated Document

    

      LEASE

       

      THIS
        LEASE ("Lease")
        is made and entered into on this 28th day
        of
        January 2005, between
        THE
        IRVING I. ROSEN FAMILY LIMITED PARTNERSHIP ("Landlord"),
        and BIRMINGHAM
        BLOOMFIELD BANCORP., INC. a
        Michigan corporation ("Tenant").

       

      1.
        Description. Landlord
        in consideration of the rents to be paid and the covenants to be performed
        by Tenant does hereby lease unto Tenant the following described premises
        situated in the
        City
        of Birmingham, Michigan to wit: 33583 Woodward Avenue, Birmingham, Michigan
        (the
        "Demised Premises") subject to any state of facts that an accurate survey
        may
        show, any building
        and use restrictions and regulations and any restrictive covenants of record
        still in force. The
        Demised Premises includes an approximate 8,300 square foot building (the
        "Building"), land
        and
        parking areas located thereon. Landlord shall deliver the Demised Premises
        to
        Tenant in
        broom
        clean condition, with all of the prior occupant's personal property removed
        therefrom.

      

      2. Lease
        Term.

       

      
        	
              	(a)	
                Initial
                  Term. The
                  initial term of the Lease shall commence upon the full execution
                  of this Lease (the "Commencement Date") and provided no event of
                  default
                  exists beyond any applicable notice and cure period shall continue
                  for
                  nine (9)
                  months thereafter (the "Initial Term") or such earlier date as
                  Tenant
                  exercises its
                  option to extend the Lease for the Initial Option Term (defined
                  below).

              

      

       

      
        	
              	(b)	
                Initial
                  Option. Landlord
                  hereby grants Tenant the option to extend the Lease for an
                  additional period of ten (10) years (the "Initial Option Term")
                  subject to
                  the terms
                  and conditions contained herein. At
                  anytime during the Initial Term, Tenant
                  shall have the right to exercise the option contained herein by
                  providing
                  written
                  notice to Landlord at least thirty (30) days prior to the expiration
                  of
                  the Initial
                  Term of its intent to extend the Lease and of the commencement
                  date of the
                  Initial
                  Option Teen.

              

      

       

      
        	
              	(c)	
                Additional
                  Options. If
                  Tenant exercises the Initial Option Term, then Tenant shall .have
                  the option to extend the Lease for two (2) additional periods of
                  ten (10)
                  years
                  each (each an "Additional Option Term") by providing written to
                  Landlord
                  of
                  its intent to exercise an Additional Option Term at least thirty
                  (30) days
                  prior to the
                  expiration of the then current term of the
                  Lease.

              

      

       

      
        	
              	(d)	
                Definitions. "Option
                  Periods" as used in this Lease shall referred to collectively to
                  the Initial Option Term and each Additional Option Term to the
                  extent same
                  are
                  exercised. "Term" shall mean the Initial Term and any Option
                  Periods.

              

      

      

      3.
        Rent. Tenant
        hereby agrees to pay to Landlord, at the address of Landlord set forth in
        Section 27(g), or at such other place as Landlord may hereafter from time
        to
        time designate in writing,
        Base Rent, payable in monthly installments beginning on the Commencement
        Date
        and continuing on the same day of each month for the remainder of the Term,
        in
        accordance with the following
        payment schedule:

      
        
           

        

        
          1

          
            

          

        

        
           

        

      

      
        	
              	(a)	
                Initial
                  Term. $11,000
                  per month.

              

      

       

      
        	
              	(b)	
                Option
                  Periods. The
                  rent payable during the Option Periods shall be:  

              

      

       

      
        	
              	(i)	
                During
                  the Initial Option Term:

              

      

       

      
        
          	
                   

                  Year

                	 	
                   

                  Per
                    Square Foot

                	 	
                   

                  Monthly
                    Amount

                	 	
                   

                  Annual
                    Amount

                
	 	 	 	 	 	 	 
	
                  1

                	 	
                  $25.00

                	 	
                  $17,291.67

                	 	
                  $207,500

                
	
                  2

                	 	
                  $25.50

                	 	
                  $17,637.50

                	 	
                  $211,650

                
	
                  3

                	 	
                  $26.01

                	 	
                  $17,990.25

                	 	
                  $215,883

                
	
                  4

                	 	
                  $26.53

                	 	
                  $18,349.92

                	 	
                  $220,199

                
	
                  5

                	 	
                  $27.06

                	 	
                  $18,716.50

                	 	
                  $224,598

                
	
                  6

                	 	
                  $27.60

                	 	
                  $19,090.00

                	 	
                  $229,080

                
	
                  7

                	 	
                  $28.15

                	 	
                  $19,470.42

                	 	
                  $233,645

                
	
                  8

                	 	
                  $28.71

                	 	
                  $19,857.75

                	 	
                  $238,293

                
	
                  9

                	 	
                  $29.29

                	 	
                  $20,258.92

                	 	
                  $243,107

                
	
                  10

                	 	
                  $29.87

                	 	
                  $20,660.08

                	 	
                  $247,921

                

        

         

      

      
        	
              	
                (ii)

              	
                During
                  each Additional Option Term, the rent payable under this Lease
                  shall
                  be equal to the annual base rent payable in the immediately preceding
                  year of this Lease increased by two percent (2%) and shall increase
                  by two (2%) each year thereafter (i.e.
                  the
                  rent payable in the first year
                  of the first Additional Option Term shall be $247,921 x 1.02, or
                  $252,879
                  payable in equal monthly
                  installments).

              

      

       

      
        	
              	(c)	
                Rental
                  Adjustment. Rent
                  for the Initial Option Term and Additional Option Terms
                  shall be adjusted based on the actual square footage of the Building
                  as
                  determined
                  by Tenant's architect.

              

      

       

      
        	
              	(d)	
                Late
                  Charge. If
                  Tenant fails to pay the rent due under this Lease for more than
                  five
                  (5) days after same is due, Tenant shall pay Landlord a late fee
                  of Twenty
                  Five
                  Dollars ($25.00) per day but not to exceed Five Hundred Dollars
                  ($500.00).

              

      

      

      4.
        Tenant
        Improvements. Subject
        to the obligation of Landlord to provide the tenant improvement
        allowance described herein, Tenant, at its sole cost and expense, shall have
        the
right
        to
        improve or alter the Demised Premises in any manner it deems appropriate
        for its
intended
        use. If Tenant elects to exercise its option to extend the Lease for the
        Initial
        Option Term, Landlord shall provide Tenant with a tenant improvement allowance
        in the amount of
        Two
        Hundred Forty Nine Thousand Dollars ($249,000.00) (the "Allowance") to be
        used
        by Tenant
        to
        improve the interior and/or exterior of the Demised Premises in any manner
        Tenant

      
        
           

        

        
          2

          
            

          

        

        
           

        

      

      deems
        appropriate for its use of the Demised Premises. Landlord shall pay the
        Allowance to Tenant
        as
        follows:

       

      
        	
              	(a)	
                one-third
                  (1/3) of the Allowance upon submission of paid invoices for material,
                  labor
                  or other costs incurred in connection with the alterations and
                  improvements to
                  the Demised Premises in the amount of at least
                  $83,000.00;

              

      

       

      
        	
              	(b)	
                the
                  next one-third (1/3) of the Allowance upon submission of additional
                  paid
                  invoices for material, labor or other costs incurred in connection
                  with
                  the alterations
                  and improvements to the Demised Premises in the amount of at least
                  $83,000.00
                  and no more.

              

      

       

      
        	 	
                (c)

              	
                the
                  remaining portion of the Allowance upon presentation by Tenant
                  to Landlord
                  of
                  a temporary or final certificate of
                  occupancy.

              

      

       

      
        	 	
                (d)

              	
                all
                  payments to Tenant shall be made within fifteen (15) days of Tenant's
                  written request
                  and delivery of the required
                  information.

              

      

      

      5. Real
        Estate Taxes and Assessments.

       

      
        	
              	(a)	
                Initial
                  Term. During
                  the Initial Term only, Landlord shall be responsible for the payment
                  of all real estate taxes, special assessment installments and other
                  governmental
                  charges of any kind which are attributable to the Demised Premises
                  (collectively,
                  the "Taxes") and which become due during the Initial Term. Taxes
                  shall
                  expressly exclude Landlord's estate, gift, successors, Michigan
                  Single
                  Business
                  Tax, income tax or any tax attributed to Landlord as a result of
                  a
                  transfer at
                  the Real Property. Within fifteen (15) days of Landlord's submission
                  to
                  Tenant of
                  evidence of payment of the Taxes, Tenant shall reimburse Landlord
                  for
                  one--half
                  (1/2) of such sum paid. It is the express intention that Landlord
                  and
                  Tenant equally
                  share the Taxes due for 2005.

              

      

       

      
        	
              	(b)	
                Option
                  Periods. During
                  the Option Periods, Tenant shall be responsible for the direct
                  payment of all Taxes which become due and payable during the Option
                  Periods. Upon the expiration of the Option Periods, Landlord shall
                  reimburse Tenant
                  for any Taxes paid prior to such expiration which are attributable
                  to
                  periods
                  subsequent to the expiration, based on the so-called "due date"
                  basis with
                  such
                  Taxes being treated as if they were paid in advance. Upon
                  the commencement of the Initial Option Term, the provisions of
                  Section
                  5(a) above shall
                  cease to apply to this Lease.

              

      

      

      6.
        Assignment
        and Subletting. Tenant
        covenants not to assign or transfer this Lease or sublet all or any part
        of the
        Demised Premises without the prior written consent of Landlord, whose
        consent will not be unreasonably withheld conditioned or delayed. In the
        event
        of any permitted
        assignment or transfer, Tenant shall remain fully liable to perform Tenant's
        obligations under
        this Lease. Notwithstanding the foregoing, Tenant shall have the right without
        Landlord's consent
        to assign or transfer this Lease, or sublet any portion of the Demised Premises,
        to (a) any entity
        which is a parent, subsidiary or affiliate of Tenant; (b) to any entity to
        which
        is the survivor
        of a merger with Tenant or which purchases substantially all of the assets
        or
        ownership

      
        
           

        

        
          3

          
            

          

        

        
           

        

      

      interests
        in Tenant; or (c) to any entity that is a national bank in which Robert Farr
        is
        the president.

       

      7.
        Bankruptcy. Tenant
        agrees that if the estate created hereby shall be taken in execution
or
        by
        other process of law, or if Tenant shall be declared bankrupt or insolvent
        according to law by a court of competent jurisdiction, or any receiver be
        appointed for the business and property of
        Tenant, or if any assignment shall be made for the benefit of creditors,
        then
        and in such event, this
        Lease may be canceled at the option of Landlord unless Tenant has same reversed
        within sixty
        (60) days of such an event. Notwithstanding the foregoing, the provisions
        of
        Section 25 of this
        Lease shall control over this provision.

       

      8.
        Right
        to Mortgage. Landlord
        reserves the right to subject and subordinate this Lease at all
        times
        to the lien of any mortgage or mortgages now or hereafter placed on the
        Landlord's interest
        in the. Demised Premises; provided, however, the holder of any such mortgage
        must acknowledge
        and agree not to disturb Tenant's rights under this Lease in the event of
        a
foreclosure
        so long as Tenant is not in default hereunder beyond any applicable notice
        and
        cure period.
        Upon reasonable prior notice, Tenant covenants and agrees to execute and
        deliver
        to Landlord
        such further reasonable instruments evidencing such subordination of this
        Lease
        to the lien
        of
        any such mortgage provided such instruments provide that Tenant's rights
        under
        this Lease
        will not to be disturbed in the event of a foreclosure so long as Tenant
        is not
        in default hereunder
        beyond any applicable notice and cure period. If there is an existing mortgage
        on the Demised
        Premises, Landlord shall furnish Tenant with a customary form non-disturbance
        agreement
        executed by any such mortgage holder.

       

      9.
        Use
        and Occupancy. It
        is
        understood and agreed by the parties hereto that the Demised Premises
        shall be used and occupied for the construction of improvements to the Demised
        Premises
        to create a commercial bank, the operation of a commercial bank, for purposes
        incidental
        thereto and for no other purposes without the written consent of Landlord,
        which
consent
        shall not be unreasonably withheld, conditioned or delayed. Tenant will not
        use
        the Demised
        Premises for any purpose in violation of any law, municipal ordinance, or
        regulation.

       

      10.  Obligation
        of Tenant. It
        is the
        obligation of Tenant to obtain occupancy and any other required
        permits.

      11. Fire.

       

      
        	
              	(a)	
                Initial
                  Term. If
                  during the Initial Term, the Demised Premises is damaged or destroyed
                  by
                  fire or other casualty, in whole or in part, Landlord shall promptly
                  repair
                  such damage to the condition which existed immediately prior to
                  such
                  casualty.
                  The rent and other financial obligations of Tenant under this Lease
                  shall
                  be abated on a pro rata basis with respect to the portion of the
                  Building
                  rendered untenantable.
                  Further, all time periods relative to the exercising of the option
                  to
                  extend
                  the Lease for Initial Option Term and the commencement of the Initial
                  Option
                  Teen shall be extended for the number of days the Building or any
                  portion
                  thereof
                  is rendered untenantable. If Tenant reasonably determines that
                  the
                  Demised
                  Premises cannot be restored within one hundred (120) days, Tenant
                  shall
                  have the right to terminate this Lease by providing written notice
                  to
                  Landlord within
                  thirty (30) days after the date of such
                  damage.

              

      

      

      

      
        
           

        

        
          4

          
            

          

        

        
           

        

      

       

      
        	
              	(b)	
                Option
                  Periods. If,
                  during any of the Option Periods, the Demised Premises is damaged
                  or destroyed in whole or in part, by fire or any other casualty,
                  Tenant
                  will
                  restore the Demised Premises (to the extent insurance proceeds
                  are
                  available) same
                  to a good and tenantable condition with reasonable dispatch and
                  the rent
                  herein
                  provided shall not abate for any reason unless such damage or destruction
                  was
                  a result of Landlord's acts or omissions. Notwithstanding the foregoing,
                  if such
                  damage or destruction occurs during the last three (3) years of
                  any of the
                  Option
                  Periods or if the insurance proceeds are insufficient to repair
                  or restore
                  the Demised Premises, Tenant shall have the right not to repair
                  the
                  Demised Premises but
                  to terminate the Lease and to pay any insurance proceeds received
                  to
                  Landlord.

              

      

       

      12.
        Repairs,
        Alterations and Maintenance. Tenant,
        at its sole cost and expense, shall be responsible
        for the keeping the interior and exterior portions of the Demised Premises
        in a
        good state
        of
        repair including without limitation: the
        roof,
        gutters, heating and air conditioning, maintenance
        and operation, front and rear doors, internal and external walls, floors
        including tile and
        carpeting, plumbing, utilities, ceiling and ceiling fixtures, payment of
        all
        fees snow removal and
        lawn
        maintenance, and all repairs and alterations, of every nature, kind and
        description.

      

      13. Insurance
        and Indemnification.

      

      
        	
              	(a)	
                Tenant
                  Insurance Requirements. Tenant
                  shall keep in full force and effect, at its sole
                  cost and expense, with respect to the Demised Premises, the following
                  types of
                  insurance in the amounts specified:

              

      

       

      
        	
              	(i)	
                During
                  the entire term,
                  and
                  during the portions of the Term  Comprehensive
                  public liability and property damage insurance  with
                  limits of
                  liability not less than Three Million Dollars  ($3,000,000.00)
                  per occurrence
                  for bodily injury, personal injury  or
                  death, or property damage.

              

      

       

      
        	
              	(ii)	
                During
                  the Option Periods, Tenant, at its sole cost and expense shall
                  keep
                  the
                  All-Risk Insurance (as defined below) in full force and
                  effect.

              

      

       

      All
        policies of insurance required to be maintained by Tenant under this Lease
        shall
        be
        issued by an insurance company licensed to do business in Michigan and
shall
        name Landlord and any other parties in interest designated by Landlord and
        Tenant
        as
        additional insured as their respective interests may appear, and shall
contain
        a
        provision that the insurer will not cancel, change or fail to renew the
        insurance without endeavoring to give Landlord thirty (30) days prior written
        notice.
        Tenant shall furnish to Landlord certificates of insurance evidencing the
        insurance
        carried under this Lease within fifteen (15) days of execution for the insurance
        required under Section 13(a)(i) and within fifteen (15) days after the
commencement
        of the Initial Option Term for the insurance required under Section
        13(a)(ii). If Tenant fails to obtain such insurance, Landlord shall have
        the
right
        to
        Landlord obtain such insurance and Tenant agrees that it will forthwith on
        demand
        pay to the Landlord the cost thereof with interest at seven percent (7%)
        per
        annum.

      
        
           

        

        
          5

          
            

          

        

        
           

        

      

      

      
        	
              	(b)	
                Landlord
                  Insurance Requirements. During
                  the Initial Term, Landlord, at its sole cost and expense, shall
                  maintain
                  the All-Risk Insurance in full force and
                  effect.

              

      

       

      
        	
              	(c)	
                All-Risk
                  Insurance Defined. "All
                  Risk Insurance" shall mean fire and extended coverage
                  insurance covering the structures located on the Demised Premises
                  and all
                  other structural improvements (excluding Tenant's trade fixtures,
                  furnishings and
                  equipment) against loss or damage by fire, windstorm, hail, smoke
                  damage
                  and vandalism and malicious mischief and such other risks as are
                  from time
                  to time
                  covered under an "extended coverage" endorsement in an amount equal
                  to
                  the
                  full replacement cost of the Building with a commercially reasonable
                  deductible.

              

      

       

      
        	
              	(d)	
                Indemnification.

              

      

       

      

        
          	
                	(i)	
                  Tenant
                    shall indemnify and hold harmless Landlord, its members, employees,
                    successors and assigns, from and against all claims, causes,
                    causes
                    of action, judgments, liabilities, obligations, losses,
                    costs and
                    expenses (including court costs and reasonable attorneys' fees)
                    arising
                    from, related to or as a result of: (a) any accident,
                    injury, death,
                    loss or damage whatsoever to any person or to the property
                    of any
                    person, including the person and property of Landlord
                    and
                    its employees, agents, clients, licensees, invitees, contractors
                    and subtenants, that occurs during the Term, within the
                    Building
                    or Premises, and/or (b) any act or omission of Tenant
                    or any
                    agent, contractor, officer, employee, subtenant, licensee,
                    invitee
                    or client of Tenant, excluding in each case any claims
                    based
                    upon or arising out of the intentional acts, negligence
                    or
                    willful misconduct of Landlord or any claims based on
                    any harm
                    to persons or damage to property caused by Landlord,
                    its contractors or subcontractors. It is understood and
                    agreed that
                    allpersonal property of any kind, nature or description whatsoever,
                    kept, stored or maintained upon or in the Building shall
                    be kept,
                    stored or maintained at the sole risk and responsibility
                    of Tenant
                    exclusively. The foregoing indemnity obligations shall
                    survive the
                    cancellation or termination of this Lease, and shall be
                    without
                    exception, and without the right to seek contribution
                    from
                    Landlord.

                

        

      

       

      
        	
              	(ii)	
                Landlord
                  shall indemnify and hold harmless Tenant, its officers,
                   shareholders, employees, successors and assigns, from and
                   against all claims, causes, causes of action, judgments,
                  liabilities,  obligations, losses, costs and expenses (including
                  court costs  and reasonable attorneys' fees) arising from,
                  related to
                  or as a  result of any act or omission of Landlord or any
                  agent,
                   contractor, officer, employee, licensee, invitee, excluding
                  any
                   claims based upon or arising out of the intentional acts,
                   negligence or willful misconduct of Tenant or any claims
                  based on
                   any harm to persons or damage to property caused by Tenant,
                  its
                    contractors or subcontractors. The foregoing indemnity
                   obligations shall survive the cancellation or termination
                  of
                   this Lease, and shall be without exception, and without
                  the
                   right to seek contribution from
                  Tenant.

              

      

      

      
        
           

        

        
          6

          
            

          

        

        
           

        

      

      
        	
              	(e)	
                Waiver
                  of Subrogation. Landlord and Tenant, on behalf of  themselves and
                  their respective insurance carriers, hereby  release each
                  other and
                  their respective agents and employees  from any and all
                  liability to
                  each other or anyone claiming  through or under them by
                  way of
                  subrogation or otherwise  for any loss or damage to property
                  caused
                  by or resulting  from risks insured against under fire or
                  extended
                  coverage  casualty insurance carried by the parties and
                  in force at
                  the  time of any such loss or damage; provided, however,
                  that this
                   release shall be applicable and in force and effect only
                  with
                   respect to loss or damage occurring during such time as
                  the
                   releasor's policies contain a clause or endorsement to
                  the
                   effect that any such release shall not adversely affect
                  or
                   impair such policies or prejudice the right of the releasor
                  to
                   recover thereunder. Landlord and Tenant each agrees that
                  it will
                   request its insurance carriers to include in its policies
                  such
                   a clause or endorsement, and will include such a clause
                   only
                  so long as it is includable without additional cost, or if  there
                  is
                  an additional cost, only so long as the other party pays  such
                  additional cost. Each party will notify the other of any  such
                  additional cost, and such other party may, at its  election,
                  pay the
                  applicable amount.

              

      

       

      14.  Eminent
        Domain.

       

      
        	 	
                (a)
                  

              	
                If
                  any portion of the floor area of the Building is condemned or taken
                  in any
                  manner,
                  including without limitation any conveyance in lieu of condemnation,
                  for
                  any
                  public or quasi public use ("Taken"), or if access to the Demised
                  Premises
                  is substantially
                  impaired as a result of any such condemnation, then Tenant shall
                  have
                  the right, but not the obligation, to terminate this Lease by the
                  delivery
                  of written
                  notice thereof to Landlord within thirty (30) days after written
                  notice of
                  such
                  taking is delivered to Landlord and Tenant by the condemning authority.
                  If
                  Tenant
                  so elects to terminate this Lease, the Term of this Lease shall
                  cease and
                  terminate
                  as of the date title is vested in the condemning authority. The
                  whole of
                  any
                  award or compensation for any portion of the Demised Premises Taken,
                  including
                  the value of Tenant's leasehold interest under the Lease, shall
                  be solely
                  the
                  property of Landlord; provided, however, Landlord shall reimburse
                  Tenant
                  for any
                  leasehold improvement made to the Demised Premises in excess of
                  the
                  Allowance.
                  Tenant is not precluded from seeking, at its own expense, an award
                  from
                  the condemning authority for loss of the value of any trade fixtures
                  or
                  other personal
                  property in the Demised Premises, or moving expenses, provided
                  that the
                  award
                  for such claim or claims shall not diminish the award made to Landlord.
                  In
                  the event the Demised Premises or any portion are Taken, Tenant
                  shall have
                  no claim
                  against Landlord for the value of any unexpired Terms of this Lease
                  or
                  otherwise.

              

      

      
        
           

        

        
          7

          
            

          

        

        
           

        

      

      
        	
              	(b)	
                In
                  the event of a partial taking of the Demised Premises which does
                  not
                  result in a termination
                  of this Lease, the Lease shall continue in full force and effect
                  and
                  there
                  shall be no reduction in rent.

              

      

       

      15.
        Compliance
        with Laws. At
        all
        times during this Lease, Tenant shall comply with all laws,
        orders, regulations and ordinances applicable to its use and occupancy of
        the
        Demised Premises.
        Landlord represents and warrants that as of the date of this Lease, Landlord
        has
        no knowledge
        of any violation of law with respect to the Demised Premises.

       

      16.
        Condition
        of Premises. Tenant
        further acknowledges that it has examined the Demised Premises
        prior to the making of this Lease, and knows the condition thereof, and that
        no
representations
        as to the condition or state of repairs thereof have been made by the Landlord
        or his
        agent
        which are not herein expressed, and the Tenant hereby accepts the Demised
        Premises in their
        present condition at the date of the execution of this Lease.

       

      17.
        Gas,
        Water, Heat, Electricity: Tenant
        will pay all charges made against said Demised Premises
        for gas, water, heat, air conditioning and electricity, and during the Option
        Periods shall pay
        charges for repairs or replacement thereof, during the continuance of this
        lease, as
        the
        same
        shall become due.

       

      18.
        Access
        To Premises. During
        the Initial Term and upon reasonable prior notice to Tenant,
        Landlord shall have the right to enter upon the Demised Premises at all
        reasonable hours for
        the
        purpose of inspecting the same. During the Option Periods, any such entry
        onto
        the Demised
        Premises shall be only with the accompaniment of a representative of Tenant.
        If
        the Landlord
        reasonably deems any repairs necessary he may demand that the Tenant make
        the
        same and
        if
        same are Tenant's obligation and should Tenant refuse or neglect to commence
        such repairs
        and complete the same with reasonable dispatch Landlord may make or cause
        to be
        made such repairs and shall not be responsible to Tenant for any loss or
        damage
        that may accrue to his business
        by reason thereof, and if Landlord makes or causes to be made such repairs
        Tenant agrees
        that it will forthwith on demand pay to the Landlord the cost thereof with
        interest at seven percent
        (7%) per annum.

       

      19.
        Reentry. In
        case
        any rent shall be due and unpaid for more than ten (10) days after written
        notice to Tenant or if default be made in any of the covenants herein contained
        for more than
        thirty (30) days after written notice to Tenant, then Landlord shall be
        permitted, subject to applicable law, to reenter into, repossess the Demised
        Premises and to remove Tenant and each and
        every
        occupant.

       

      20.
        Quiet
        Enjoyment. Landlord
        covenants that Tenant, on payment of all the aforesaid installments
        and performing all the covenants aforesaid, shall and may peacefully and
        quietly
have,
        hold and enjoy the Demised Premises for the term of this Lease and that Tenant's
        quiet enjoyment of the Demised Premises will not be disturbed by Landlord
        or
        anyone claiming by, through
        or under Landlord.

       

      21.  Surrender
        The
        Demised Premises, including the Building, any alterations, additions and
        improvements thereto, except movable office furniture, trade features and
        Tenant’s personal property, shall remain upon, and be surrendered with the
        Demised Premises, and shall be the property of Landlord at the termination
        of
        this Lease.  

      
        
           

        

        
          8

          
            

          

        

        
           

        

      

       

      22.
        Remedies
        Not Exclusive. It
        is
        agreed that each and every of the rights, remedies and benefits provided
        to
        Landlord and Tenant by this Lease shall be cumulative, and shall not be
exclusive
        of any other of said rights, remedies and benefits, or of any other rights,
        remedies and benefits allowed by law. Notwithstanding
        anything to the contrary contained in this Lease, Landlord
        shall provide Tenant with at least ten (10) days written notice in the event
        of
        a monetary
        default and at least (30) days written notice in the event of a non-monetary
        default prior
        to
        pursuing any remedy. If Tenant cures any alleged default (or commences such
        cure
        and diligently
        pursues same) during such cure periods, Landlord shall be prohibited from
        pursuing any
        remedies at law or provided under this Lease.

       

      23.  Waiver. One
        or
        more waivers of any covenant or condition by Landlord shall not be construed
        as a waiver of a further breach of the same covenant or condition.

       

      24.
        Holding
        Over. It
        is
        hereby agreed that in the event of the Tenant herein holding over after
        the
        termination or expiration of this Lease, thereafter the tenancy shall be
        from
        month to month
        in
        the absence of a written agreement to the contrary.

       

      25.
        FDIC
        Clause. Notwithstanding
        any other provisions contained in this Lease, in the event Tenant
        or
        its successors or assignees shall become insolvent or bankrupt, or if it
        or
        their interest under
        this Lease shall be levied upon or sold under execution or other legal process
        by any depository
        institution supervisory authority ("Authority"), Landlord may, in either
        such
        event, terminate
        this Lease only with the concurrence of any receiver or liquidator appointed
        by
        such Authority, provided, that in the event this Lease is terminated by the
        receiver or liquidator, the maximum
        claim of Landlord for rent, damages or indemnity for injury resulting from
        the
termination,
        rejection or abandonment of the unexpired Lease shall be by law no greater
        than
        an amount
        equal to all accrued and unpaid rent to the date of termination.

       

      26.
        Attorneys
        Fees. If
        either
        party hereunder commences an action against the other party to enforce
        any of the terms of this Agreement, the prevailing party shall be entitled
        to
        recover its actual
        attorney fees and expenses incurred in prosecuting or defending the
        action.

      

      27. Miscellaneous.

       

      
        	
              	(a)	
                Authority. Landlord
                  and Tenant each represent to the other party that the person executing
                  this Lease on behalf of such party is duly authorized to execute
                  and
                  deliver
                  this Lease, and that each such party has taken all action necessary
                  to
                  authorize
                  the execution and performance of its respective obligations under
                  this
                  Lease.

              

      

       

      
        	
              	(b)	
                Delays. In
                  the event either party is delayed or prevented from the performance
                  of
                  any
                  of its obligations under this Lease, by reason of strikes, lockouts,
                  labor
                  troubles,
                  inability to procure materials, failure of power, restrictive governmental
                  laws
                  or regulations, riots, insurrection, war or other reason not within
                  the
                  reasonable
                  control of such party, then the performance of such act shall be
                  excused
                  for the period of the delay, and the period for the performance
                  of such
                  act shall be extended for a period equivalent to the
                  delay.

              

      

      
        
           

        

        
          9

          
            

          

        

        
           

        

      

      
        	
              	
                (c)

              	
                Recording. Tenant
                  shall have the right to record a memorandum of this Lease. Landlord
                  shall
                  execute such memorandum upon request of
                  Tenant.

              

      

       

      
        	
              	(d)	
                Successors. This
                  Lease shall inure to the benefit of and be binding upon the parties
                  hereto, their respective heirs, administrators, personal representatives,
                  successors
                  and assigns.

              

      

       

      
        	
              	(e)	
                Severability. If
                  any provision of this Lease is held by a court of competent jurisdiction
                  to be invalid, void or unenforceable in any manner, the remaining
                  provisions of this Lease shall nonetheless continue in full force
                  and
                  effect without being impaired or invalidated in any way. In addition,
                  if
                  any provision of this Lease may be modified by a court of competent
                  jurisdiction such that it may be enforced, then said provision
                  shall be so
                  modified and as modified shall be fully
                  enforced.

              

      

       

      
        	
              	(f)	
                Entire
                  Agreement. This Lease and the Exhibits attached set  forth
                  all the covenants, promises, agreements, conditions and
                   understandings between Landlord and Tenant. No alteration,
                   amendment, change or addition to this Lease shall be binding
                   upon Landlord or Tenant unless reduced to writing and signed
                   by each party.

              

      

       

      
        	
              	(g)	
                Notices. Any
                  notice, demand, request, consent or other  instrument which
                  may be or
                  is required to be given under this  Lease shall be in writing
                  and
                  sent by United States registered  or certified mail, return
                  receipt
                  requested, bearing adequate  postage prepaid, or by overnight
                  express
                  courier when such  courier can provide evidence of the date
                  of
                  delivery, and shall  be effective upon delivery or refusal
                  to accept
                  delivery. All  such notices shall be sent to the following
                  addresses:

              

      

       

      
        	If To
                Landlord:	Irving I. Rosen Family
                Limited
                Partnership
	 	Attn: Irving I. Rosen
	 	10105 Ashwood Place
	 	Boynton Beach, FL 33437
                
	 	 
	 	Summer Residence 
	 	37132 Fox Chase 
	 	Farmington Hill, MI 48331
                
	 	 
	If To
                Tenant:	Birmingham
                Bloomfield Bancorporation  
	 	At the Demised Premises
                with a copy
                to: 
	 	Attn: Robert
                Farr 
	 	22518 Fiddlers Cove 
	 	Beverly Hills, MI
                48025

      

       

      Any
        party
        to this Lease may at any time change the address for notices to that party
        by
        giving notice
        in
        this manner.

      
        
           

        

        
          10

          
            

          

        

        
           

        

      

      28. Environmental
        Laws.

       

      
        	
              	(a)	
                To
                  Landlord's knowledge, the Demised Premises do not contain Hazardous
                  Materials
                  in violation of any Environmental Laws or in excess of generic
                  residential
                  cleanup criteria under Part 201 of the Natural Resources and Environmental
                  Protection Act.

              

      

      

      
        	
              	(b)	
                Tenant,
                  its agents, employees, sublessees or assignees, if any, shall not
                  discharge, release
                  or dispose of, on, in or under the Demised Premises, any substances
                  or
                  materials
                  which will cause the Demised Premises, or any part thereof, to
                  be in
                  violation of any federal, state or local health or safety statute,
                  ordinance, rule, regulation,
                  order or decree relating to the environment or imposing liability
                  or
                  standards
                  concerning or in connection with the presence, storage, use, maintenance
                  and/or removal of asbestos, PCB transformers, oil based products
                  or
                  other
                  hazardous, dangerous or toxic materials, waste or substances (collectively
                  the
                  "Hazardous Materials"), including any common law theories based
                  on
                  nuisance,
                  negligence or strict liability (collectively the "Environmental
                  Laws").
                  Tenant
                  shall defend and indemnify Landlord from and against any losses,
                  claims,
                  damages,
                  penalties, liabilities, costs (including cleanup costs) and expenses
                  (including
                  reasonable attorneys' fees) resulting from Tenant's, its agents',
                  employees',
                  sublessees' or assignees' breach or
                  violation of
                  any such
                  Environmental
                  Laws during the Term. Tenant represents that Tenant does not and
                  shall not utilize any Hazardous Materials in connection with their
                  intended uses
                  of the Building and Premises except for such Hazardous Materials
                  which are
                  used
                  in compliance with all Environmental
                  Laws.

              

      

      

      
        	
              	(c)	
                Landlord
                  shall defend and indemnify Tenant from and against any losses,
                  claims,
                  damages,
                  penalties, liabilities, costs (including cleanup costs) and expenses
                  (including
                  reasonable attorneys fees) resulting from (a) any breach of Landlord
                  representation
                  contained in this Section 28; and/or (b) the violation of any Environmental
                  Law or the presence of any Hazardous Materials located on the Premises
                  that, in each case, occurred or existed prior to the date of this
                  Lease.
                  The
                  foregoing indemnity obligations shall survive the termination or
                  cancellation of
                  this Lease.

              

      

       

      29. Brokers.

       

      
        	
              	(a)	
                Except
                  for Chris Galvin and Cumberland Real Estate Advisors (the "Broker"),
                  Landlord
                  represents and warrants to Tenant, that there are no claims for
                  brokerage
                  commissions
                  or finder's fees in connection with this Lease as a result of the
                  contracts,
                  contacts or actions of Landlord and Landlord agrees to indemnify
                  Tenant
                  and hold it harmless from all liabilities arising from an alleged
                  agreement or
                  act by Landlord (including, without limitation, the cost of counsel
                  fees
                  in connection
                  therewith and any sums due and owing to the Broker; such agreement
                  to
                  survive the termination of this Lease. Tenant
                  represents and warrants to Landlord
                  that there are no claims for brokerage commissions or finder's
                  fees in
                  connection
                  with this Lease as a result of the contracts, contacts or actions
                  of Tenant,
                  and Tenant agrees to indemnify Landlord and hold it harmless from
                  all
                  liabilities
                  arising from any such claim arising from an alleged agreement or
                  act by
                  Tenant
                  (including, without limitation, the cost of counsel fees in connection
                  therewith);
                  such agreement to survive the termination of this
                  Lease.

              

      

      

      
        
           

        

        
          11

          
            

          

        

        
           

        

      

      
        	 	
                (b)

              	
                Pursuant
                  to a separate agreement, Landlord has agreed to pay the Broker
                  the sum
                  of
                  Sixty Six Thousand Dollars
                  ($66,000).

              

      

       

      30.
        Security
        Deposit. Upon
        the
        execution of this Lease, Tenant has deposited with Landlord
        the sum of Seventeen Thousand Two Hundred Ninety One and 67/100 Dollars
($17,291.67)
        (the "Deposit"). The Deposit shall be held by Landlord as
        security
        for the faithful performance
        by Tenant of all of the provisions of this Lease to be performed or observed
        by
Tenant.
        If Tenant fails to pay rent or other charges due hereunder, or otherwise
        defaults with respect
        to any provision of this Lease, Landlord may, but shall have no obligation
        to
        use, apply or
        retain
        all or any portion of the Deposit for the payment of any rent or other charge
        in
        default or
        for
        the payment of any other sum to which Landlord may become obligated by reason
        of
Tenant's
        default or to compensate Landlord for any loss or damage which Landlord may
        suffer thereby.
        If Landlord so uses or applies all or any portion of the Deposit, Tenant
        shall
        within thirty
        (30) days after demand therefore deposit cash with Landlord in an amount
        sufficient to restore
        the Deposit to the full amount thereof. If Tenant performs all of Tenant's
        obligations hereunder,
        the Deposit or so much thereof as had not theretofore been applied by Landlord
        shall be
        returned, without payment of interest or other increment for its use, to
        Tenant
        (or, at Landlord's
        option, to the last assignee, if any, of Tenant's interest hereunder) at
        the
        expiration of the
        Term
        and after Tenant has vacated the Demised Premises.

       

      31.
        Landlord's
        Contribution. Landlord's
        obligation for the Allowance, brokerage commissions,
        fees, taxes, and payments of every kind and nature under this Lease shall
        be
limited
        to Three Hundred Fifteen Thousand Seven Hundred Two Dollars ($315,702.00).
        Notwithstanding the foregoing, Landlord shall remain responsible for the
        payment
        of Taxes under
        Section 5(a) and All Risk Insurance under Section 13(b) in excess of this
        limitation.

       

      

       

      [SIGNATURES
        ON NEXT PAGE]

      

      

      
        
           

        

        
          12

          
            

          

        

        
           

        

      

      

       

      THIS
        LEASE AGREEMENT
        was
        executed on the day and year first above written.

       

       

      
        	 	LANDLORD:
	 	 
	 	
                IRVING I. ROSEN FAMILY LIMITED
                  

                PARTNERSHIP,
                  a
                  Michigan limited partnership 

              
	 	 
	 	By: /s/
                Irving I. Rosen President of Irving I. Rosen Family Ltd.
                Partnership
	 	Irving I. Rosen, General
                Partner
	 	 
	 	TENANT:
                
	 	 
	 	BIRMINGHAM
                BLOOMFIELD
	 	BANCORPORATION,
                a
                Michigan  corporation
	 	 
	 	By: /s/
                Robert Farr
	 	Robert Farr, President 

      

       

       

      
        
           

        

        
          13LEASE

    

    

    

    Birmingham
      Bloomfield Bancorp, Inc.

    TENANT

    

    

    

    BLOOMFIELD
      PLAZA

    Bloomfield
      Township, Michigan

    

     

    

    Schostak
      Brothers & Company, Inc.

    P.O.
      Box
      267 

    Southfield,
      Michigan 48037

    (248)
      262-1000

    Managing
      Agent

     

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    

    

      INDEX
        TO LEASE

    

    
       

    

    
      	
              ARTICLE
                I - GRANT AND TERM

            	 
	 	
              Section
                1.01

            	
              Leased
                Premises

            	
              1

            
	 	
              Section
                1.02

            	
              Construction
                by Landlord

            	
              2

            
	 	
              Section
                1.03

            	
              Construction
                by Tenant

            	
              2

            
	 	
              Section
                1.04

            	
              Length
                of Term, Lease Year

            	
              3

            
	 	
              Section
                1.05

            	
              Landlord’s
                and Tenant’s Optional 

            	
               

            
	 	 	
              Right
                of Cancellation

            	
              3

            
	 	 	 	 
	
              ARTICLE
                II - RENT AND TAXES

            	 
	 	
              Section
                2.01

            	
              Minimum
                Rent

            	
              4

            
	 	
              Section
                2.02

            	
              Percentage
                Rent

            	
              4

            
	 	
              Section
                2.03

            	
              Gross
                Sales

            	
              5

            
	 	
              Section
                2.04

            	
              Taxes

            	
              5

            
	 	
              Section
                2.05

            	
              Covenant
                to Pay Rent; Additional Rent

            	
              6

            
	 	 	 	
               

            
	
              ARTICLE
                III - RECORDS AND BOOKS OF ACCOUNT 

            	
               

            
	 	
              Section
                3.01

            	
              Tenant’s
                Records

            	
              7

            
	 	
              Section
                3.02

            	
              Reports
                by Tenant

            	
              7

            
	 	 	 	
               

            
	
              ARTICLE
                IV - AUDIT

            	
               

            
	 	
              Section
                4.01

            	
              Right
                to Examine Books

            	
              7

            
	 	
              Section
                4.02

            	
              Audit

            	
              7

            
	 	 	 	
               

            
	
              ARTICLE
                V - OPERATION AND MAINTENANCE OF  COMMON
                AREAS

            	
               

            
	 	
               

            	 	
               

            
	 	
              Section
                5.01

            	
              Designation
                and Use of Common Areas

            	
              8

            
	 	
              Section
                5.02

            	
              Operation
                of Common Areas

            	
              8

            
	 	
              Section
                5.03

            	
              Tenant’s
                Pro Rata Share of Operating Expenses

            	
              8

            
	 	 	 	
               

            
	
              ARTICLE
                VI - USE OF LEASED PREMISES

            	
               

            
	 	
              Section
                6.01

            	
              Use
                of Leased Premises

            	
              9

            
	 	
              Section
                6.02

            	
              Radius

            	
              10

            
	 	
              Section
                6.03

            	
              Storage.
                Office Space

            	
              10

            
	 	
              Section
                6.04

            	
              Care
                of Leased Premises

            	
              10

            
	 	 	 	
               

            
	
              ARTICLE
                VII - UTILITY SERVICE

            	
               

            
	 	
              Section
                7.01

            	
              Utilities
                and Tenant’s Obligation

            	
               

            
	 	 	
              for
                Payment Thereof

            	
               

            
	 	 	 	
               

            
	
              ARTICLE
                VIII - MAINTENANCE OF LEASED PREMISES

            	
               

            
	 	
              Section
                8.01

            	
              Landlord’s
                Obligations for Maintenance

            	
              11

            
	 	
              Section
                8.02

            	
              Tenant’s
                Obligations for Maintenance

            	
              11

            
	 	
              Section
                8.03

            	
              Tenant’s
                Obligation to Refurbish

            	
              12

            
	 	 	 	
               

            
	
              ARTICLE
                IX - SIGNS

            	
               

            
	 	
              Section
                9.01

            	
              Signs

            	
              13

            
	 	 	 	
               

            
	
              ARTICLE
                X - ALTERATIONS

            	
               

            
	 	
              Section
                10.01

            	
              Alterations
                10

            	
              13

            
	 	 	 	
               

            
	
              ARTICLE
                XI - INSURANCE AND INDEMNII’Y

            	
               

            
	 	
              Section
                11.01

            	
              Covenant
                to Hold Harmless

            	
              13

            
	 	
              Section
                11.02

            	
              Liability
                Insurance

            	
              14

            
	 	
              Section
                11.03

            	
              Property
                Insurance

            	
              14

            
	 	
              Section
                11.04

            	
              Waiver
                of Subrogation

            	
              15

            
	 	 	 	
               

            
	
              ARTICLE
                XII - ASSIGNMENT AND SUBLETTING

            	
               

            
	 	
              Section
                12.01

            	
              Assignment
                and Subletting

            	
              15

            
	 	 	 	
               

            
	
              ARTICLE
                XIII - ACCESS TO LEASED PREMISES

            	
               

            
	 	
              Section
                13.01

            	
              Right
                of Entry by Landlord

            	
              16

            
	 	 	 	
               

            
	
              ARTICLE
                XIV - EMINENT DOMAIN

            	
               

            
	 	
              Section
                14.01

            	
              Total
                Condemnation of Leased Premises

            	
              17

            
	 	
              Section
                14.02

            	
              Partial
                Condemnation

            	
              17

            
	 	
              Section
                14.03

            	
              Landlord’s
                and Tenant’s Damages

            	
              17

            
	 	 	 	
               

            
	
              ARTICLE
                XV - DESTRUCTION OR DAMAGE TO LEASED
                PREMISES 

            	
               

            
	 	
               

            	 	
               

            
	 	
              Section
                15.01

            	
              Reconstruction
                of Damaged Premises

            	
              18

            
	 	 	 	
               

            
	
              ARTICLE
                XVI - BANKRUPTCY OR INSOLVENCY 

            	
               

            
	 	
              Section
                16.01

            	
              Conditions
                to the Assumption and Assignment of the

            	
               

            
	 	 	
              Lease
                Under Chapter 7 of the Bankruptcy Code

            	
              18

            
	 	
              Section
                16.02

            	
              Conditions
                to the Assumption of the

            	
               

            
	 	 	
              Lease
                in Bankruptcy Proceedings

            	
              19

            
	 	
              Section
                16.03

            	
              Landlord’s
                Option to Terminate Upon

            	
               

            
	 	 	
              Subsequent
                Bankruptcy Proceedings of Tenant

            	
              20

            
	 	
              Section
                16.04

            	
              Conditions
                to the Assignment of the

            	
               

            
	 	 	
              Lease
                in Bankruptcy Proceedings

            	
              20

            
	 	
              Section
                16.05

            	
              Use
                and Occupancy Charges

            	
              21

            
	 	
              Section
                16.06

            	
              Tenant’s
                Interest Not Transferable By Virtue of

            	
               

            
	 	 	
              State
                Insolvency Law Without Landlord’s Consent

            	
              21

            
	 	
              Section
                16.07

            	
              Landlord’s
                Option to Terminate Upon Insolvency

            	 
	 	 	
              of
                Tenant or Guarantor Under State Insolvency Law

            	 
	 	 	
              or
                Upon Insolvency of Guarantor Under Federal

            	
               

            
	 	 	
              Bankruptcy
                Act

            	
              22

            
	 	 	 	
               

            
	
              ARTICLE
                XVII - DEFAULT OF THE TENANT

            	
               

            
	 	
              Section
                17.01

            	
              Right
                to Re-Enter

            	
              22

            
	 	
              Section
                17.02

            	
              Right
                to Relet

            	
              22

            
	 	
              Section
                17.03

            	
              Legal
                Expenses

            	
              23

            
	 	
              Section
                17.04

            	
              Waiver
                of Counterclaims and Trial by Jury 

            	
              23

            
	 	
              Section
                17.05

            	
              Waiver
                of Right and Redemption

            	
              24

            
	 	 	 	
               

            
	
              ARTICLE
                XVIII - ADVERTISING AND MERCHANTS’ASSOCIATION

            	
               

            
	 	
               

            	 	
               

            
	 	
              Section
                18.01

            	
              Change
                of Name, Advertising

            	
              24

            
	 	
              Section
                18.02

            	
              Merchants’
                Association

            	
              24

            
	 	
              Section
                18.03

            	
              Solicitation
                of Business

            	
              25

            
	 	 	 	
               

            
	
              ARTICLE
                XIX - TENANT’S PROPERTY

            	
               

            
	 	
              Section
                19.01

            	
              Taxes
                on Tenant’s Property

            	
              26

            
	 	
              Section
                19.02

            	
              Loss
                and Damage

            	
              26

            
	 	
              Section
                19.03

            	
              Notice
                by Tenant

            	
              26

            
	 	 	 	
               

            
	
              ARTICLE
                XX - RULES AND REGULATIONS

            	
               

            
	 	
              Section
                20.01

            	
              Rules
                and Regulations

            	
              26

            
	 	 	 	
               

            
	
              ARTICLE
                XXI - QUIET ENJOYMENT

            	
               

            
	 	
              Section
                21.0

            	
              Landlord’s
                Covenant

            	
              26

            
	 	 	 	
               

            
	
              ARTICLE
                XXII - HOLDING OVER, SUCCESSORS

            	
               

            
	 	
              Section
                22.01

            	
              Vacation
                of Leased Premises

            	
              26

            
	 	
              Section
                22.02

            	
              Holding
                Over

            	
              27

            
	 	
              Section
                22.03

            	
              Successors

            	
              27

            
	 	 	 	
               

            
	
              ARTICLE
                XXIII - OFF-SET STATEMENT, ATTORNMENT AND
                SUBORDINATION

            	
               

            
	 	
               

            	 	
               

            
	 	
              Section
                23.01

            	
              Off-Set
                Statement

            	
              27

            
	 	
              Section
                23.02

            	
              Attornment

            	
              27

            
	 	
              Section
                23.03

            	
              Subordination

            	
              27

            
	 	
              Section
                23.04

            	
              Remedies

            	
              28

            
	 	 	 	
               

            
	
              ARTICLE
                XXIV - WASTE

            	
               

            
	 	
              Section
                24.01

            	
              Waste
                or Nuisance

            	
              28

            
	 	 	 	
               

            
	
              ARTICLE
                XXV - SECURITY PROVISION

            	
               

            
	 	
              Section
                25.01

            	
              Security

            	
              28

            
	 	 	 	
               

            
	
              ARTICLE
                XXVI - MISCELLANEOUS

            	
               

            
	 	
              Section
                26.01

            	
              Addition
                of a Major Store

            	
              29

            
	 	
              Section
                26.02

            	
              Waiver

            	
              29

            
	 	
              Section
                26.03

            	
              Entire
                Agreement

            	
              29

            
	 	
              Section
                26.04

            	
              Interpretation
                and Use of Pronouns

            	
              29

            
	 	
              Section
                26.05

            	
              Delays

            	
              30

            
	 	
              Section
                26.06

            	
              Notices

            	
              30

            
	 	
              Section
                26.07

            	
              Captions
                and Section Numbers

            	
              30

            
	 	
              Section
                26.08

            	
              Broker’s
                Commission

            	
              30

            
	 	
              Section
                26.09

            	
              Recording

            	
              30

            
	 	
              Section
                26.10

            	
              Furnishing
                of Financial Statement

            	
              30

            
	 	
              Section
                26.11

            	
              Landlord’s
                Use of Common Areas

            	
              31

            
	 	
              Section
                26.12

            	
              Transfer
                of Landlord’s Interest

            	
              31

            
	 	
              Section
                26.13

            	
              Floor
                Area

            	
              31

            
	 	
              Section
                26.14

            	
              Late
                Charges

            	
              31

            
	 	
              Section
                26.15

            	
              Liability
                of Landlord

            	
              31

            
	 	
              Section
                26.16

            	
              Accord
                and Satisfaction

            	
              31

            
	 	
              Section
                26.17

            	
              Execution
                of Lease

            	
              32

            
	 	
              Section
                26.18

            	
              Laws
                of the State of Michigan

            	
              32

            
	 	
              Section
                26.19

            	
              No
                Assurance of Other Tenants

            	
              32

            
	 	 	 	
               

            
	
              ACKNOWLEDGMENTS
                OF LANDLORD

            	
              33

            
	
              ACKNOWLEDGMENT
                OF CORPORATE TENANT

            	
              33

            
	 	 	 	
               

            
	
              RULES
                AND REGULATIONS

            	 	
               

            
	 	 	 	
               

            
	 	
              Exhibit
                “A”

            	
              Site
                Plan

            	 
	 	
              Exhibit
                “B”

            	
              Legal
                Description of Shopping Center

            	 
	 	
              Exhibit
                “C”

            	
              Landlord’s
                Work

            	 
	 	
              Exhibit
                “D”

            	
              Tenant’s
                Work

            	 
	 	
              Exhibit
                “E”

            	
              Sign
                Criteria

            	 
	 	
              Exhibit
                “F”

            	
              Lease
                Specifics

            	 
	 	 	 	 

    

    
 

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

      

    

    BLOOMFIELD
      PLAZA

    Bloomfield
      Township, Michigan

    

    THIS
      LEASE
      made as
      of this _____ day of _________________ 2005 by and between BLOOMFIELD PLAZA,
      as
      Landlord, and the party named in Item 3 of Exhibit “F” attached hereto and made
      a part hereof, as Tenant.

    

    

    ARTICLE
      1. GRANT AND TERM

    

    SECTION
      1.01. LEASED
      PREMISES.
      Landlord, in consideration of the rent to be paid and the covenants to be
      performed by Tenant, does hereby demise and lease unto Tenant, and Tenant hereby
      rents from Landlord, those certain premises in the development commonly known
      as
      Bloomfield Plaza (hereinafter referred to as the “Shopping Center”) which
      development is shown on the site plan marked Exhibit “A”, attached hereto and
      made a part hereof, such leased premises being cross-hatched thereon. The legal
      description of the Shopping Center, which is located in the Township of
      Bloomfield, County of Oakland, State of Michigan, is more particularly described
      on Exhibit “B” attached hereto and made a part hereof. The leased premises shall
      contain space as described in Item 4 of Exhibit “F”.

    

    The
      attached site plan contains a general layout of the Shopping Center and shall
      not be deemed to be a warranty, representation or agreement on the part of
      Landlord that said Shopping Center is or will be exactly as indicated on said
      site plan. Nothing herein contained shall be construed as a grant or rental
      by
      Landlord to Tenant of the roof or exterior walls of the building of which the
      leased premises forms a part, or of the walks and other common areas beyond
      the
      leased premises, or of the land under the leased premises. Landlord reserves
      the
      right to install, maintain, use, repair and replace pipes, ducts, conduits,
      wires and structural elements leading through the leased premises and serving
      other parts of the Shopping Center, provided same do not materially adversely
      interfere with Tenant’s use of, or access to, the leased
      premises.

    

    The
      attached site plan includes other portions of the Shopping Center which Landlord
      may from time to time sell or lease for the purpose of construction of one
      or
      more major stores (a “Major Store” being defined as a store containing in excess
      of 20,000 square feet of floor space), and any such portion may thereupon,
      at
      Landlord’s option, be referred to and treated as a “Major Store site” upon
      occupancy thereof. It is agreed that wherever the term “Shopping Center” is used
      herein it shall be deemed to exclude any parcel hereinafter designated as a
      Major Store site, as above defined.

    

    Landlord
      hereby reserves the right at any time, and from time to time, to make
      alterations or additions to, and to build additional stories on the building
      in
      which the leased premises are located and to building adjoining the same,
      provided same do not materially adversely interfere with Tenant’s use of, or
      access to, the leased
      premises. Landlord also reserves the right at any time, and from time to time,
      to construct other buildings and improvements in the Shopping Center, and to
      enlarge the Shopping Center and to make alterations therein or additions
      thereto, and to build additional stories on any building or buildings within
      the
      Shopping Center, and to building adjoining thereto, and to sell or lease any
      part of the land comprising the Shopping Center, as shown on the site plan
      attached hereto as Exhibit “A”, for the construction thereon of a building(s)
      which may or may not be part of the Shopping Center, provided same do not
      materially adversely interfere with Tenant’s use of, or access to, the
leased
      premises. The purpose of the attached site plan is to show the approximate
      location of the leased premises within the Shopping Center and Landlord reserves
      the right at any time to relocate, the various buildings, parking areas and
      other common areas shown on said site plan. It is further understood and
      acknowledged by the Tenant that Landlord shall have the right, at its sole
      option, to reduce the common areas, and change the site plan in any manner
      it
      deems fit in order to accommodate new buildings and improvements without notice
      to or obtaining the consent of Tenant providing that any removal or changes
      shall not materially adversely affect access to, or the use of, the leased
      premises. In addition, Tenant acknowledges that the attached site plan creates
      no easement rights in the common areas shown thereon, but only the right to
      use
      said areas in common with all other tenants and occupants of the Shopping
      Center, as said areas may exist from time to time during the term hereof. In
      addition to the leased premises, Tenant shall have four (4) parking spaces
      specifically reserved for use by its customers during normal office banking
      hours as designated on Exhibit A.

     

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

    SECTION
      1.02. CONSTRUCTION BY LANDLORD.
      Landlord
      has constructed or will construct on the site of the Shopping Center a building
      in which the leased premises are to be located. The leased premises shall be
      constructed substantially in accordance with Outline Specifications entitled
      “Landlord’s Work” set forth in Exhibit “C” attached hereto and made a part
      hereof. It is understood and agreed by Tenant that any minor changes from said
      Outline Specifications which may be necessary during construction of the
      building or leased premises shall not affect or change this Lease or invalidate
      same, and that Landlord shall be the sole judge of what are “minor changes” and
      whether they are “necessary”.

    

    Landlord
      will notify Tenant when the leased premises will in fact be ready for Tenant’s
      occupancy. Upon delivery of the leased premises Tenant accepts the leased
      premises in its “as is” condition. It is agreed that by occupying said leased
      premises as a Tenant, Tenant formally accepts the same and acknowledges that
      the
      leased premises and the Shopping Center are in the condition called for
      hereunder. Failure of Landlord to deliver possession of the leased premises
      within the time and in the condition provided for in this Lease will not give
      rise to any claim for damages by the Tenant against the Landlord or against
      the
      Landlord’s contractor.

    

    SECTION
      1.03. CONSTRUCTION BY TENANT.
      Tenant
      agrees, prior to the commencement of the term of this Lease, at Tenant’s sole
      cost and expense, to provide all work of whatsoever nature in accordance with
      its obligations set forth in Exhibit “D” as “Tenant’s Work”. Tenant agrees to
      furnish to Landlord the Store Design Drawings and/or working drawings and
      specifications with respect to the leased premises prepared in the manner and
      within the time periods required in Exhibit “D” attached hereto, made a part
      hereof and incorporated by reference. If such Store Design and/or working
      drawings and specifications are not furnished by Tenant to Landlord within
      the
      required time periods in form to permit approval by Landlord, then the Landlord
      may at its option at any time while the Tenant is in default of this provision,
      in addition to any and all other remedies provided in this Lease, have the
      further remedy by not less than twenty (20) days notice to Tenant to declare
      this Lease terminated and the term ended, in which event, this Lease shall
      cease
      and terminate on the date specified in such notice with the same force and
      effect as though the date set forth in such notice were the date originally
      set
      forth herein and fixed for the expiration of the term, and Tenant shall vacate
      and surrender the leased premises but shall remain liable as provided in this
      Lease. No deviation from the final set of plans and specifications, once
      approved by Landlord, shall be made by Tenant without Landlord’s prior written
      consent, which shall not be unreasonably withheld, conditioned or delayed.
      Approval of the plans and specifications by Landlord shall not constitute the
      assumption of any responsibility by Landlord for their accuracy or sufficiency,
      and Tenant shall be solely responsible for such items. Until such time as
      Tenant’s final working drawings have been approved in writing by Landlord, the
      right of Tenant to enter upon the leased premises shall be solely for the
      purpose of inspecting and measuring same and to obtain such information as
      may
      be necessary to prepare architectural drawings for the construction of Tenant’s
      leasehold improvements and placement of its fixtures in the leased premises.
      Tenant’s right of possession shall not occur until such time as Landlord
      notifies Tenant pursuant to Section 1.02 hereof that the leased premises are
      available for Tenant’s occupancy or Tenant’s Work.

    

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

    SECTION
      1.04. LENGTH OF TERM, LEASE YEAR.
      The term
      of this Lease shall commence upon the date that shall be (i) one hundred twenty
      (120) days after the later to occur of: (a) delivery of the leased premises
      to
      Tenant; or (b) Tenant’s receipt of such certifications and approvals from the
      Federal Deposit Insurance Corporation (“FDIC Approvals”) and State of Michigan
      (“State of Michigan Approvals”) (together the FDIC Approvals and State of
      Michigan Approvals shall be referred to as “Government Approvals”) necessary for
      Tenant to operate its business (which FDIC Approvals Tenant shall apply for
      within ten (10) days of the date of this Lease
      and
      State of Michigan Approvals within ten (10) days of Tenant’s receipt of the FDIC
      Approvals and diligently use its best efforts to obtain same), or, (ii) the
      date
      on which Tenant shall open its store in said leased premises for business to
      the
      general public, whichever of said dates is the first to occur, and shall end
      at
      the time specified in Item 6 of Exhibit “F.”

    

    In
      the
      event Tenant fails to open its offices for business to the general public either
      (a) ninety (90) days after the commencement date of the term hereof, or (b)
      at
      any time when Tenant is required to do so under the terms of this Lease, then
      in
      order to compensate Landlord for its loss, Tenant shall pay to Landlord as
      additional rent over and above fixed minimum annual rent and other charges
      to be
      paid by Tenant to Landlord pursuant to this Lease, a sum equal to Two Hundred
      Dollars ($200.00) for each day that Tenant shall have failed to open its offices
      for business. This remedy shall be in addition to any and all other remedies
      provided in this Lease to the Landlord in the event of default by Tenant.

    

    The
      term
“lease year” as used herein shall be defined to mean a period of twelve (12)
      consecutive calendar months. The first lease year shall begin on the date of
      commencement of the term of this Lease. Each succeeding lease year shall
      commence on the anniversary date of the first lease year. 

    

    SECTION
      1.05. LANDLORD’S AND TENANT’S OPTIONAL RIGHT OF
      CANCELLATION.
      If for any reason the leased premises are not ready for Tenant’s occupancy on
      the delivery date specified in Item 7 of Exhibit “F”, then for a period of
      thirty (30) days thereafter Tenant shall have the option, and for a period
      of
      forty-five (45) days thereafter Landlord shall have the option, of cancelling
      and terminating this Lease by written notice, one to the other, and in the
      event
      that either party shall exercise such option, this Lease shall cease with
      neither party being liable to the other in damages or otherwise, and any money
      deposited hereunder shall be returned to Tenant. In the event that neither
      Tenant nor Landlord gives such written notice of cancellation, then this Lease
      shall be considered as continuing in full force and effect. Notwithstanding
      anything to the contrary herein contained, in the event that the lease term
      shall not have commenced prior to such date as shall be two (2) years from
      the
      date of this Lease, then this Lease shall be automatically terminated without
      any further act of either parties hereto and both parties hereto shall be
      released from all obligations hereunder.

    

    
      
        
        

      

      
        3

        
          

        

      

      
        
        

      

    

    

    

    ARTICLE
      II. RENT AND TAXES

    

    SECTION
      2.01. MINIMUM RENT.
      The
      fixed minimum annual rent during the term of this Lease shall be as set forth
      in
      Item 8 of Exhibit “F”, and shall be payable in equal monthly installments on or
      before the first day of each month, in advance, at the office of the Landlord,
      or such other place as the Landlord may designate without any prior demand
      therefor and without any deductions or setoff whatsoever.

    

    Should
      the term of this Lease commence on a day other than the first day of a calendar
      month, then the rental for such month shall be prorated upon a daily basis
      based
      upon a thirty (30) day calendar month.

    

    If
      the term of this Lease exceeds five (5) full lease years, then, if, for the
      fifth (5th) full lease year of the term hereof, Tenant is obligated to pay
      percentage rent as set forth in Item 9(b) of Exhibit “F’: then, commencing with
      the sixth (6th) full lease year and continuing through the remainder of the
      term
      of this Lease, the fixed minimum annual rent set forth in Exhibit “F” shall be
      increased to the aggregate of the fixed minimum annual rent and percentage
      rent
      payable by Tenant for the fifth (5th) full lease year. In no event shall the
      fixed minimum annual rent be less than the fixed minimum annual rent payable
      during the fifth (5th) full lease year.

    

    SECTION
      2.02. PERCENTAGE RENT. (a)
      In addition to the payment of the fixed minimum annual rent, as hereinbefore
      provided, Tenant shall pay to Landlord during each lease year of the term hereof
      as annual percentage rent, the amount determined pursuant to the provisions
      of
      Item 9 of Exhibit “F.” The annual percentage rent shall be payable at the times
      and in the manner hereinafter set forth, at the office of the Landlord, or
      such
      other place as the Landlord may designate without any prior demand therefor
      and
      without any deductions or setoff whatsoever.

    

    (b)
      Such annual percentage rent shall be paid in monthly installments, the first
      such installment to be due and payable with respect to the month during each
      lease year during which the Gross Sales first exceed the minimum Gross Sales
      and
      shall be payable on each succeeding month thereafter during such lease year
      with
      respect to the Gross Sales in excess of the minimum Gross Sales. Such payments
      shall be made within ten (10) days after the end of such month. In the event
      that the total of the monthly installments of percentage rent for any lease
      year
      does not equal the annual percentage rent computed for such lease year, in
      accordance with the formula set forth above, then Tenant, at the time it submits
      the annual statement of Gross Sales required under Section 3.02, shall pay
      Landlord any deficiency, or Landlord shall credit any overpayment to the next
      installment of percentage rent due from Tenant, as the case may be. In no event,
      however, shall the rent to be paid by Tenant and retained by Landlord for any
      lease year be less than the fixed minimum annual rent hereinbefore specified.
      If
      the commencement date of the lease term is other than February 1, then the
      percentage rent covering a partial lease year, as hereinabove defined, shall
      be
      paid on Gross Sales in accordance with Section 2.02(a) but computed on a pro
      rata basis for the period beginning on the commencement date of the lease term
      and ending on the succeeding January 31, and shall be payable within thirty
      (30)
      days thereafter.

    

    (c)
      Notwithstanding anything to the contrary contained herein, in the event that,
      at
      anytime subsequent to the expiration of the first full lease year of the term
      hereof, Tenant does not achieve “Gross Sales” of at least the amount specified
      in Item 9(b) of Exhibit “F” during each lease year of any two (2) consecutive
      lease years, then, for a period of one hundred twenty (120) days after the
      date
      that Tenant is obligated to furnish to Landlord its written report of Gross
      Sales required pursuant to Section 22.01 hereof, Landlord shall have the option,
      upon sixty (60) days prior written notice to Tenant, of terminating this Lease.
      In the event Landlord elects to exercise said option, Tenant shall deliver
      possession of the leased premises to Landlord in the condition called for in
      Section 22.01 hereof on or before the sixtieth (60th) day after the date of
      Landlord’s notice. Upon payment by Tenant to Landlord of all charges due or
      having accrued under this Lease up to and including the date sixty (60) days
      after the date of Landlord’s notice or the day on which possession of the leased
      premises is delivered to Landlord in the condition called for hereunder,
      whichever is later, the parties hereto shall be released of any and all further
      liability hereunder. In the event that Landlord fails to exercise the foregoing
      option to terminate this Lease within the required time period, then the same
      shall become null and void with respect to said two (2) lease year period,
      but
      shall remain in full force and effect throughout the balance of the lease term
      from the beginning of the second lease year of any such two (2) lease year
      period.

    

    
      
        
        

      

      
        4

        
          

        

      

      
        
        

      

    

    SECTION
      2.03. GROSS SALES. The
      term “Gross Sales” as used herein shall be construed to include the entire
      amount of the actual sales price, whether for cash or otherwise, of all sales
      of
      merchandise or service and all other receipts whatsoever of all business
      conducted in or from the leased premises, including mail or telephone orders
      received or filled at the leased premises, and including all deposits not
      refunded to purchasers, orders taken, although said orders may be filled
      elsewhere, and including sales by any sublessee, concessionaire or licensee
      or
      otherwise in or from the leased premises. No deduction shall be allowed for
      uncollected or uncollectible credit accounts. Said terms shall not include,
      however, any sums collected by Tenant and paid out by Tenant for any sales
      or
      excise tax imposed by any duly constituted governmental authority nor shall
      it
      include the exchange of merchandise between the stores of Tenant, if any, where
      such exchange of goods or merchandise is made solely for the convenient
      operation of the business of Tenant and not for the purpose of consummating
      a
      sale which has theretofore been made in or from the leased premises and/or
      for
      the purpose of depriving Landlord of the benefit of a sale which otherwise
      would
      be made in or from the leased premises, nor shall the term include the amount
      of
      returns to shippers or manufacturers, nor proceeds from the sale of trade
      fixtures. There shall be deductible from Gross Sales the amount of any cash
      or
      credit refund (excluding due bills) made upon any sale in or from the leased
      premises where the merchandise sold is thereafter returned by the Purchaser
      and
      accepted by Tenant.

    

    SECTION
      2.04. TAXES. Tenant
      acknowledges and agrees that Tenant’s and the adjoining theatre building’s
      agreed upon combined allocated share of the Shopping
      Center’s
      taxes
      and assessments is fifteen and one-half (15.5%) percent of the total taxes
      and
      assessments of the entire Shopping
      Center.
      Tenant
      also acknowledges and agrees that for purposes of this Lease,
      including but not limited to Articles V and XI, Tenant’s proportionate share is
      one-third (1⁄3) of fifteen and one-half (15.5%) percent (defined as Tenant’s
“Proportionate Share”). Tenant agrees to pay to Landlord its Proportionate Share
      of all taxes and assessments which may be levied or assessed by any lawful
      authority during each calendar year during the term of this Lease against the
      land, buildings and improvements comprising the Shopping
      Center,
      said
      allocation of taxes representing an agreed upon percentage of Tenant’s and the
      theatre’s use of areas other than the leased premises, including but not limited
      to Tenant’s drive-through banking facilities (including but not limited to all
      approaches and driveways adjacent thereto), the theatre building located east
      of
      the leased premises (“Theatre Building”), the common roof and mall (“Covered
      Mall”) connecting the leased premises to the Theatre Building, and all parking
      and appurtenant facilities thereto as determined by Landlord in its sole
      discretion (all of which together may be referred to as the “Bank/Theatre
      Parcel”). Tenant further agrees to pay to Landlord its Proportionate Share of
      the Michigan Single Business Tax paid or payable, for each calendar year during
      the term of this Lease, by Landlord with respect to the Shopping Center and
      the
      rentals generated therefrom. Should the State of Michigan or any political
      subdivision thereof or any governmental authority having jurisdiction thereover
      either: (a) impose a tax and/or assessment of any kind or nature upon, against
      or with respect to the rentals payable by tenants in the Shopping Center to
      Landlord derived from the Shopping Center or with respect to the Landlord’s
      ownership of the land and buildings comprising the Shopping Center, either
      by
      way of substitution for all or any part of the taxes and assessments levied
      or
      assessed against such land and such buildings, or in addition thereto; and/or
      (b) impose a tax or surcharge of any kind or nature, upon, against or with
      respect to the parking areas or the number of parking spaces in the Shopping
      Center, such tax, assessment and/or surcharge shall be deemed to constitute
      a
      tax and/or assessment against such land and such buildings for the purpose
      of
      this Section and Tenant shall be obligated to pay its Proportionate Share
      thereof as provided herein. The Proportionate Share to be paid by Tenant shall
      also include Tenant’s Proportionate Share of any costs, expenses and attorneys’
      fees incurred by Landlord in connection with the negotiation for reduction
      in
      the assessed valuation of land, buildings and improvements comprising the
      Shopping Center and any protest or contest of real estate taxes and/or
      assessments. Any taxes levied on the income of the Landlord as set forth herein
      shall be computed as if the Shopping Center is the only property of Landlord
      subject to such tax; provided, however, Tenant shall have no liability for
      any
      income taxes, transfer taxes, estate or gift taxes incurred by Landlord.

    

    
      
        
        

      

      
        5

        
          

        

      

      
        
        

      

    

    Tenant’s
      Proportionate Share of all of the aforesaid taxes and assessments levied or
      assessed for or during the term hereof, as determined by Landlord, shall be
      paid
      in monthly installments on or before the first day of each calendar month,
      in
      advance, in an amount estimated by Landlord, or Landlord may elect, as its
      sole
      option, to bill such taxes in arrears; provided, that in the event Landlord
      is
      required under any mortgage covering the Shopping Center to escrow real estate
      taxes, Landlord may, but shall not be obligated to, use the amount required
      to
      be so escrowed as a basis for its estimate of the monthly installments due
      from
      Tenant hereunder. Upon receipt of all tax bills and assessment bills
      attributable to any calendar year during the term hereof, Landlord shall furnish
      Tenant with a written statement of the actual amount of Tenant’s Proportionate
      Share of the taxes and assessments for such year. If the total amount paid
      by
      Tenant under this Section for any calendar year during the term of this Lease
      shall be less than the actual amount due from Tenant for such year, as shown
      on
      such statement, Tenant shall pay to Landlord the difference between the amount
      paid by Tenant and the actual amount due, such deficiency to be paid within
      ten
      (10) days after written demand therefor by Landlord; and if the total amount
      paid by Tenant hereunder for any such calendar year shall exceed such actual
      amount due from Tenant for such calendar year, such excess shall be credited
      against the next installment of taxes and assessments due from Tenant to
      Landlord hereunder or, at the expiration of the Lease,
      refunded to Tenant. All amounts due hereunder shall be payable to Landlord
      at
      the place where the fixed minimum annual rent is payable. For the calendar
      years
      in which this Lease commences and terminates, the provisions of this Section
      shall apply, and Tenant’s liability for its Proportionate Share of any taxes and
      assessments for such years shall be subject to a pro rata adjustment based
      on
      the number of days of said calendar years during which the term of this Lease
      is
      in effect. A copy of a tax bill or assessment bill submitted by Landlord to
      Tenant shall at all times be sufficient evidence of the amount of taxes and/or
      assessments assessed or levied against the property to which such bill relates.
      Prior to or at the commencement of the term of this Lease and from time to
      time
      thereafter throughout the term hereof, Landlord shall notify Tenant in writing
      of Landlord’s estimate of Tenant’s monthly installments due hereunder.
      Landlord’s and Tenant’s obligations under this Section shall survive the
      expiration of the term of this Lease.

    

    SECTION
      2.05. COVENANT TO PAY RENT; ADDITIONAL RENT.
      Tenant
      covenants and agrees to pay to Landlord the fixed minimum annual rent, Tenant’s
      Proportionate Share of taxes and assessments, insurance, operating and
      maintenance expenses and all other charges required under the terms of this
      Lease to be paid by Tenant to Landlord, at the times and in the manner specified
      in this Lease, without any deductions or setoff whatsoever.

    

    
      
        
        

      

      
        6

        
          

        

      

      
        
        

      

    

    

    ARTICLE
      III. RECORDS AND BOOKS OF ACCOUNT

    

    SECTION
      3.01. TENANT’S RECORDS.
      Tenant
      shall prepare and keep full, complete and proper books, records and accounts
      of
      the Gross Sales, both for cash and on credit, of each separate department at
      any
      time operated in the leased premises; said books, records and accounts,
      including true copies of any sales tax reports that Tenant may be required
      to
      furnish to any government or governmental agency, shall at all reasonable times
      be open to the inspection of Landlord, Landlord’s auditor or other authorized
      representative or agent at the leased premises for a period of at least three
      (3) years after the expiration of each lease year or partial lease
      year.

    

    SECTION
      3.02. REPORTS BY TENANT.
      Tenant
      agrees that it will furnish to Landlord within thirty (30) days after the
      expiration of each full lease year or partial lease year a complete audited
      statement, certified by an independent certified public accountant employed
      by
      Tenant, or by an officer or partner of Tenant, of its balance sheet and income
      statement. Tenant shall require all its subtenants, if any, to furnish similar
      statements.

    

    

    ARTICLE
      IV. AUDIT

    

    SECTION
      4.01. RIGHT TO EXAMINE BOOKS.  The
      acceptance by the Landlord of payments of annual percentage rent shall be
      without prejudice to the Landlord’s right to an examination of the Tenant’s
      books and records of its gross receipts and inventories of merchandise at the
      leased premises, in order to verify the amount of annual Gross Sales made by
      the
      Tenant in and from the leased premises.

    

    SECTION
      4.02. AUDIT. At
      its option, Landlord may at any reasonable time, upon three (3) days prior
      written notice to Tenant, cause a complete audit to be made of Tenant’s entire
      records relating to the leased premises (including the records of any subtenant
      or licensee) for the period covered by any statement issued by the Tenant as
      above set forth in Article III. If such audit shall disclose that Tenant’s
      statement of Gross Sales is understated to the extent of one percent (1%) or
      more, Tenant shall pay to Landlord within ten (10) days after demand the cost
      of
      said audit in addition to the deficiency, which deficiency shall be payable
      in
      any event. In addition, Landlord shall have the further remedy by not less
      than
      ten (10) days notice to Tenant to declare this Lease terminated and the term
      ended, in which event this Lease shall cease and terminate on the date specified
      in such notice with the same force and effect as though the date set forth
      in
      such notice were the date originally set forth herein and fixed for the
      expiration of the term, and Tenant shall vacate and surrender the leased
      premises but shall remain liable as provided in this
      Lease.

    

    
      
        
        

      

      
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    ARTICLE
      V.

    OPERATION
      AND MAINTENANCE OF COMMON AREAS

    

    SECTION
      5.01. DESIGNATION AND USE OF COMMON AREAS.
      The term
“common areas” as used in this Lease shall mean all areas or improvements which
      may, now or hereafter, be provided by the Landlord for the convenience and
      use
      of the tenants of the Shopping Center and their respective sub-tenants, agents,
      employees, customers, invitees, and any other licensees of Landlord, including
      by way of illustration and not limitation, all parking areas, access roads
      and
      facilities which may be furnished by Landlord in or near the Shopping Center,
      including truckways, driveways, loading docks and areas, package delivery areas,
      package pickup stations, pedestrian sidewalks, malls, courts and ramps, signage,
      landscaped and planting areas, berms, retaining walls, any utility systems,
      retention pond or other facilities not located in the Shopping Center but which
      are used for the operation of, or in connection with the Shopping Center,
      maintenance and administrative facilities, corridors and hallways, stairways,
      bus-stops, community rooms, first aid station, if any, lighting facilities,
      public toilet facilities, and all other areas, or improvements which may be
      provided by the Landlord for the general use in common of the Tenants, their
      officers, agents, employees and customers. The use and occupancy by the Tenant
      of the leased premises shall include the use, in common with all others to
      whom
      Landlord has or may hereafter grant rights to use the same (including, but
      not
      limited to, the owners and occupants of the Major Store sites, and their
      subtenants, agents, employees, customers, invitees, and any other licensees
      of
      Landlord), of the common areas located within the Shopping Center and of the
      parking areas and roadways (as they may exist from time to time) located on
      the
      Major Store sites, and of such other facilities as may be designated from time
      to time, subject, however, to rules and regulations for the use thereof as
      prescribed from time to time by the Landlord. Tenant and its employees shall
      park their cars only in areas specifically designated from time to time by
      Landlord for that purpose. Automobile license numbers of employees’ cars shall
      be furnished to Landlord upon Landlord’s request, provided sufficient parking
      remains available for use by Tenant and its customers. Landlord may at any
      time
      close temporarily any common area to make repairs or changes, to prevent
      acquisition of public rights in such area or to discourage non-customer parking;
      and may do such other acts in and to the common areas as in its judgment may
      be
      desirable to improve the convenience thereof. Tenant shall not block, obstruct
      or in any manner interfere with the common areas, or any part thereof, any
      premises occupied by any other party, the signs of any other party, or any
      of
      the Shopping Center signs, by any means whatsoever.

    

    SECTION
      5.02. OPERATION OF COMMON AREAS.
      Landlord
      further agrees to cause to be operated, managed and maintained during the term
      of this Lease all parking areas, roads, sidewalks, landscaping, drainage, and
      common area lighting facilities within the Shopping Center property. The manner
      in which such areas and facilities shall be maintained and operated and the
      expenditures therefor shall be consistent with that of similar shopping centers
      in the Bloomfield Township area and the use of such areas and facilities shall
      be subject to such reasonable regulations as Landlord shall make from time
      to
      time. Notwithstanding anything to the contrary set forth above, Tenant agrees
      that it shall, at its sole cost, be responsible for the maintenance, repair
      and
      replacement of its drive-through facilities including but not limited to the
      canopy over said facilities, the equipment related thereto, and the driveways
      appurtenant thereto (if said driveways are damaged as a result of Tenant’s
      maintenance obligations set forth above).

    

    SECTION
      5.03. TENANT’S PRO RATA SHARE OF OPERATING EXPENSES.
      Tenant
      agrees to pay to Landlord in the manner hereinafter provided, but not more
      often
      than once each calendar month, Tenant’s Proportionate Share of all cost and
      expenses of every kind and nature paid or incurred by Landlord in operating,
      equipping, policing and protecting, lighting, heating, insuring, repairing,
      replacing and maintaining (i) the common areas and roof of the leased premises
      and (ii) all other areas, facilities and buildings used in the maintenance
      and
      operation of the Shopping
      Center
      (hereinafter collectively referred to as “project areas”), including the cost of
      insuring all property provided by Landlord which may at any time comprise the
      Shopping
      Center.
      Such
      cost and expenses shall include, but not be limited to illumination and
      maintenance of Shopping Center signs; cleaning, lighting, snow removal, line
      painting and landscaping; premiums for liability and property insurance;
      personal property taxes; supplies, the cost of maintenance and replacement
      of
      equipment supplying music to the common areas of the Shopping
      Center;
      the
      reasonable depreciation of maintenance equipment used in the operation and
      maintenance of the Shopping
      Center
      common
      areas and project areas; total compensation and benefits (including premiums
      for
      workmen’s compensation and other insurance paid to or on behalf of employees
      involved in the performance of the work specified in this Section 5.03; any
      management fee paid by Landlord; and an amount equal to 15% of the total of
      all
      of the foregoing cost and expenses to cover Landlord’s administrative costs.

    

    
      
        
        

      

      
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    Tenant’s
      Proportionate Share of such costs and expenses for each lease year and partial
      lease year shall be paid in monthly installments on the first day of each
      calendar month, in advance, in an amount estimated by Landlord, or Landlord
      may,
      at its sole option, bill such costs and expenses in arrears, from time to time.
      Subsequent to the end of each calendar or partial year, Landlord shall furnish
      Tenant with a statement of the actual amount of Tenant’s Proportionate Share of
      such costs and expenses for such period. If the total amount paid by Tenant
      under this Section for any calendar year shall be less than the actual amount
      due from Tenant for such year as shown on such statement, Tenant shall pay
      to
      Landlord the difference between the amount paid by Tenant and the actual amount
      due, such deficiency to be paid within thirty (30) days after the furnishing
      of
      each such statement, and if the total amount paid by Tenant hereunder for any
      such calendar year shall exceed such actual amount due from Tenant for such
      calendar year, such excess shall be credited against the next installment due
      from Tenant to Landlord under this Section 5.03.

    

    

    ARTICLE
      VI. USE OF LEASED PREMISES

    

    SECTION
      6.01. USE OF LEASED PREMISES.
      Tenant
      shall use and occupy the leased premises during the term of this Lease solely
      for the purposes enumerated in Item 10 of Exhibit “F” hereof, and for no other
      purpose or purposes without the prior written consent of Landlord. If any
      governmental license or permit shall be required for the proper and lawful
      conduct of Tenant’s business or other activity carried on in the leased premises
      or if a failure to procure such a license or permit might or would, in any
      way,
      affect Landlord or the Shopping Center, then Tenant, at Tenant’s expense, shall
      duly procure and hereafter maintain such license or permit and submit the same
      to inspection by Landlord. Tenant, at Tenant’s expense, shall, at all times,
      comply with the requirements of each such license or permit.

    

    Commencing
      ninety (90) days after the commencement date of this Lease through the term
      of
      this Lease, as it may be extended, Tenant agrees during the business hours
      of
      Monday through Friday 9:00 AM to 4:00 PM (excluding all normal bank holidays)
      to
      operate one hundred percent (100%) of the leased premises during the entire
      term
      of this Lease unless prevented from doing so because of fire, other casualty,
      or
      acts of God, and to conduct its business at all times in a high class and
      reputable manner, maintaining at all times of operation a full staff of
      employees and shall keep same well lighted during the business hours of Monday
      through Friday 9:00 AM to 4:00 PM (excluding all normal bank holidays) and
      at
      least one hour thereafter and during such other hours as may be designated
      by
Landlord.
      Tenant
      shall promptly comply with all laws and ordinances and lawful orders and
      regulations affecting the premises hereby leased and the cleanliness, safety,
      occupancy and use of same. No auction, liquidation, going out of business,
      fire
      or bankruptcy sales may be conducted in the leased premises. Tenant agrees
      that
      it will conduct its business in the leased premises during all hours established
      for the Shopping Center by the Landlord, and will conduct such business in
      a
      lawful manner and in good faith, and will not do any act tending to injure
      the
      reputation of the Shopping Center as determined by Landlord. In the event
      Landlord has approved Tenant remaining open for business after normal Shopping
      Center hours, then such approval shall be conditioned upon Tenant paying for
      all
      additional costs incurred by Landlord as a result thereof. Tenant shall not
      permit noise or odors in the leased premises which are objected to by any tenant
      or occupant of the Shopping Center and, upon written notice from Landlord,
      Tenant shall immediately cease and desist from causing such noise or odor,
      and
      failing of which Landlord may deem the same a material breach of the Lease.
      Tenant shall not permit the operation of any vending machines or pay telephones
      on the leased premises. Except for the drive-through facilities, Tenant shall
      not use the areas adjacent to the leased premises for business purposes. Tenant
      agrees that all receiving and delivery of goods and all removal of supplies,
      equipment, trash and garbage and all storage of trash and garbage shall be
      made
      only by way of or in the areas provided therefor by Landlord. Tenant shall
      not
      use or permit the use of any portion of the leased premises for any unlawful
      purposes. No radio or television or other similar device shall be installed
      exterior to the leased premises and no aerial shall be erected on the roof
      or
      exterior walls of the building in which the leased premises are located.
      Landlord may direct the use of all pest extermination and scavenger contractors
      at such intervals as Landlord may require.

    

    
      
        
        

      

      
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    SECTION
      6.02. RADIUS.
      During
      the term of this Lease, Tenant or any person, firm or corporation who or which
      controls or is controlled by Tenant shall not, directly or indirectly, either
      individually or as a partner or stockholder or otherwise, own, operate or become
      financially interested in any similar or competing business located within
      a
      radius of one (1) mile from the outside boundary of the Shopping Center. This
      Section 6.02 shall not apply to any such business or businesses presently open
      and in operation within said radius. Notwithstanding the above, said radius
      restriction shall not apply during the last one hundred eighty (180) days of
      the
Lease
      term if
      no renewal term is exercised by Tenant. If a renewal term is exercised by
      Tenant, then said radius restriction shall not apply during the last one hundred
      eighty (180) days of the final renewal term exercised by Tenant.

    

    SECTION
      6.03. STORAGE, OFFICE SPACE.
      Tenant
      shall warehouse, store and/or stock in the leased premises only such supplies
      as
      Tenant intends to use in providing its banking services. Tenant shall use for
      office, clerical or other non-selling purposes only such space in the leased
      premises as is from time to time reasonably required for Tenant’s business in
      the leased premises.

    

    SECTION
      6.04. CARE OF LEASED PREMISES.
      Tenant
      shall keep the leased premises (including the service areas and drive-through
      facilities adjacent to the leased premises, windows and signs) orderly, neat,
      safe and clean and free from rubbish and dirt at all times and shall store
      all
      trash and garbage within the leased premises and arrange for the regular pickup
      of such trash and garbage at Tenant’s expense. Tenant shall not burn any trash
      or garbage at any time in or about the building. Tenant shall comply with codes,
      ordinances and lawful orders of municipalities having jurisdiction governing
      trash and garbage storage and removal. If Landlord shall provide any services
      or
      facilities for such pickup, then Tenant shall be obligated to use the same
      and
      shall pay a Proportionate Share of the actual cost thereof within ten (10)
      days
      after being billed therefor.

    

     

    

    
      
        
        

      

      
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      ARTICLE
        VII. UTILITY
        SERVICE

       

    

    SECTION
      7.01 UTILITIES AND TENANT’S OBLIGATION FOR PAYMENT THEREOF.
(a)
      Tenant shall be solely responsible for and promptly pay all charges for water,
      gas, heat, electricity, sewer and any other utility used upon or furnished
      to
      the leased premises. So long as Landlord shall furnish all electricity required
      for the conduct of Tenant’s business, Tenant agrees to purchase such electricity
      from Landlord and to pay for same on the following basis: (i) Landlord, at
      its
      sole expense, will provide and install appropriate meters at Tenant’s leased
      premises for measuring Tenant’s consumption of electricity. Accuracy of meters
      supplied by Landlord shall be maintained by Landlord within the limits
      prescribed by the Public Service Commission of Michigan; (ii) Landlord will
      render monthly statements of charges to Tenant for Tenant’s consumption of
      electricity for the previous month. Tenant agrees to pay such charges within
      ten
      (10) days of the date of such statement. In no event shall Landlord charge
      Tenant rates which are higher than the rates of the utility companies serving
      the area for service comparable to that furnished to Tenant. (b) In no event
      shall Landlord be liable in damages or otherwise for any interruption or failure
      in the supply of such electricity, or if either the quantity or character of
      electricity supplied to Landlord is changed or is no longer available or
      suitable for Tenant’s requirements. (c) Landlord, at any time at its option and
      upon not less than one hundred eighty (180) days prior written notice to Tenant,
      may discontinue the furnishing of electricity to the leased premises and, in
      such case, Tenant shall contract for the supply of such electricity with the
      public utility company supplying electricity to the neighborhood and Landlord
      shall permit its equipment, to the extent available (other than high-voltage
      transformers and meters), suitable and safely capable therefor, to be used
      for
      the purpose of supplying such electricity. Water to the leased premises is
      metered, together with all other tenants of the Shopping Center, through one
      water meter. Landlord will pay the water charges and bill the same back to
      Tenant on a pro rata basis, based upon units assigned therefor in accordance
      with Oakland County Department of Public Works Schedule of Unit Assignment
      Factors dated September 15, 1988. Landlord will render monthly statements of
      charges to Tenant for the prior month and Tenant agrees to pay such charges
      within ten (10) days of the date of such statement.

     

    ARTICLE
      VIII. MAINTENANCE OF LEASED PREMISES

    

    SECTION
      8.01. LANDLORD’S OBLIGATIONS FOR MAINTENANCE.
      Landlord
      shall keep and maintain the foundation, exterior walls and roof of the building
      in which the leased premises are located and all structural portions of the
      leased premises, exclusive of doors, door frames, door checks, windows, and
      exclusive of window frames located in exterior building walls, in good repair
      except that Landlord shall not be called upon to make any such repairs
      occasioned by the act or negligence of Tenant, its agents, employees, invitees,
      licensees or contractors, except to the extent that Landlord is reimbursed
      therefor under any policy of insurance permitting waiver of subrogation in
      advance of loss. Landlord shall not be called upon to make any other
      improvements or repairs of any kind upon said leased premises and appurtenances,
      except as may be required under Articles XIV and XV hereof.

    

    SECTION
      8.02. TENANT’S OBLIGATIONS FOR MAINTENANCE.
      (a)
      Except as provided in Section 8.01 of this Lease, Tenant shall keep and maintain
      in good order, condition and repair (including replacement thereof if necessary)
      the entire leased premises (excluding the roof of the leased premises),
      drive-through facilities (including but not limited to the canopy covering
      same,
      and the driveways adjacent to same if said driveways are damaged by Tenant)
      and
      every part thereof and any and all appurtenances thereto wherever located,
      including, but without limitation, the exterior and interior portion of all
      doors, door checks, windows, plate glass, store front, all plumbing and sewage
      facilities within the leased premises, including free flow up to the main sewer
      line, fixtures, heating and air conditioning and electrical systems (whether
      or
      not located in the leased premises), sprinkler system, walls, floors and
      ceilings, and all other non-structural repairs, replacements, renewals and
      restorations, interior and exterior, ordinary and extraordinary, foreseen and
      unforeseen, and all other work performed by or on behalf of Tenant pursuant
      to
      Exhibit “D” and Section 10.01 hereof. In addition to the above, Tenant shall
      also be responsible for reimbursing Landlord
      for
      one-third (1⁄3) of the cost of any repairs and/or replacements to the Covered
      Mall, whether made by Landlord,
      the
      adjoining theatre or otherwise.

    

    
      
        
        

      

      
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    (b) Tenant
      shall keep and maintain the leased premises in a clean, sanitary and safe
      condition in accordance with the laws of the State of Michigan and in accordance
      with all directions, rules and regulations of the health officer, fire marshall,
      building inspector, or other proper officials of the governmental agencies
      having Jurisdiction, at the sole cost and expense of Tenant, and Tenant shall
      at
      its sole cost comply with all requirements of law, ordinance and otherwise,
      affecting said leased premises. If Tenant refuses or neglects to commence and
      to
      complete repairs promptly and adequately, Landlord may, but shall not be
      required to do so, make and complete said repairs and Tenant shall pay the
      cost
      thereof to Landlord upon demand. 

    

    (c) Tenant
      shall keep the leased premises and all other parts of the Shopping Center free
      from any and all liens arising out of any work performed, materials furnished
      or
      obligations incurred by or for Tenant and, at Tenant’s election, agrees to
      either bond against or discharge any mechanic’s or materialmen’s lien within
      twenty (20) days after written request therefor by Landlord. Tenant shall
      reimburse Landlord for any and all costs and expenses which may be incurred
      by
      Landlord by reason of the filing of any such liens and/or the removal of same,
      such reimbursement to be made within twenty (20) days after receipt by Tenant
      from Landlord of a statement setting forth the amount of such costs and
      expenses. The failure of Tenant to pay any such amount to Landlord within said
      twenty (20) day period shall carry with it the same consequences as failure
      to
      pay any installment of rent.

    

    (d)
      Tenant, at its own expense, shall install and maintain fire extinguishers and
      other fire protection devices as may be required from time to time by any agency
      having jurisdiction thereof and the insurance underwriters insuring the building
      in which the leased premises are located, provided Landlord
      provides
      Tenant with prior written notice of such requirements.

    

    (e)
      Tenant agrees to operate its heating unit serving the leased premises so as
      to
      adequately heat the same at all times whether or not Tenant is open for
      business.

    

    SECTION
      8.03. TENANT’S OBLIGATION TO REFURBISH. If
      the term of this Lease is in excess of five (5) full lease years, then Tenant
      agrees that, at Landlord’s request, following the end of the fifth full lease
      year, all parts of the interior of the leased premises, also including the
      store
      front, shall be painted or otherwise decorated and refurbished (including floor
      covering and wall covering) by Tenant subject to Landlord’s prior written
      approval. Tenant shall present to the Landlord plans and specifications for
      such
      work at the time such approval is sought.

    

    
      
        
        

      

      
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    ARTICLE
      IX. SIGNS

    

    SECTION
      9.01. SIGNS.
      Tenant
      will not place or cause to be placed or maintained on any exterior door, wall
      or
      window of the leased premises any advertising matter or other thing of any
      kind
      and will not place or maintain any decoration, lettering or advertising matter
      on the glass of any window or door of the leased premises, or any hanging sign
      or handwritten sign within five feet of any such window or door, without
      Landlord’s prior written approval, which shall not be unreasonably withheld,
      conditioned or delayed. No symbol, design, name, mark or insignia adopted by
      the
      Landlord for the Shopping Center shall be used without the prior written consent
      of Landlord, which shall not be unreasonably withheld, conditioned or delayed.
      No illuminated signs located in the interior of any store and which are visible
      from the outside shall advertise any product or service. All signs located
      in
      the interior of any store shall be in good taste so as not to detract from
      the
      general appearance of the store and the Shopping Center. Tenant further agrees
      to maintain any such sign, awning, canopy, decoration, lettering, advertising
      matter or other thing, as may be approved, in good condition and repair at
      all
      times. Notwithstanding the above, Landlord and Tenant agree that Tenant may
      seek, at its sole cost, from the local municipality the right to install, at
      its
      sole cost, a monument sign in front of the leased premises in a form and
      location pre-approved by Landlord (which approval shall not be unreasonably
      withheld). All of Tenant’s signs shall be governed by the criteria set forth in
      Exhibit “E” attached hereto and made a part hereof.

    

    

    ARTICLE
      X. ALTERATIONS

    

    SECTION
      10.01. ALTERATIONS.
      Tenant
      shall not make or cause to be made any alterations, additions or improvements
      to
      the leased premises, or install or cause to be installed any exterior signs,
      floor covering, interior or exterior lighting, plumbing fixtures, shades,
      canopies or awnings or make any changes to the store front, sensormatic devices,
      mechanical, electrical or sprinkler systems without the prior written approval
      of Landlord, which shall not be unreasonably withheld, conditioned or delayed.
      Tenant shall present to the Landlord plans and specifications for such work
      at
      the time approval is sought.

    

    All
      alterations, decorations, additions and improvements made by Tenant shall be
      deemed to have attached to the leasehold and to have become the property of
      Landlord upon such attachment, and upon expiration of this Lease or any renewal
      term thereof, the Tenant shall not remove any of such alterations, decorations,
      additions and improvements, except trade fixtures installed by Tenant may be
      removed if all rents due herein are paid in full and Tenant is not otherwise
      in
      default hereunder provided, however, that Landlord may designate by written
      notice to Tenant those alterations and additions which shall be removed by
      Tenant at the expiration or termination of the Lease and Tenant shall promptly
      remove the same and repair any damage to the leased premises caused by such
      removal. All of Tenant’s property which is not removed at the expiration or
      termination of the Lease shall be deemed to have been abandoned by Tenant,
      and
      may be retained by Landlord as its property or removed or disposed of in such
      manner as Landlord may see fit without liability or obligation to
      Tenant.

     

    ARTICLE
      XI. INSURANCE AND INDEMNITY

    

    
      
        
        

      

      
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    SECTION
      11.01. COVENANT TO HOLD HARMLESS.
      Tenant
      covenants to indemnify Landlord, and save it harmless (except for loss or damage
      resulting from the sole gross negligence or wilful misconduct of Landlord,
      its
      agents or employees) from and against any and all claims, actions, damages,
      liability and expense, including attorneys’ fees, in connection with loss of
      life, personal injury and/or damage to property arising from or out of any
      occurrence in, upon or at the leased premises or the occupancy or use by Tenant
      of the leased premises or any part thereof, or arising from or out of Tenant’s
      failure to comply with Section 8.02(b) hereof, or occasioned wholly or in part
      by any act or omission of Tenant, its agents, contractors, employees, servants,
      customers or licensees. For the purpose of this Section 11.01, the leased
      premises shall include the service areas, Covered Mall area, drive-through
      facilities (and approaches thereto) adjoining the leased premises and the
      loading area allocated to the use of Tenant. In case Landlord shall, without
      fault on its part, be made a party to any litigation commenced by or against
      Tenant, then Tenant shall protect and hold it harmless and shall pay all costs,
      expenses and reasonable attorneys’ fees incurred or paid by Landlord in
      connection with such litigation. Tenant shall also pay all costs, expenses
      and
      reasonable attorneys’ fees that may be incurred in enforcing the Tenant’s
      covenants and agreements in this Lease.

    

    Landlord
      covenants to indemnify Tenant, and save it harmless (except for loss or damage
      resulting from the negligence or wilful misconduct of Tenant, its agent,
      contractors, employees, invitees, customers or licensees) from and against
      any
      and all claims, actions, damages, liability and expense, including reasonable
      attorneys’ fees, in connection with loss of life, personal injury and/or damage
      to property arising from or out of any occurrence in, upon or at the common
      areas of the Shopping
      Center.

    

    SECTION
      11.02. LIABILITY INSURANCE.
      Tenant
      shall, during the entire term hereof, keep in full force and effect a policy
      of
      public liability and property damage insurance with respect to the leased
      premises including the Covered Mall and the drive-through facilities (including
      but not limited to the equipment and canopy covering same), and the business
      operated by Tenant and any subtenants of Tenant in the leased premises,
      including steam boiler insurance if applicable, in which the limits of public
      liability shall be not less than Two Million Dollars ($2,000,000.00) per
      occurrence, and in which the limit of property damage liability shall be not
      less than Five Hundred Thousand Dollars ($500,000.00). The policy shall name
      Landlord, any other parties in interest designated by Landlord (including the
      theatre tenant) as additional insureds, and Tenant as insured, and shall contain
      a clause that the insurer will not cancel or change the insurance without first
      giving the Landlord thirty (30) days prior written notice. Such insurance may
      be
      furnished by Tenant under any blanket policy carried by it or under a separate
      policy therefor. The insurance shall be with an insurance company licensed
      to do
      business in the State of Michigan and approved by Landlord and a copy of the
      paid-up policy evidencing such insurance or a certificate of insurer certifying
      to the issuance of such policy shall be delivered to Landlord prior to
      commencement of Tenant’s Work and upon renewals not less than 30 days prior to
      the expiration of such coverage.

    

    SECTION
      11.03. PROPERTY INSURANCE.
      (a)
      Landlord agrees, during the term hereof, to provide, to the extent the same
      is
      available from Landlord’s insurance carrier, in amounts and coverages determined
      by Landlord, insurance coverage against loss or damage by fire, wind storm,
      hail, explosion, damage from air craft and vehicles and smoke damage and other
      risks as are from time to time included in a standard extended coverage
      endorsement, insuring the Shopping
      Center
      and
      improvements to the leased premises provided pursuant to Exhibit “D” (Tenant’s
      Work) and Section 10.01 hereof (exclusive of Tenant’s trade fixtures,
      furnishings, equipment, plate glass, signs and all other items of personal
      property of Tenant) in an amount determined by Landlord, with or without
      deductible. Landlord may also carry at its option special extended coverage
      endorsements. Tenant shall submit to Landlord an itemized statement setting
      forth the cost of Tenant’s improvements promptly after completion thereof. Upon
      request by Tenant, from time to time, Landlord shall advise Tenant of the total
      amount of insurance coverage carried by Landlord insuring such improvements
      and,
      if in the opinion of Tenant such coverage is not adequate, it shall be Tenant’s
      obligation to obtain additional insurance to the extent Tenant deems adequate
      and all such additional insurance shall name Landlord and Landlord’s mortgagee
      as additional insureds.

    

    
      
        
        

      

      
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    (b) Landlord
      agrees, during the term hereof, to carry rental interruption insurance which
      insurance may be carried in amounts equal to Tenant’s total rental obligation
      for twelve (12) full months under this Lease plus the total of the estimated
      costs to Tenant of taxes, assessments, insurance premiums and common area
      maintenance costs for such twelve (12) month period.

    

    (c) Tenant
      shall pay to Landlord, within ten (10) days after receipt of a statement
      therefore, Tenant’s Proportionate Share of the entire cost of the insurance
      carried by Landlord pursuant to Sections 11.03 (a) and (b) related to the
Shopping
      Center,
      as
      determined in Landlord’s
      sole
      and absolute discretion plus one-third (1⁄3) of the cost of fire and all-risks
      insurance on a full replacement cost basis for insuring the Covered Mall,
      whether such cost is directly or indirectly incurred by Landlord.
      

    

    (d) Tenant
      agrees to carry, at its expense, insurance against fire, vandalism, malicious
      mischief, and such other perils as are from time to time included in a standard
      extended coverage endorsement, insuring Tenant’s trade fixtures, furnishings,
      equipment and all other items of personal property of Tenant located on or
      within the leased premises, in an amount equal to not less than eighty percent
      (80%) of the actual replacement cost thereof and to furnish Landlord with a
      certificate evidencing such coverage.

    

    (e) Tenant
      shall not carry any stock of goods or do anything in or about said leased
      premises which will in any way tend to increase the insurance rates on said
      leased premises and/or the building of which they are a part. If Tenant installs
      any electrical equipment that overloads the lines in the leased premises, Tenant
      shall at its own expense make whatever changes are necessary to comply with
      the
      requirements of the insurance underwriters and govern-mental authorities having
      jurisdiction.

    

    SECTION
      11.04. WAIVER OF SUBROGATION.
      Each
      party hereto does hereby remise, release and discharge the other party hereto
      and any partner, officer, agent, employee or representative of such party,
      of
      and from any liability whatsoever hereafter arising from loss, damage or injury
      caused by fire or other casualty for which insurance (permitting waiver of
      liability and containing a waiver of subrogation) is carried by the injured
      party at the time of such loss, damage or injury to the extent of any recovery
      by the injured party under such insurance.

     

    ARTICLE
      XII. ASSIGNMENT AND SUBLETTING

    

    SECTION
      12.01. ASSIGNMENT AND SUBLETTING.
      Tenant
      agrees not to assign or in any manner transfer this Lease or any estate or
      interest therein by operation of law or otherwise, and not to sublet the leased
      premises or any part or parts thereof. The sale, issuance, or transfer of any
      voting capital stock of Tenant or Tenant’s Guarantor, if any, (if Tenant or
      Tenant’s Guarantor, if any, be a non-public corporation the stock of which is
      not traded on any exchange or over the counter), which results in a change
      in
      the voting control of Tenant, or Tenant’s Guarantor, if any, shall be deemed to
      be an assignment of this Lease within the meaning of this Section. Landlord
      has
      entered into this Lease with Tenant in order to obtain for the benefit of the
      entire retail development the unique attraction of Tenant’s trade name set forth
      in Item 11 of Exhibit “F” and the unique merchandising mix and product line
      associated with Tenant’s business as described in Item 10 of Exhibit “F”, and
      the foregoing prohibition on assignment or subletting or the like is expressly
      agreed to by Tenant as an inducement to Landlord to lease to Tenant.
      Notwithstanding anything to the contrary set forth above, Tenant may sublet
      and/or assign this Lease to any affiliated entity of Tenant, to any subsidiary
      or operating division of Tenant, or to any entity acquiring all or substantially
      all of Tenant’s assets or stock (each a “Permitted Transferee”), without the
      prior consent of Landlord, so long as the following conditions are
      satisfied:

    

    
      
        
        

      

      
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      	A.  	
              Tenant
                is not in default of the Lease beyond any applicable notice and cure
                period at the time of the proposed
                assignment/sublet;

            

    

    

    
      	B.  	
              Tenant
                has not paid its fixed minimum rent and charges late more than two
                (2)
                times in the 12 month period prior to the date of the proposed
                assignment/sublet;

            

    

    

    
      	C.  	
              The
                assignment or sublet has been first approved in writing by any mortgagee
                of Landlord having the right of approval
                thereof;

            

    

    

    
      	D.  	
              Any
                assignment or subletting will be upon and subject to the terms and
                conditions of this Lease; 

            

    

    

    
      	E.  	
              Any
                assignment must result in the assignee becoming bound by all terms
                and
                conditions of this Lease, and any sublease must specifically state
                that at
                Landlord’s election the subtenant will attorn to Landlord and recognize
                Landlord as Tenant’s successor under the sublease for the balance of the
                sublease term if this Lease is surrendered by Tenant or terminated
                by
                reason of Tenant’s default;

            

    

    

    
      	F.  	
              Landlord
                receives a copy of all portions of a fully executed unconditional
                assignment or sublease respecting the Lease and such assignment and/or
                sublease shall not be effective until Landlord receives a fully executed
                copy of same; and

            

    

    

    
      	G.  	
              Tenant
                shall for the term of the Lease (as it may be extended and amended)
                remain
                fully responsible and liable for the full performance of all of the
                economic and non-economic obligations under the Lease and Tenant
                shall not
                in any way be discharged or released from said
                obligations.

            

    

    

    

    ARTICLE
      XIII. ACCESS TO LEASED PREMISES

    

    SECTION
      13.01. RIGHT OF ENTRY BY LANDLORD.
      Upon
      reasonable prior notice (except in the event of emergency in which case no
      such
      notice shall be required), Landlord or Landlord’s agent shall have the right to
      enter the leased premises at all reasonable times to examine the same, and
      to
      show them to prospective purchasers or mortgagees of the building, and to make
      such repairs, alterations, improvements or additions as Landlord may deem
      necessary or desirable, and Landlord shall be allowed to take all material
      into
      and upon said leased premises that may be required therefor without the same
      constituting an eviction of Tenant in whole or in part, and the rent reserved
      shall in no way abate while said repairs, alterations, improvements, or
      additions are being made, by reason of loss or interruption of business of
      Tenant, or otherwise. During the six months prior to the expiration of the
      term
      of this Lease or any renewal term, Landlord may exhibit the leased premises
      to
      prospective tenants and place upon the leased premises the usual notices “To
      Let” or “For Rent” which notices Tenant shall permit to remain thereon without
      molestation. Notwithstanding the foregoing, in no event shall Landlord
      have
      access to Tenant’s vault, safety deposit boxes or other similar areas within the
      leased premises.

    

    
      
        
        

      

      
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    ARTICLE
      XIV. EMINENT DOMAIN

    

    SECTION
      14.01. TOTAL CONDEMNATION OF LEASED PREMISES.
      If the
      whole of the premises hereby leased shall be taken by any public authority
      under
      the power of eminent domain, then the term of this Lease shall cease as of
      the
      day possession shall be taken by such public authority and the rent shall be
      paid up to that day with a proportionate refund by Landlord of such rent as
      may
      have been paid in advance for a period subsequent to the date of the
      taking.

    

    SECTION
      14.02. PARTIAL CONDEMNATION.
      (a) If
      less than the whole but more than twenty percent (20%) of the leased premises
      or
      more than twenty percent (20%) of the common areas shall be taken under eminent
      domain, Tenant shall have the right either to terminate this Lease and declare
      same null and void, or, subject to Landlord’s right of termination as set forth
      in Section 14.02(b) of this Article, to continue in the possession of the
      remainder of the leased premises, and shall notify Landlord in writing within
      ten (10) days after such taking of Tenant’s intention. In the event Tenant
      elects to remain in possession, all of the terms herein provided shall continue
      in effect, except that the fixed minimum annual rent shall be reduced in
      proportion to the amount of the leased premises taken and Landlord shall, at
      its
      own cost and expense, make all the necessary repairs or alterations to the
      basic
      building, as originally installed by Landlord, so as to constitute the remaining
      leased premises a complete architectural unit.

    

    If
      twenty
      percent (20%) or less of the leased premises shall be so taken, the lease term
      shall cease only on the part so taken as of the day possession shall be taken
      by
      such public authority and Tenant shall pay rent up to that day, with appropriate
      refund by Landlord of such rent as may have been paid in advance for a period
      subsequent to the date of the taking, and thereafter the fixed minimum annual
      rent shall be reduced in proportion to the amount of the leased premises taken.
      Landlord shall, at its expense, make all necessary repairs or alterations to
      the
      basic building, as originally installed by Landlord, so as to constitute the
      remaining leased premises a complete architectural unit.

    

    (b) If
      more
      than twenty percent (20%) of the building in which the leased premises are
      located, or more than twenty percent (20%) of the common areas, or more than
      fifty percent (50%) of the leased premises shall be taken under power of eminent
      domain, Landlord may, by written notice to Tenant delivered on or before the
      date of surrendering possession to the public authority, terminate this
      Lease.

    

    SECTION
      14.03. LANDLORD’S AND TENANT’S DAMAGES.
      All
      damages awarded for such taking under the power of eminent domain, whether
      for
      the whole or a part of the leased premises, shall belong to and be the property
      of Landlord whether such damages shall be awarded as compensation for diminution
      in value to the leasehold or to the fee of the leased premises and Tenant shall
      have no claim against either Landlord or the condemning authority with respect
      thereto; provided, however, that Landlord shall not be entitled to the award
      made for depreciation to, and cost of removal of Tenant’s stock and fixtures or
      moving costs, so long as same does not otherwise reduce Landlord’s
      award.

     

    
      
        
        

      

      
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    ARTICLE
      XV. DESTRUCTION OR DAMAGE TO LEASED PREMISES

    

    SECTION
      15.01. RECONSTRUCTION OF DAMAGED PREMISES.
      In the
      event the leased premises shall be partially or totally destroyed by fire or
      other casualty insured under the insurance carried by Landlord pursuant to
      Section 11.03(a) of this Lease as to become partially or totally untenantable,
      then the damage to the leased premises shall be promptly repaired, unless
      Landlord shall elect not to rebuild as hereinafter provided, and the fixed
      minimum rent and other charges shall be abated in proportion to the amount
      of
      the leased premises rendered untenantable until so repaired. Landlord shall
      be
      obligated to cause such repairs to be made unless Landlord, at its sole option,
      elects to cause Tenant to make such repairs, in which event Tenant shall
      promptly complete the same and Landlord will make available to Tenant for the
      sole purpose of reconstruction of the leased premises such portion of the
      insurance proceeds received by Landlord from its insurance carrier, under any
      policy carried pursuant to Section 11.03(a) of this Lease, allocated to the
      leased premises. Any amount expended by Tenant in excess of such insurance
      proceeds received by Landlord and made available to Tenant shall be the sole
      obligation of Tenant. Landlord’s insurance carrier shall determine the amount of
      insurance proceeds attributable to the damage to such improvements, which
      determination shall be binding upon Landlord and Tenant. The party required
      hereunder to repair the damage to the leased premises shall reconstruct such
      leased premises in accordance with the working drawings originally approved
      by
      Landlord. In no event shall Landlord be required to repair or replace Tenant’s
      trade fixtures, furnishings or equipment. If more than thirty-five percent
      (35%)
      of the floor area of the building in which the leased premises are located
      shall
      be damaged or destroyed by fire or other casualty or if during the last three
      (3) years of the term hereof more than twenty-five percent (25%) of the leased
      premises or of the floor area of the building in which the leased premises
      are
      located shall be damaged or destroyed by fire or other casualty then Landlord
      may either elect that the building and/or leased premises, as the case may
      be,
      be repaired or rebuilt or, at its sole option, terminate this Lease by giving
      written notice to Tenant of its election to so terminate, such notice to be
      given within ninety (90) days after the occurrence of such damage or
      destruction. If Landlord is required or elects to repair or rebuild or requires
      the Tenant to repair or rebuild the leased premises as herein provided, Tenant
      shall repair or replace its trade fixtures, furnishings and equipment in a
      manner and to at least a condition equal to that prior to its damage or
      destruction. Notwithstanding the above, if Landlord
      fails to
      substantially complete its repairs of the damage or destruction to the leased
      premises within one (1) year of Landlord’s
      receipt of insurance proceeds relating to same, Tenant within the immediately
      succeeding thirty (30) day period shall have the one (1) time right to terminate
      this Lease
      by
      providing written notice to Landlord.

     

    ARTICLE
      XVI. BANKRUPTCY OR INSOLVENCY

    

    SECTION
      16.01. CONDITIONS TO THE ASSUMPTION AND ASSIGNMENT OF THE LEASE UNDER CHAPTER
      7
      OF THE BANKRUPTCY CODE.
      In the
      event that Tenant shall become a Debtor under Chapter 7 of the Bankruptcy Code,
      and the Trustee or Tenant shall elect to assume this Lease for the purpose
      of
      assigning the same or otherwise, such election and assignment may only be made
      if all of the terms and conditions of Section 16.02 and Section 16.04 hereof
      are
      satisfied. If such Trustee shall fail to elect to assume this Lease within
      one
      hundred twenty (120) days after the filing of the Petition, this Lease shall
      be
      deemed to have been rejected. Landlord shall be thereupon immediately entitled
      to possession of the leased premises without further obligation to the Tenant
      or
      Trustee, and this Lease shall be cancelled, but Landlord’s right to be
      compensated for damages in such liquidation proceeding shall
      survive.

    

    
      
        
        

      

      
        18

        
          

        

      

      
        
        

      

       

    

    SECTION
      16.02. CONDITIONS TO THE ASSUMPTION OF THE LEASE IN BANKRUPTCY
      PROCEEDINGS.
      (a) In
      the event that a Petition for reorganization or adjustment of debts is filed
      concerning Tenant under Chapter 11 or 13 of the Bankruptcy Code, or a proceeding
      is filed under Chapter 7 of the Bankruptcy Code and is converted to Chapter
      11
      or 13, the Trustee or the Tenant, as Debtor-In-Possession, must elect to assume
      this Lease within one hundred twenty (120) days from the date of the filing
      of
      the Petition under Chapter 11 or 13, or the Trustee or Debtor-In-Possession
      shall be deemed to have rejected this Lease. No election by the Trustee or
      Debtor-In-Possession to assume this Lease, whether under Chapter 7, 11 or 13,
      shall be effective unless each of the following conditions, which Landlord
      and
      Tenant acknowledge are commercially reasonable in the context of a bankruptcy
      proceeding of Tenant, have been satisfied, and Landlord has so acknowledged
      in
      writing:

    

    (1)
      The
      Trustee or the Debtor-In-Possession has cured, or has provided Landlord adequate
      assurance (as defined. below) that:

    

    (a)
      Within ten (10) days from the date of such assumption the Trustee will cure
      all
      monetary defaults under this Lease; and

    

    (b)
      Within thirty (30) days from the date of such assumption the Trustee will cure
      all non-monetary defaults under this Lease.

    

    (2)
      The
      Trustee or the Debtor-In-Possession has compensated, or has provided to Landlord
      adequate assurance (as defined below) that within ten (10) days from the date
      of
      assumption Landlord will be compensated for any pecuniary loss incurred by
      Landlord arising from the default of the Tenant, the Trustee, or the Debtor-In-
      Possession as recited in Landlord’s written statement of pecuniary loss sent to
      the Trustee or Debtor-In- Possession.

    

    (3)
      The
      Trustee or the Debtor-In-Possession has provided Landlord with adequate
      assurance of the future performance of each of the Tenant’s, Trustee’s or
      Debtor-In-Possession’s obligations under this Lease, provided, however,
      that:

    

    (a)
      The
      Trustee or Debtor-In-Possession shall also deposit with Landlord, as security
      for the timely payment of rent, an amount equal to three (3) months’ rent (as
      adjusted pursuant to Section 16.02 (3) (c) below) and other monetary charges
      accruing under this Lease; and

    

    (b)
      If
      not otherwise required by the terms of this Lease, the Trustee or
      Debtor-In-Possession shall also pay in advance on the date minimum rent is
      payable 1/12th of the Tenant’s annual obligations under this Lease for
      maintenance, common area charges, real estate taxes, merchants’ association
      dues, insurance and similar charges.

    

    (c)
      From
      and after the date of the assumption of this Lease, the Trustee or
      Debtor-In-Possession shall pay as minimum rent an amount equal to the sum of
      the
      minimum rental otherwise payable hereunder, plus the highest amount of the
      annual percentage rent paid by Tenant to Landlord within the five (5) year
      period prior to the date of Tenant’s Petition under the Bankruptcy Code, which
      amount shall be payable in advance in equal monthly installments on the date
      minimum rent is payable.

    

    
      
        
        

      

      
        19

        
          

        

      

      
        
        

      

    

    (d)
      The
      obligations imposed upon the Trustee or Debtor-In-Possession shall continue
      with
      respect to Tenant or any assignee of the Lease after the completion of
      bankruptcy proceedings.

    

    (4)
      The
      assumption of the Lease will not:

    

    (a)
      Breach any provision in any other lease, mortgage, financing agreement or other
      agreement by which Landlord is bound relating to the Shopping Center;
      or

    

    (b)
      Disrupt, in Landlord’s judgment, the tenant mix of the Shopping Center or any
      other attempt by Landlord to provide a specific variety of retail stores in
      the
      Shopping Center which, in Landlord’s judgment, would be most beneficial to all
      of the tenants of the Shopping Center and would enhance the image, reputation,
      and profitability of the Shopping Center.

    

    (b) For
      purposes of this section, Landlord and Tenant acknowledge that, in the context
      of a bankruptcy proceeding of Tenant, at a minimum “adequate assurance” shall
      mean:

    

    (1)
      The
      Trustee or the Debtor-In-Possession has and will continue to have sufficient
      unencumbered assets after the payment of all secured obligations and
      administrative expenses to assure Landlord that the Trustee or
      Debtor-In-Possession will have sufficient funds to fulfill the obligations
      of
      Tenant under this Lease, and to keep the leased premises properly staffed with
      sufficient employees to conduct a fully-operational, actively promoted business
      on the leased premises; and

    

    (2)
      The
      Bankruptcy Court shall have entered an Order segregating sufficient cash payable
      to Landlord and/or the Trustee or Debtor-In-Possession shall have granted a
      valid and perfected first lien and security interest and/or mortgage in property
      of the Tenant, Trustee or Debtor-In-Possession, acceptable as to value and
      kind
      to Landlord, to secure to Landlord the obligation of the Trustee or
      Debtor-In-Possession to cure the monetary and/or non-monetary defaults under
      this Lease within the time periods set forth above.

    

    SECTION
      16.03. LANDLORD’S OPTION TO TERMINATE UPON SUBSEQUENT BANKRUPTCY PROCEEDINGS OF
      TENANT. In
      the
      event that this Lease is assumed by a Trustee appointed for Tenant or by Tenant
      as Debtor-In-Possession under the provisions of Section 16.02 hereof and
      thereafter Tenant is liquidated or files a subsequent Petition for
      reorganization or adjustment of debts under Chapters 11 or 13 of the Bankruptcy
      Code, then, and in either of such events, Landlord may, at its option, terminate
      this Lease and all rights of Tenant hereunder, by giving Tenant written notice
      of its election to so terminate, by no later than thirty (30) days after the
      occurrence of either of such events.

    

    SECTION
      16.04. CONDITIONS
      TO THE ASSIGNMENT OF THE LEASE IN BANKRUPTCY PROCEEDINGS.
      If the
      Trustee or Debtor-In-Possession has assumed the Lease pursuant to the terms
      and
      provisions of Paragraphs 16.01 or 16.02 herein, for the purpose of assigning
      (or
      elects to assign) the Tenant’s interest under this Lease or the estate created
      thereby, to any other person, such interest or estate may be so assigned only
      if
      Landlord shall acknowledge in writing that the intended assignee has provided
      adequate assurance as defined in this Section 16.04 of future performance of
      all
      of the terms, covenants and conditions of this Lease to be performed by
      Tenant.

    

    
      
        
        

      

      
        20

        
          

        

      

      
        
        

      

    

    For
      purposes of this section, Landlord and Tenant acknowledge that, in the context
      of a bankruptcy proceeding of Tenant, the leased premises are located within
      a
      shopping center for purposes of Section 365(b)(3) of the Bankruptcy Code, and
      at
      a minimum “adequate assurance of future performance” shall mean that each of the
      following conditions have been satisfied, and Landlord has so acknowledged
      in
      writing:

    

    (a) The
      assignee has submitted a current financial statement audited by a Certified
      Public Accountant which shows a net worth and working capital in amounts
      determined to be sufficient by Landlord to assure the future performance by
      such
      assignee of the Tenant’s obligations under this Lease;

    

    (b) The
      assignee, if requested by Landlord, shall have obtained guarantees in form
      and
      substance satisfactory to Landlord from one or more persons who satisfy
      Landlord’s standards of creditworthiness;

    

    (c) The
      assignee has submitted in writing evidence, satisfactory to Landlord, of
      substantial retailing experience in shopping centers of comparable size to
      the
      Shopping Center and in the sale of services permitted under this Lease;

    

    (d)
       The
      Landlord has obtained all consents or waivers from any third party required
      under any lease, mortgage, financing arrangement or other agreement by which
      Landlord is bound to permit Landlord to consent to such assignment;
      and

    

    (e) That
      the
      intended use does not violate Section 6.01 of this Lease.

    

    SECTION
      16.05. USE AND OCCUPANCY CHARGES. In
      the
      event that an order or orders for relief are filed for Tenant, either
      voluntarily or involuntarily, under Chapters 7, 11 or 13 of the U.S. Bankruptcy
      Code, 11 U.S.C. § 101 et seq. (the “Bankruptcy Code”), Tenant, as a
      debtor-in-possession, or the trustee of the Tenant’s bankruptcy estate shall be
      required to pay as an administrative expense prorated rent and all other charges
      allowed under this Lease for the portion of the month that is postpetition
      where
      rent and all Lease charges for the month of filing were due on the first day
      of
      the month. 

    

    When,
      pursuant to the Bankruptcy Code, the Trustee or Debtor-In-Possession shall
      be
      obligated to pay reasonable use and occupancy charges for the use of the leased
      premises or any portion thereof, such charges shall not be less than the minimum
      rent as defined in this Lease and other monetary obligations of Tenant for
      the
      payment of maintenance, common area charges, real estate taxes, merchants’
      association dues, insurance and similar charges. If this Lease is rejected
      or
      otherwise terminated under Section 365 of the U.S. Bankruptcy Code or under
      a
      confirmed plan of reorganization or plan of liquidation, the charges under
      Section 22.01 of this Lease shall be given administrative priority status under
      Sections 365(d)(3) and 503 of the U.S. Bankruptcy Code.

    

    SECTION
      16.06. TENANT’S INTEREST NOT TRANSFERABLE BY VIRTUE OF STATE INSOLVENCY LAW
      WITHOUT LANDLORD’S CONSENT. Neither
      Tenant’s interest in the lease, nor any lesser interest of Tenant herein, nor
      any estate of Tenant hereby created, shall pass to any trustee, receiver,
      assignee for the benefit of creditors, or any other person or entity, or
      otherwise by operation of law under the laws of any state having jurisdiction
      of
      the person or property of the Tenant (hereinafter referred to as the “state
      law”) unless Landlord shall consent to such transfer in writing. No acceptance
      by Landlord of rent or any other payments from any such trustee, receiver,
      assignee, person or other entity shall be deemed to have waived, nor shall
      it
      waive the need to obtain Landlord’s consent or Landlord’s right to terminate
      this Lease for any transfer of Tenant’s interest under this Lease without such
      consent.

    

    
      
        
        

      

      
        21

        
          

        

      

      
        
        

      

    

    SECTION
      16.07. LANDLORD’S OPTION TO TERMINATE UPON INSOLVENCY OF TENANT OR GUARANTOR
      UNDER STATE INSOLVENCY LAW OR UPON INSOLVENCY OF GUARANTOR UNDER FEDERAL
      BANKRUPTCY ACT.  In
      the event
      the estate of Tenant created hereby shall be taken in execution or by other
      process of law, or if Tenant or any guarantor of Tenant’s obligations hereunder
      (hereinafter referred to as the “guarantor”) shall be adjudicated insolvent
      pursuant to the provisions of any present or future insolvency law under state
      law, or if any proceedings are filed by or against the guarantor under the
      Bankruptcy Code, or any similar provisions of any future federal bankruptcy
      law,
      or if a Receiver or Trustee of the property of Tenant or the guarantor shall
      be
      appointed under state law by reason of Tenant’s or the guarantor’s insolvency or
      inability to pay its debts as they become due or otherwise, or if any assignment
      shall be made of Tenant’s or the guarantor’s property for the benefit of
      creditors under state law; then and in such event Landlord may, at its option,
      terminate this Lease and all rights of Tenant hereunder by giving Tenant written
      notice of the election so terminate within thirty (30) days after the occurrence
      of such event.

    

    

    ARTICLE
      XVII. DEFAULT OF THE TENANT

    

    SECTION
      17.01. RIGHT TO RE-ENTER.
      In the
      event of any failure of Tenant to pay any rental or other charges due hereunder
      within ten (10) days after written notice of non-payment from Landlord
      (however, in no event shall Landlord
      be
      required to provide written notice more than twice during any twelve (12) month
      period), or any failure to perform any other of the terms, conditions or
      covenants of this Lease to be observed or performed by Tenant for more than
      thirty (30) days after written notice of such default shall have been mailed
      to
      Tenant, or if Tenant shall fail to move into the leased premises and to commence
      the conduct of its business on the commencement date of the term hereof, or
      if
      Tenant shall abandon said leased premises, or permit this Lease to be taken
      under any writ of execution, then the Landlord, besides other rights or remedies
      it may have, shall have the right by three (3) days notice to declare this
      Lease
      terminated and the term ended (in which event, upon expiration of such three
      (3)
      day period, this Lease and the term hereof shall expire, cease and terminate
      with the same force and effect as though the date set forth in said notice
      were
      the date originally set forth herein and fixed for the expiration of the term
      and Tenant shall vacate and surrender the leased premises but shall remain
      liable as hereafter provided) and Landlord shall have the right to bring a
      special proceeding to recover possession from the Tenant holding over and/or
      Landlord may, in any of such events, without notice, re-enter the leased
      premises either by force or otherwise, and dispossess by summary proceedings
      or
      otherwise, Tenant and the legal representative of Tenant or other occupant
      of
      leased premises and remove their effects and hold the leased premises as if
      this
      Lease had not been made, and Tenant hereby waives the service of notice of
      intention to re-enter to institute legal proceedings to that end. In the event
      of re-entry by Landlord, Landlord may remove all persons and property from
      the
      leased premises and such property may be removed and stored in a public
      warehouse or elsewhere at the cost of, and for the account of Tenant, without
      notice or resort to legal process and without being deemed guilty of trespass,
      or becoming liable for any loss or damage which may be occasioned
      thereby.

    

    
      
        
        

      

      
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    SECTION
      17.02. RIGHT TO RELET. Should
      Landlord elect to re-enter, as herein provided, or should it take possession
      pursuant to legal proceedings or pursuant to
      any
      notice provided for by law, it may either terminate this Lease or it may from
      time to time, without terminating this Lease, make such alterations and repairs
      as may be necessary in order to relet the leased premises, and relet said leased
      premises or any part thereof for such term or terms (which may be for a term
      extending beyond the term of this Lease) and at such rental or rentals and
      upon
      such other terms and conditions as Landlord in its sole discretion may deem
      advisable. Upon each such reletting all rentals and other sums received by
      Landlord from such reletting shall be applied, first, to the payment of any
      indebtedness other than rent due hereunder from Tenant to Landlord; second,
      to
      the payment of any costs and expenses of such reletting, including reasonable
      brokerage fees and attorneys’ fees and of costs of such alterations and repairs;
      third, to the payment of rent and other charges due and unpaid hereunder, and
      the residue, if any, shall be held by Landlord and applied in payment of future
      rent as the same may become due and payable hereunder. If such rentals and
      other
      sums received from such reletting during any month be less than that to be
      paid
      during that month by Tenant hereunder, Tenant shall pay such deficiency to
      Landlord; if such rentals and sums shall be more, Tenant shall have no right
      to
      the excess. Such deficiency shall be calculated and paid monthly. No such
      re-entry or taking possession of said leased premises by Landlord shall be
      construed as an election on its part to terminate this Lease unless a written
      notice of such intention be given to Tenant or unless the termination thereof
      be
      decreed by a Court of competent jurisdiction. Notwithstanding any such reletting
      without termination, Landlord may at any time hereafter elect to terminate
      this
      Lease for such previous breach. Should Landlord at any time terminate this
      Lease
      for any breach, in addition to any other remedies it may have, it may recover
      from Tenant all damages it may incur by reason of such breach, including the
      cost of recovering the leased premises, reasonable attorneys’ fees, and
      including the worth at the time of such termination of the excess, if any,
      of
      the amount of rent and charges equivalent to rent reserved in this Lease for
      the
      remainder of the stated term over the then reasonable rental value of the leased
      premises for the remainder of the stated term, all of which amounts shall be
      immediately due and payable from Tenant to Landlord. In determining the rent
      which would be payable by Tenant hereunder, subsequent to default, the annual
      rent for each year of the unexpired term shall be equal to the average annual
      minimum rent paid by Tenant from the commencement of the term to the time of
      default, or during the preceding three (3) full calendar years, whichever period
      is shorter. The failure or refusal of Landlord to relet the leased premises
      shall not affect Tenant’s liability. The terms “entry” and “re-entry” are not
      limited to their technical meanings.

    

    SECTION
      17.03. LEGAL EXPENSES. In
      case
      suit shall be brought for recovery of possession of the premises, for the
      recovery of rent or any other amount due under the provisions of this Lease,
      or
      because of the breach of any other covenant herein contained on the part of
      Tenant to be kept and performed, and a breach shall be established, the losing
      party in such litigation shall pay the prevailing party all expenses incurred
      therefor, including reasonable attorney fees. Any and all references to the
      payment of attorneys' fees and disbursements herein shall include those incurred
      in all trial and appellate levels, as well as those incurred in any bankruptcy
      proceedings.

    

    SECTION
      17.04. WAIVER OF COUNTERCLAIMS AND TRIAL BY JURY. It
      is
      mutually agreed by and between Landlord and Tenant that the respective parties
      hereto shall and they hereby do waive trial by jury in any action proceeding
      or
      counterclaim brought by either of the parties hereto against the other (except
      for personal injury or property damage), on any matters whatsoever, arising
      out
      of or in any way connected with this Lease, the relationship of Landlord and
      Tenant, Tenant’s use of or occupancy of said leased premises, and any emergency
      statutory or any other statutory remedy. Tenant shall not interpose any
      counterclaim or counterclaims in a summary proceeding or other action which
      includes a claim for possession based on termination or holdover.

    

    
      
        
        

      

      
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    SECTION
      17.05. WAIVER OF RIGHT OF REDEMPTION. Mention
      in this Lease of any particular remedy, shall not preclude Landlord from any
      other remedy, in law or in equity. Tenant hereby expressly waives any and all
      rights of redemption granted by or under any present or future laws in the
      event
      of Tenant being evicted or dispossessed for any cause, or in the event of
      Landlord obtaining possession of leased premises, by reason of the violation
      by
      Tenant of any of the covenants and conditions of this Lease or
      otherwise.

    

    

    ARTICLE
      XVIII. ADVERTISING AND MERCHANTS’ ASSOCIATION

    

    SECTION
      18.01. CHANGE OF NAME, ADVERTISING. Tenant
      agrees (a) to operate its business in the leased premises under the name set
      forth in Item 11 of Exhibit “F” so long as the same shall not be held to be in
      violation of any applicable law, and (b) not to change the advertised name
      or
      character of the business operated in the leased premises without the prior
      written approval of Landlord, which shall not be unreasonably withheld,
      conditioned or delayed, and (c) to refer to the Shopping Center only by the
      exact Shopping Center name designating the location of the leased premises
      in
      all newspaper and other advertising and in all other references to the location
      of the leased premises. Tenant shall not use or employ any name other than
      the
      precise Shopping Center name when referring to the Shopping Center or the
      location thereof in any advertisement. Landlord reserves the right to change
      the
      name of the Shopping Center at any time and without any liability to
      Tenant.

    

    SECTION
      18.02. MERCHANTS’ ASSOCIATION. (a)
      Tenant shall become a member of the Merchants Association upon formation thereof
      (if formed) and will maintain such membership in good standing and will abide
      by
      the regulations and cooperate in the activities of such Association throughout
      the term of the Lease and any extensions or renewals thereof. The association
      shall be governed by a Board of Directors numbering not less than three nor
      more
      than five, which directors shall be elected from among the members, except
      that
      not less than one member of the Board of Directors shall be appointed by the
      Landlord. The purpose of the Merchants Association shall be to encourage its
      members to deal fairly and courteously with their customers, to follow ethical
      business practices, and to assist the business of its members by sales
      promotions and centerwide advertising. If Landlord shall elect to provide
      promotional services and personnel to formulate and effect an advertising,
      promotional and public relations program for the Shopping Center, Landlord
      shall
      be reimbursed each lease year by the Merchants’ Association for the costs
      thereof. Any promotional services and personnel so provided shall be under
      the
      exclusive control and supervision of Landlord who shall have the sole authority
      to employ and discharge such personnel. Tenant agrees to pay minimum dues to
      the
      Merchants’ Association in equal monthly installments, in an amount equal to the
      greater of $500.00 or $1.00 per square foot of the floor area of the leased
      premises per year, subject, however, to annual adjustments, approved by the
      Board of Directors of the Association increasing said dues to the extent
      required by increases in the costs of promotional, public relations and
      advertising services. In any event the continuing monthly contributions to
      the
      Merchants Association will be adjusted annually as of July 1 of each year during
      the term of this Lease by a percentage equal to the percentage increase or
      decrease from the base period of the “All Items Component of The Revised
      Consumer Price Index - City of Detroit Average For Urban Wage Earners and
      Clerical Workers - (1967 = 100)”, as published by the Bureau of Labor Statistics
      of the U.S. Department of Labor, (but in no event shall Tenant pay less than
      the
      minimum dues specified above). For the purpose of this Lease, the term “base
      period” shall refer to the date which said Index is published which is closest
      to the index published for the month of January coinciding with or next
      preceding the date of execution of this Lease. In the event such Index is
      discontinued, comparable statistics on the purchasing power of the consumer
      dollar, as published at the time of said discontinuance by a responsible
      financial authority, shall be used for making such computation. Landlord agrees
      to pay to the Merchants’ Association an amount equal to one quarter of the
      aggregate dues paid by all other members of the association. Tenant also agrees
      to pay to the Merchants’ Association an initial assessment, or grand opening
      assessment, within ten (10) days after demand therefor, in addition to the
      foregoing dues, in an amount equal to the greater of $500.00 or $1.00 per square
      foot of the floor area of the leased premises. Nothing in the By-Laws or
      regulations of the said Association shall be in conflict with the provisions
      of
      this Lease, including, without limiting the generality of the foregoing, any
      reasonable rules and regulations adopted pursuant to the provisions of Article
      XX hereof, or in any wise shall affect the right of Landlord. The provisions
      of
      this Section shall be deemed to be covenants for the benefit of the Landlord
      and
      said Association and shall be enforceable by each of them.

    

    
      
        
        

      

      
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    (b) The
      Merchants’ Association shall refer to the Shopping Center only by the exact
      Shopping Center name in all newspaper and other advertising and in all other
      references to the Shopping Center or the location thereof and shall not use
      or
      employ any name other than the precise Shopping Center name when referring
      to
      the Shopping Center or the location thereof in any advertisement. Landlord
      reserves the right to change the name of the Shopping Center at any time and
      without liability to the Merchants’ Association or any member
      thereof.

    

    (c)  Landlord
      shall have the right to provide services of equivalent value for all or any
      portion of any amounts payable by it under this Article
      XVIII.

    

    (d) At
      any time during the term of this Lease, Landlord shall have the right to disband
      the Merchants’ Association by written notice to each tenant. In lieu of the
      Merchants’ Association, Landlord shall have the right to establish an
      Advertising And Promotional Program (hereinafter referred to as the “Program”)
      to furnish and maintain advertising and sales promotions, which, in Landlord’s
      sole judgement, will benefit the Shopping Center from time to time. The
      promotion director, staff and any consultants hired by Landlord to direct and
      perform the activities of the Program shall be under the exclusive control
      and
      supervision of Landlord, but such director, staff and consultants shall be
      paid
      with the Program’s funds. Landlord shall appoint a committee composed of a
      representative of Landlord and a representative from each of four (4) tenants
      occupying premises in the Shopping Center, to review the advertising and other
      promotional activities provided by the Program. Nothing herein contained shall
      obligate or require Landlord to expend more for the cost of the Program
      activities during any lease year than Landlord collects during such period
      from
      its tenants in the form of Promotional Charges. During each calendar year,
      Tenant shall pay to Landlord as a Promotional Charge, in monthly installments
      in
      advance, an amount equal to the then current Merchants’ Association Dues payable
      by Tenant upon the date of Landlord’s notice establishing the Program, which
      amount shall be subject to the same adjustments as set forth in this Lease
      with
      respect to Merchants’ Association Dues.

    

    SECTION
      18.03. SOLICITATION OF BUSINESS.
      Tenant
      and Tenant’s employees and agents shall not solicit business in the parking or
      other common areas, nor shall Tenant distribute any handbills or other
      advertising matter in the parking area or in other common areas.

    

    
      
        
        

      

      
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    ARTICLE
      XIX. TENANT’S PROPERTY

    

    SECTION
      19.01. TAXES ON TENANT’S PROPERTY. Tenant
      shall be responsible for and shall pay before delinquency all municipal, county,
      state and federal taxes assessed during the term of this Lease against any
      leasehold interest or personal property of any kind, owned by or placed in,
      upon
      or about the leased premises by the Tenant.

    

    SECTION
      19.02. LOSS AND DAMAGE.
      The
      Landlord shall not be responsible or liable to the Tenant for any loss or damage
      that may be occasioned by or through the acts or omissions of persons occupying
      adjoining premises or any part of the premises adjacent to or connected with
      the
      premises hereby leased or any part of the building of which the leased premises
      are a part, or for any loss or damage resulting to the Tenant or its property
      from roof or wall leaks or bursting, stoppage or leaking of water, gas, sewer
      or
      steam pipes, or for any damage or loss of property within the leased premises
      from any other cause whatsoever unless such other cause is due to the sole
      negligence or wilful misconduct of Landlord, its agents, servants or
      employees.

    

    SECTION
      19.03. NOTICE BY TENANT.
      Tenant
      shall give immediate notice to Landlord in case of fire or accidents in the
      leased premises or in the building of which the leased premises are a part
      or of
      defects therein or in any fixtures or equipment.

    

    

    ARTICLE
      XX. RULES AND REGULATIONS

    

    SECTION
      20.01. RULES AND REGULATIONS.
      Tenant
      agrees to comply with and observe all rules and regulations established by
      Landlord from time to time. Tenant’s failure to keep and observe said rules and
      regulations shall constitute a breach of the terms of this Lease in the manner
      as if the same were contained herein as covenants.

    

    

    ARTICLE
      XXI. QUIET ENJOYMENT

    

    SECTION
      21.01. LANDLORD’S COVENANT.
      Upon
      payment by the Tenant of the rents herein provided, and upon the observance
      and
      performance of all the covenants, terms and conditions on Tenant’s part to be
      observed and performed, Tenant shall peaceably and quietly hold and enjoy the
      leased premises for the term hereby demised without hindrance or interruption
      by
      Landlord or any other person or persons lawfully or equitably claiming by,
      through or under the Landlord, subject, nevertheless, to the terms and
      conditions of this Lease, and any mortgages to which this Lease is
      subordinate.

    

    
      
        
        

      

      
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    ARTICLE
      XXII. HOLDING OVER, SUCCESSORS

    

    SECTION
      22.01. VACATION OF LEASED PREMISES.
      Upon the
      expiration or (if applicable) the earlier termination of this Lease, Tenant
      shall surrender to Landlord the leased premises, broom clean, and all of
      Tenant’s alterations, additions, improvements and fixtures (excluding moveable
      trade fixtures) in good order and condition. Tenant shall remove all of its
      vault (if installed by Tenant), trade fixtures and other authorized removable
      personal property and perform all restoration made necessary by such removal
      within such date of expiration or termination, whichever shall apply. All such
      property which is not so removed within such period shall be deemed to have
      been
      abandoned by Tenant, may be retained by Landlord as its property or removed
      and
      disposed of in such manner as Landlord may see fit without liability or
      obligation to Tenant. Tenant shall be liable to Landlord for any and all costs
      and expenses incurred in connection with any such removal or disposal, including
      court costs, attorney fees and storage charges for such property. If Tenant
      fails to surrender the leased premises to Landlord on the expiration or earlier
      termination of this Lease, Tenant shall fully indemnify and hold Landlord
      harmless from all losses and damages resulting from Tenant’s failure to
      surrender the leased premises, including, without limitation, relative to claims
      made by a succeeding tenant resulting there from.

    

    SECTION
      22.02. HOLDING OVER.
      In the
      event Tenant shall continue to occupy all or any part of the leased premises
      after the expiration of the term of this Lease, or any renewals or extensions
      thereof, such holding over shall be deemed to constitute a tenancy from month
      to
      month, upon the same conditions and terms as herein provided except for minimum
      rent which shall be one hundred fifty (150%) percent of the fixed minimum rent
      effective during the final lease year of the term hereof; provided, however,
      if
      the fixed minimum annual rent during said term or any renewals or extensions
      thereof is at varying annual rates, the minimum rent during such holding over
      shall be at one hundred fifty (150%) percent of the highest annual rate of
      minimum rent paid during said term and any renewals or extensions thereof and
      Tenant shall be required to pay all Additional Rent as set forth in this
      Lease.

    

    SECTION
      22.03. SUCCESSORS.
      All
      rights and liabilities herein given to, or imposed upon, the respective parties
      hereto shall extend to and bind the several respective heirs, executors,
      personal representatives, administrators and successors, of the said parties;
      and if there shall be more than one Tenant, they shall all be bound jointly
      and
      severally by the terms, covenants and agreements herein.

    

    

    ARTICLE
      XXIII. OFF-SET STATEMENT, ATTORNMENT AND SUBORDINATION

    

    SECTION
      23.01. OFF-SET STATEMENT. Tenant
      agrees within ten (10) days after request therefor by Landlord to execute in
      recordable form and deliver to Landlord a statement, in writing, certifying
      to
      the extent same are true (and if not the basis for failing to certify same)
      (a)
      that this Lease is in full force and effect, (b) the date of commencement of
      the
      term of this Lease, (c) that rent is paid currently without any off-set or
      defense thereto, (d) the amount of rent, if any, paid in advance, (e) whether
      the Lease has been modified and, if so, identifying the modifications, and
      (f)
      that there be no uncured defaults by Landlord or stating those claimed by
      Tenant, provided that, in fact, such facts are accurate and
      ascertainable.

    

    SECTION
      23.02. ATTORNMENT.
      In the
      event any proceedings are brought for the foreclosure of, or in the event of
      the
      conveyance by deed in lieu of foreclosure of, or in the event of exercise of
      the
      power of sale under, any mortgage made by Landlord covering the leased premises,
      Tenant hereby attorns to, and covenants and agrees to execute an instrument
      in
      writing reasonably satisfactory to the new owner whereby Tenant attorns to
      such
      successor in interest and recognizes such successor as the Landlord under this
      Lease.

    

    SECTION
      23.03. SUBORDINATION.
      Tenant
      agrees that this Lease shall, at the request of the Landlord, be subordinate
      to
      any first mortgages or deeds of trust that may hereafter be placed upon said
      leased premises and to any and all advances to be made thereunder, and to the
      interest thereon, and all renewals, replacements and extensions thereof,
      provided the mortgagee or trustee named in said mortgages or trust deeds shall
      agree to recognize the Lease and all of Tenant’s rights hereunder in the event
      of foreclosure if Tenant is not in default beyond any applicable cure period.
      Tenant also agrees that any mortgagee or trustee may elect to have this Lease
      a
      prior lien to its mortgage or deed of trust, and in the event of such election
      and upon notification by such mortgagee or trustee to Tenant to that effect,
      this Lease shall be deemed prior in lien to the said mortgage or deed of trust,
      whether this Lease is dated prior to or subsequent to the date of said mortgage
      or deed of trust. Tenant agrees, that upon the request of Landlord, any
      mortgagee or any trustee, it shall execute whatever instruments may be required
      to carry out the intent of this Section.

    

    
      
        
        

      

      
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    SECTION
      23.04. REMEDIES.
      Failure
      of the Tenant to execute any statement or instruments necessary or desirable
      to
      effectuate the foregoing provisions of this Article within twenty (20) days
      upon
      written request so to do by Landlord, shall constitute a breach of this Lease
      and the Landlord shall have the right by not less than twenty (20) days notice
      to Tenant to declare this Lease terminated and the term ended, in which event,
      this Lease shall cease and terminate on the date specified in such notice with
      the same force and effect as though the date set forth in such notice were
      the
      date originally set forth herein and fixed for the expiration of the term,
      and
      Tenant shall vacate and surrender the leased premises but shall remain liable
      as
      provided in this Lease. 

    

    

    ARTICLE
      XXIV. WASTE

    

    SECTION
      24.01. WASTE OR NUISANCE.
      Tenant
      shall not commit or suffer to be committed any waste upon the leased premises,
      and Tenant shall not place a load upon any floor of the leased premises which
      exceeds the floor load per square foot area which such floor was designed to
      carry. Tenant shall not commit or suffer to be committed any nuisance or other
      act or thing which may disturb the quiet enjoyment of any other occupant or
      tenant of Shopping Center. Tenant shall not use or permit to be used any medium
      that might constitute a nuisance, such as loud speakers, sound amplifiers,
      phonographs, radios, televisions, or any other sound producing device which
      will
      carry sound outside the leased premises. Tenant agrees that business machines
      and mechanical equipment used by Tenant which cause vibration or noise that
      may
      be transmitted to the building or buildings comprising Shopping Center or to
      the
      leased premises to such a degree as to be reasonably objectionable to Landlord
      or to any occupants or tenants in Shopping Center shall be placed and maintained
      by Tenant at its expense in settings of cork, rubber or spring-type vibration
      eliminators sufficient to eliminate such vibrations or noise.

    

    ARTICLE
      XXV. SECURITY PROVISION

    

    SECTION
      25.01. SECURITY. The
      security deposit specified in Item 12 of Exhibit “F”, if paid by Tenant to
      Landlord, shall be retained by Landlord as security for the faithful performance
      of all covenants, conditions and agreements of this Lease, but in no event
      shall
      the Landlord be obliged to apply the same upon rents or other charges in arrears
      or upon damages for the Tenant’s failure to perform the said covenants,
      conditions and agreements; but the Landlord may so apply the security, at its
      option; and the Landlord’s right to bring a special proceeding to recover or
      otherwise to obtain possession of the leased premises before or after Landlord’s
      declaration of the termination of this Lease for non-payment of rent or for
      any
      other reason shall not in any event be affected by reason of the fact that
      the
      Landlord holds this security. The said sum, if not applied toward the payment
      of
      rent in arrears or toward the payment of damages suffered by the Landlord by
      reason of the Tenant’s breach of the covenants, conditions and agreements of
      this Lease, is to be returned to the Tenant without interest except as provided
      by law when this Lease is terminated, according to these terms, and in no event
      is the said security to be returned until the Tenant has vacated the leased
      premises and delivered possession to the Landlord. In the event that the
      Landlord repossesses itself of the leased premises whether by special proceeding
      or re-entry or otherwise because of the Tenant’s default or because of the
      Tenant’s failure to carry out the covenants, conditions and agreements of this
      Lease, the Landlord may apply the said security upon all damages suffered to
      the
      date of said repossession and may retain the said security to apply upon such
      damages as may be suffered or shall accrue thereafter by reason of the Tenant’s
      default or breach. In the event any bankruptcy, insolvency, reorganization
      or
      other creditor-debtor proceedings shall be instituted by or against Tenant,
      or
      its successors or assigns, or any guarantor of Tenant hereunder, such security
      deposit shall be deemed to be applied first to the payment of any rents and/or
      other charges due Landlord for all periods prior to the institution of such
      proceedings and the balance if any, of such security deposit may be retained
      by
      Landlord in partial liquidation of Landlord’s damages. The Landlord shall not be
      obligated to keep the said security as a separate fund but may commingle the
      said security within its own funds.

    

    
      
        
        

      

      
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    ARTICLE
      XXVI. MISCELLANEOUS

    

    SECTION
      26.01. ADDITION OF A MAJOR STORE.  If at
      any time during the term of this Lease the Shopping Center is expanded by the
      addition of a Major Store, or if existing space in the Shopping Center is leased
      to a Major Store Tenant agrees that the fixed minimum annual rent effective
      for
      the leased premises at the time of opening such Major Store shall automatically
      be increased by the sum of Two Dollars ($2.00) per square foot of the leased
      premises from and after the date such Major Store first opens for
      business.

    

    SECTION
      26.02. WAIVER. One
      or
      more waivers of any covenant or condition by Landlord shall not be construed
      as
      a waiver of a subsequent breach of the same covenant or condition, and the
      consent or approval by Landlord to or of any act by Tenant requiring Landlord’s
      consent or approval shall not be deemed to render unnecessary Landlord’s consent
      or approval to or of any subsequent similar act by Tenant. No breach of a
      covenant or condition of this Lease shall be deemed to have been waived by
      Landlord, unless such waiver be in writing signed by Landlord.

    

    SECTION
      26.03. ENTIRE AGREEMENT. This
      Lease and the Exhibits, and Rider, if any, attached hereto and forming a part
      hereof, set forth all the covenants, promises, agreements, conditions and
      understandings between Landlord and Tenant concerning the leased premises and
      there are no covenants, promises, agreements, conditions or understandings,
      either oral or written, between them other than are herein set forth. No
      alteration, amendment, change or addition to this Lease shall be binding upon
      Landlord or Tenant unless reduced to writing and signed by each party. If such
      alteration, amendment, change or addition, including any review by Landlord
      of
      assignment of Tenant’s interest herein, is at the request of Tenant, then Tenant
      agrees to reimburse Landlord for all attorney fees and expenses incurred by
      Landlord in connection therewith, not to exceed the sum of Five Hundred Dollars
      ($500.00), payable upon the execution by Tenant of the documents prepared for
      such purpose.

    

    SECTION
      26.04. INTERPRETATION AND USE OF PRONOUNS. Nothing
      contained herein shall be deemed or construed by the parties hereto, nor by
      any
      third party, as creating the relationship of principal and agent or of
      partnership or of joint venture between the parties hereto, it being understood
      and agreed that neither the method of computation of rent, nor any other
      provision contained herein, nor any acts of the parties herein, shall be deemed
      to create any relationship between the parties hereto other than the
      relationship of Landlord and Tenant. Whenever herein the singular number is
      used, the same shall include the plural, and the masculine gender shall include
      the feminine and neuter genders.

    

    
      
        
        

      

      
        29

        
          

        

      

      
        
        

      

    

    SECTION
      26.05. DELAYS. In
      the
      event that either party hereto shall be delayed or hindered in or prevented
      from
      the performance of any act required hereunder by reason of strikes, lockouts,
      labor troubles, inability to procure materials, failure of power, restrictive
      governmental laws or regulations, riots, insurrection, war or other reason
      of a
      similar or dissimilar nature not the fault of the party delayed in performing
      work or doing acts required under the terms of this Lease, then performance
      of
      such act shall be excused for the period of the delay and the period for the
      performance of any such act shall be extended for a period equivalent to the
      period of such delay. The provisions of this Section 26.05 shall not operate
      to
      excuse Tenant from prompt payment of rent or any other payments required by
      the
      terms of this Lease.

    

    SECTION
      26.06. NOTICES.
      Any
      notice, demand, request, or other instrument which may be or is required to
      be
      given under this Lease shall be sent by United States, certified mail, return
      receipt requested, postage prepaid and shall be addressed (a) if to Landlord,
      at
      Landlord’s address set forth in Item 2 of Exhibit “F” or at such other address
      as Landlord may designate by written notice, and (b) if to Tenant, at Tenant’s
      address set forth in Item 3 of Exhibit “F” or at such other address as Tenant
      shall designate by written notice.

    

    SECTION
      26.07. CAPTIONS AND SECTION NUMBERS.
      The
      captions, section numbers, article numbers, and index appearing in this Lease
      are inserted only as a matter of convenience and in no way define, limit,
      construe, or describe the scope or intent of such sections or articles of this
      Lease nor in any way affect this Lease.

    

    SECTION
      26.08. BROKER’S COMMISSION.
      Except
      for Schostak Brothers & Co, Inc. and Cumberland Real Estate Advisors, LLC
      (“Brokers”) (which Landlord
      shall be
      solely responsible for all commissions) Tenant represents and warrants unto
      the
      Landlord that there are no other claims for brokerage commissions or finder’s
      fees in connection with this Lease, and Tenant agrees to indemnify Landlord
      and
      hold it harmless from all liabilities arising from any such claim (including,
      without limitation, the cost of counsel fees in connection therewith other
      than
      the Brokers); such agreement to survive the termination of this
      Lease.

    

    SECTION
      26.09. RECORDING.
      Tenant
      shall not record this Lease without the written consent of Landlord; however,
      at
      Landlord’s request, Tenant shall join in the execution of a memorandum or
      so-called “short form” of this Lease for the purposes of recordation by
      Landlord. Said memorandum or short form of this Lease shall describe the
      parties, the leased premises, the term of this Lease, any special provisions,
      and shall incorporate this Lease by reference.

    

    SECTION
      26.10. FURNISHING OF FINANCIAL STATEMENT.
      Upon
      Landlord’s written request, Tenant shall promptly furnish Landlord, from time to
      time, financial statements reflecting Tenant’s current financial
      condition.

    

    
      
        
        

      

      
        30

        
          

        

      

      
        
        

      

    

    SECTION
      26.11. LANDLORD’S USE OF COMMON AREAS.
      Landlord
      reserves the right, from time to time, to utilize portions of the common areas
      for carnival type shows, rides and entertainment, outdoor shows, displays,
      automobile and other product shows, the leasing of kiosks, or such other uses
      which in Landlord’s judgment tend to attract the public. Further, Landlord
      reserves the right to utilize the lighting standards and other areas in the
      parking lot for advertising purposes.

    

    SECTION
      26.12. TRANSFER OF LANDLORD’S INTEREST.
      In the
      event of any transfer or transfers of Landlord’s interest in the leased premises
      including a so-called sale-leaseback, the transferor shall be automatically
      relieved of any and all obligations on the part of Landlord accruing from and
      after the date of such transfer, provided that (a) the interest of the
      transferor, as Landlord, in any funds then in the hands of Landlord in which
      Tenant has an interest shall be turned over, subject to such interest, to the
      then transferee; and (b) notice of such sale, transfer or Lease shall be
      delivered to Tenant as required by law. Upon the termination of any such Lease
      in a sale-leaseback transaction prior to termination of this Lease, the former
      lessee thereunder shall become and remain liable as Landlord hereunder until
      a
      further transfer. No holder of a mortgage to which this Lease is or may be
      subordinate shall be responsible in connection with the security deposited
      hereunder, unless such mortgagee or holder of such deed of trust or lessor
      shall
      have actually received the security deposited hereunder.

    

    SECTION
      26.13. FLOOR AREA.
      As used
      in this Lease “Floor Area” means, with respect to the leased premises and with
      respect to each store area separately leased, the number of square feet of
      floor
      space on all floor levels in the leased premises, including any mezzanine space,
      measured from the exterior faces of exterior walls, store fronts, corridors
      and
      service areas, and the center line of party walls. No deduction or exclusion
      from floor area shall be made by reason of columns, stairs, elevators,
      escalators, shafts, or other interior construction or equipment.

    

    SECTION
      26.14. LATE CHARGES. Any
      amount due from Tenant to Landlord hereunder which is not paid when due shall
      bear interest at the rate of one and one half percent (11⁄2%) per month from the
      date due, unless otherwise specifically provided herein, but the payment of
      such
      interest shall not excuse or cure default of Tenant under this Lease. The
      parties hereby agree that they shall in no event be deemed to have contracted
      for a greater rate of interest than the maximum rate permissible under the
      laws
      of the State in which the Shopping Center is located. Shall a greater amount
      be
      collected, it shall be construed as a mutual mistake of the parties and the
      excess, if any, shall be applied to any payments then due or thereafter coming
      due.

    

    SECTION
      26.15. LIABILITY OF LANDLORD. If
      Landlord shall fail to perform any covenant, term or condition of this Lease
      upon Landlord’s part to be performed, and if as a consequence of such default
      Tenant shall recover a money judgment against Landlord, such judgment shall
      be
      satisfied only out of the proceeds of sale received upon execution of such
      judgment and levied thereon against the right, title and interest of Landlord
      in
      the Shopping Center Site and out of rents or other income from such property
      receivable by Landlord, and neither Landlord nor any of the co-partners
      comprising the partnership which is the Landlord herein shall be liable for
      any
      deficiency.

    

    SECTION
      26.16. ACCORD AND SATISFACTION. No
      payment by Tenant or receipt by Landlord of a lesser amount than the monthly
      rent herein stipulated shall be deemed to be other than on account of the
      earliest stipulated rent, nor shall any endorsement or statement on any check
      or
      any letter accompanying any check or payment as rent be deemed an accord and
      satisfaction, and Landlord shall 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.

    

    
      
        
        

      

      
        31

        
          

        

      

      
        
        

      

    

    SECTION
      26.17. EXECUTION OF LEASE. The
      submission of this Lease for examination does not constitute a reservation
      of or
      option for the leased premises, and this Lease shall become effective as a
      lease
      only upon execution and delivery thereof by Landlord and Tenant.

    

    SECTION
      26.18. LAWS OF THE STATE OF MICHIGAN. This
      Lease shall be governed by and construed in accordance with the laws of the
      State of Michigan. If any provision of this Lease or the application thereof
      to
      any person or circumstances shall, to any extent, be invalid or unenforceable,
      the remainder of this Lease shall not be affected thereby and each provision
      of
      the Lease shall be valid and enforceable to the fullest extent permitted by
      the
      law.

    

    SECTION
      26.19. NO ASSURANCE OF OTHER TENANTS.
      No
      representation, warranty or covenant has been made by Landlord as to who the
      other tenants or occupants of space in the Shopping Center may be or will be,
      or
      as to the continued tenancy or occupancy by any tenants or occupants of space
      in
      the Shopping Center.

    

    IN
      WITNESS WHEREOF,
      the
      respective parties hereto have executed this Lease as of the day and year first
      above written.

    

    BLOOMFIELD
      PLAZA

    

    

    

    By:
            

    

    Its:
            

    

    

    

    BIRMINGHAM
      BLOOMFIELD BANCORP, INC.,

    a
      Michigan corporation

    

    

    

    By:
            

    Robert
      Farr

    Its:
      CEO/Chairman

    

    

    
      
        
        

      

      
        32

        
          

        

      

      
        
        

      

    

    ACKNOWLEDGMENT
      OF LANDLORD

     

    
 

    
      	STATE OF MICHIGAN  )	 	 
	
              )
                ss:

            	 	 
	COUNTY
              OF                   
              )	 	 

    

     

    

    The
      foregoing lease was acknowledged before me this __________ day of
      _____________________, 2005,
      by
      __________________________, the ____________________________ of Bloomfield
      Plaza.

    

    

    
      	 	 	Notary Public, ___________ County,
              Michigan
	 	 	Acting in ____________________
              County
	 	 	My Commission Expires:
              

    

    

    ACKNOWLEDGMENT
      OF CORPORATE TENANT

     

    
      
        	STATE OF MICHIGAN  )	 	 
	
                )
                  ss:

              	 	 
	COUNTY
                OF                   
                )	 	 

      

       

    

     

    The
      foregoing lease was acknowledged before me this __________ day of
      ___________________, 2005, by Robert Farr, the CEO/Chairman of Birmingham
      Bloomfield Bancorp, Inc., a Michigan corporation, on behalf of the
      corporation.

     

    
      

      
        	 	 	Notary Public, ___________ County,
                Michigan
	 	 	Acting in ____________________
                County
	 	 	My Commission Expires:
                

      

      

 

    

    
      
        
        

      

      
        33

        
          

        

      

      
        
        

        
        

      

    

    RULES
      AND REGULATIONS

    

    Tenant
      agrees as follows:

    

    (1) All
      loading and unloading of goods shall be done only at such times, in the areas,
      and through the entrances, designated for such purposes by
      Landlord.

    

    (2) The
      delivery or shipping of supplies and fixtures to and from the leased premises
      shall be subject to such rules and regulations as in the judgment of Landlord
      are necessary for the proper operation of the leased premises or Shopping
      Center.

    

    (3) All
      garbage and refuse shall be kept in the kind of container specified by Landlord
      and shall be placed outside of the leased premises prepared for collection
      in
      the manner and at the times and places specified by Landlord. If Landlord shall
      provide or designate a service for picking up of refuse and garbage, Tenant
      shall use same at Tenant’s cost. Tenant shall pay the cost of removal of any of
      Tenant’s refuse or rubbish.

    

    (4) No
      radio
      or television or other similar device shall be installed without first
      obtaining, in each instance, Landlord’s consent in writing. No aerial shall be
      erected on the roof or exterior walls of the leased premises, or on the grounds,
      without, in each instance, the written consent of Landlord. Any aerial or such
      equipment so installed without such written consent shall be subject to removal
      without notice at any time.

    

    (5) No
      loud
      speakers, televisions, phonographs, radios or other devices shall be used in
      a
      manner so as to be heard or seen outside of the leased premises without the
      prior written consent of Landlord.

    

    (6) If
      the
      leased premises are equipped with heating facilities separate from those in
      the
      remainder of the Shopping Center, Tenant shall keep the leased premises at
      a
      temperature sufficiently high to prevent freezing of water in pipes and
      fixtures.

    

    (7) The
      outside areas immediately adjoining the leased premises shall be kept clean
      and
      free from snow, ice, dirt and rubbish by Tenant to the satisfaction of Landlord
      and Tenant shall not place or permit any obstructions in such
      areas.

    

    (8) Tenant
      and Tenant’s employees shall park their cars only in those portions of the
      parking area designated for that purpose by Landlord. Tenant shall furnish
      Landlord with State automobile license numbers assigned to Tenant’s car or cars,
      and cars of Tenant’s employees, within five (5) days after taking possession of
      the leased premises and shall thereafter notify Landlord of any changes within
      five (5) days after such changes occur. In the event that Tenant or its
      employees fail to park their cars in the designated parking areas as aforesaid,
      then Landlord, at its option, may charge Tenant Twenty-Five Dollars ($25.00)
      per
      day per car parked in any area other than those designated, as and for
      liquidated damages.

    

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

    (9) The
      plumbing facilities shall not be used for any other purpose than that for which
      they are 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.

    

    (10) Tenant
      shall use at Tenant’s cost such pest extermination contractor as Landlord may
      direct and at such intervals as Landlord may require.

    

    (11) Tenant
      shall not burn any trash or garbage of any kind in or about the leased premises
      or Shopping Center, or within one mile of the outside property lines of the
      Shopping Center.

    

    (12) Tenant
      shall not advertise, conduct any business upon or in any way obstruct entrances,
      corridors, halls or stairways in the leased premises or any sidewalk, vestibule
      or any other part of the Common Area in the Shopping Center. In no event shall
      Tenant permit any objects to be placed on or thrown or dropped from any ledges
      or other exterior portion of the leased premises.

    

    (13) Tenant
      shall not use any space in the leased premises for living quarters, whether
      temporary or permanent.

    

    (14) Tenant
      shall not keep on the leased premises inflammables, such as gasoline, kerosene,
      naptha and benzine, or explosives, or any other articles of an intrinsically
      dangerous nature.

    

    (15) Landlord
      shall furnish Tenant with keys for locks on the doors to the leased premises.
      Tenant shall return to Landlord the door keys for the leased premises at the
      end
      of the lease term.

    

    (16) Tenant
      shall have full responsibility for protecting the leased premises and the
      property located therein from theft and robbery, and shall keep all doors,
      windows and transoms securely fastened when not in use.

    

    (17) Tenant
      shall be responsible for the observance of these Regulations by Tenant’s
      employees, agents, clients, customers, invitees and guests.

    

    (18) The
      foregoing Rules and Regulations and any changes or amendments hereinafter
      promulgated are a part of the lease between Landlord and Tenant.

    

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

        
        

      

    

    EXHIBIT
      “A”

    Site
      Plan

    

    

    

    
      
        
          

        

        
        

      

      
        
        

        
          

        

      

      
        
        

        
        

      

    

    EXHIBIT
      “B”

    Legal
      Description of Shopping Center

    

    

    PART
      OF
      THE NORTHEAST 1/4 OF SECTION 32, T. 2 N., R. 10 E., BLOOMFIELD TOWNSHIP, OAKLAND
      COUNTY, MICHIGAN, DESCRIBED AS BEGINNING AT A POINT DISTANT
      S. 89° 38’ 30” W., 104.50 FEET ALONG THE NORTH LINE OF
      SECTION 32, SAID LINE ALSO BEING THE CENTERLINE OF MAPLE ROAD (50 FEET WIDE
      1/2
      WIDTH) AND (S. 00° 09’ 00” W.) RECORD
      S. 00° 14’ 50” W. MEASURED 50.00 FEET FROM THE NORTHEAST CORNER
      OF SECTION 32; THENCE FROM SAID POINT OF BEGINNING
      (S. 00° 09’ 00” W.) RECORD S. 00° 14’ 50” W.
      MEASURED 1,010.00 FEET ALONG THE WEST RIGHT-OF-WAY LINE OF TELEGRAPH ROAD
      (150.00 FEET WIDE); THENCE S. 89° 38’ 30” W., 700.00 FEET
      ALONG A LINE PARALLEL WITH THE SOUTH LINE OF MAPLE ROAD ALSO BEING THE NORTH
      LINE OF “BIRMINGHAM FARMS” SUBDIVISION RECORDED IN LIBER 90 PAGES 29 THROUGH 31
      INCLUSIVE OAKLAND COUNTY RECORDS; THENCE (N. 00° 09’ 00” E.)
      RECORD N. 00° 14’ 50” E., MEASURED 1,010.00 FEET ALONG A
      LINE PARALLEL TO THE WEST LINE OF TELEGRAPH ROAD ALSO BEING THE EAST LINE OF
      “BIRMINGHAM FARMS SUBDIVISION NO. 2” RECORDED IN LIBER 98 PAGES 15 THROUGH 17
      INCLUSIVE OAKLAND COUNTY RECORDS; THENCE ALONG THE SOUTH RIGHT-OF-WAY LINE
      OF
      MAPLE ROAD N. 89° 38’ 30” E.,
      700.00 FEET TO THE POINT OF BEGINNING CONTAINING 16.23 ACRES OF LAND BEING
      SUBJECT TO EASEMENTS AND RESTRICTIONS OF RECORD.

     

    
      
         

      

      
         

        
          

        

      

      
         

      

    

    

    

      

    

     

    

      

      

      

      

      

      

      

      

      

      

      

      

      

      

      

      

    

     

    

      

      

      

      

    
      
        
        

      

      
        
        

        
          

        

      

      
        
        

        
        

      

    

    BLOOMFIELD
      PLAZA

    

    EXHIBIT
      “F” - LEASE SPECIFICS

    
 

    
      	1.	The Date of this Lease is
              _____________________, 2005.	 
	 	 	 	 
	2. 	Landlord:	Bloomfield Plaza	 
	 	 	c/o Schostak Brothers & Company,
              Inc.	 
	 	 	Maccabees Center, Suite 750	 
	 	 	25800 Northwestern Highway, P.O. Box
              267 	 
	 	 	Southfield, Michigan 48037	 
	 	 	 	 
	3. 	Tenant:	Birmingham Bloomfield Bancorp, Inc.	 
	 	 	33583 Woodward Ave.	 
	 	 	Birmingham, MI 48009	 

    

      

    

    
      	
              4.

            	
              Leased
                Premises: Bank building, as shown on Exhibit “A”, containing approximately
                2,815 square feet of floor area.

            

    

    

    
      	
              5.

            	
              Tenant’s
                Construction Period: Commencing upon the later to occur of: (a) delivery
                of the leased premises to Tenant; or (b) Tenant’s receipt of Government
                Approvals necessary for Tenant to operate its business (which FDIC
                Approvals Tenant shall apply for within ten (10) days of the date
                of this
                Lease
                and State of Michigan Approvals within ten (10) days of Tenant’s receipt
                of the FDIC Approvals and diligently use its best efforts to obtain
                same),
                Tenant shall have a period of two hundred ten (210) days within which
                to
                complete Tenant’s Work as set forth in Exhibit “D”. For purposes hereof,
                Tenant accepts the leased premises in an “as is”, “where is” condition and
                acknowledges that Landlord has completed all of its construction
                requirements with respect to the Leased premises. Landlord and Tenant
                acknowledge and agree that the term of this Lease may commence as
                to all
                of Tenant’s monetary and non-monetary obligations prior to Tenant
                completing its construction of the leased premises and opening for
                business if construction is not completed on or before one hundred
                twenty
                (120) days after receipt of Governmental
                Approvals.

            

    

    

    
      	
              6.

            	
              Expiration
                Date: The term of this Lease shall end one hundred twenty (120) months
                after the commencement date of the Lease.

            

    

    

    
      	
              7.

            	
              The
                leased premises shall be delivered to Tenant within forty-eight (48)
                hours
                after written notification from Tenant that it has received such
                Governmental Approvals (which notice Tenant shall provide to Landlord
                within twenty-four (24) hours of its receipt of said Governmental
                Approvals). Notwithstanding the previous sentence, Tenant’s failure to
                provide said written notice timely shall not prohibit Landlord
                from delivering the leased
                premises to Tenant upon Landlord’s
                knowledge that Tenant has received said Governmental
                Approvals.

            

    

    

    8. Minimum
      Rent: The Minimum Rent shall be:

    

    
      	 	
              A.

            	
              During
                the first Lease Year commencing on the commencement date of the
                Lease
                and ending twelve (12) months thereafter, the amount of Fifty Four
                Thousand Eight Hundred Ninety Two and 50/100 ($54,892.50) Dollars
                per
                Lease Year, payable in equal monthly installments of Four Thousand
                Five
                Hundred Seventy Four and 38/100 ($4,574.38)
                Dollars.

            

    

    

    
      
        
        

      

      
        1

        
          

        

      

      
        
        

      

    

    
      	 	
              B.

            	
              During
                the second through the tenth Lease Years commencing with the thirteenth
                (13th)
                month following the commencement date and ending at the end of the
                one
                hundred twentieth (120th)
                month after the commencement date, the amount set forth in Item 8A
                above
                as increased on the first (1st)
                month of each succeeding Lease
                Year by the greater of two and one-half (21⁄2%) percent or the percentage
                increase of the Consumer Price Index as determined by the U.S. Department
                of Labor; Bureau of Labor Statistics; All Urban Consumers 1982-84
                = 100
                per Lease Year, payable in equal monthly installments of one-twelfth
                (1/12) of said annual amount, which under no circumstances will result
                in
                Minimum Rent being less than the
                following:

            

    

    

    
      	
               

              Lease
                Year

            	 	
               

              Minimum
                Yearly Rent

            	 	
               

              Minimum
                Monthly Rent

            
	
               

              13th
                -
                24th
                month

            	 	
               

              $
                56,264.81

            	 	
               

              $
                4,688.74

            
	
               

              25th
                -
                36th
                month

            	 	
               

              57,671.43

            	 	
               

              4,805.96

            
	
               

              37th
                -
                48th
                month

            	 	
               

              59,113.22

            	 	
               

              4,926.11

            
	
               

              49th
                -
                60th
                month

            	 	
               

              60,591.05

            	 	
               

              5,049.26

            
	
               

              61st
                -
                72nd
                month

            	 	
               

              62,105.83

            	 	
               

              5,175.49

            
	
               

              73rd
                -
                84th
                month

            	 	
               

              63,658.47

            	 	
               

              5,304.88

            
	
               

              85th
                -
                96th
                month

            	 	
               

              65,249.93

            	 	
               

              5,437.50

            
	
               

              97th
                -
                108th
                month

            	 	
               

              66,881.18

            	 	
               

              5,573.44

            
	
               

              109th
                -
                120th
                month

            	 	
               

              68,553.21

            	 	
               

              5,712.77

            

    

     

    
      	9.	
              Percentage
                Rent: N/A

            

    

    

    
      	
              10.

            	
              Tenant’s
                Use: Tenant shall use the leased premises solely for the purpose
                of
                conducting the business of a full service retail banking institution
                and
                purposes incidental thereto and for no other
                purpose.

            

    

    

    
      	11.	
              Tenant’s
                Advertised Name: Birmingham
                Bloomfield Community Bank

            

    

    

    
      	12.	
              Security
                Deposit:  $9,148.00

            

    

    

    
      	13.	
              Guarantor:
                 None

            

    

    

    
      	14.	
              Option
                to Renew:  Landlord
                and Tenant agree that:

            

    

    

    A. So
      long
      as Tenant is current in all of its obligations, has continued in possession
      and
      operation of the leased premises, and is in no manner in default under the
      Lease
      beyond
      any applicable cure period, Tenant may exercise an option, by written notice
      received by Landlord
      not
      later than the last day of the one hundred fourteenth (114th)
      month
      after the commencement of the Lease,
      to
      extend the term of this Lease
      for
      an additional five (5) full Lease Years. Minimum Rent during such option period
      shall be as follows:

    

    
      	 	
              (i)

            	
              During
                the period commencing on the one hundred twenty first (121st)
                month following the commencement date through the one hundred eightieth
                (180th)
                month following the commencement date, the Minimum Rent shall be
                increased
                on a yearly basis from the amount payable by Tenant during the immediately
                preceding Lease
                Year with such annual increase being equal to the greater of two
                and
                one-half (21⁄2%) percent or the percentage increase of the Consumer Price
                Index as determined by the U.S. Department of Labor; Bureau of Labor
                Statistics; All Urban Consumers 1982-84 =
                100.

            

    

    

    
      
        
        

      

      
        2

        
          

        

      

      
        
        

      

    

    In
      the
      event the option is timely and properly exercised, all of the terms and
      conditions of the Lease
      shall
      otherwise remain in full force and effect. Tenant shall have no rights to
      exercise this option if, at the time of exercise, Tenant shall be in bankruptcy,
      unless Tenant, simultaneously with such exercise, both cures any default and
      unconditionally assumes the Lease
      to
      operate the leased premises itself in accordance with the terms of the
Lease.

    

    B. So
      long
      as Tenant is current in all of its obligations, has continued in possession
      and
      operation of the leased premises, and is in no manner in default under the
      Lease
      beyond
      any applicable cure period, Tenant may exercise an option, by written notice
      received by Landlord
      not
      later than the last day of the one hundred seventy fourth (174th)
      month
      after the commencement of the Lease,
      to
      extend the term of this Lease
      for
      an additional five (5) full Lease Years. Minimum Rent during such option period
      shall be as follows:

    

    
      	 	
              (i)

            	
              During
                the period commencing on the one hundred eighty first (181st)
                month following the commencement date through the two hundred fortieth
                (240th)
                month following the commencement date, the Minimum Rent shall be
                increased
                on a yearly basis from the amount payable by Tenant during the immediately
                preceding Lease
                Year with such annual increase being equal to the greater of two
                and
                one-half (21⁄2%) percent or the percentage increase of the Consumer Price
                Index as determined by the U.S. Department of Labor; Bureau of Labor
                Statistics; All Urban Consumers 1982-84 =
                100.

            

    

    

    In
      the
      event the option is timely and properly exercised, all of the terms and
      conditions of the Lease
      shall
      otherwise remain in full force and effect. Tenant shall have no rights to
      exercise this option if, at the time of exercise, Tenant shall be in bankruptcy,
      unless Tenant, simultaneously with such exercise, both cures any default and
      unconditionally assumes the Lease
      to
      operate the leased premises itself in accordance with the terms of the
Lease.

    

    
      	
              15.

            	
              Construction
                Allowance: With respect to Tenant’s Work, Landlord agrees to provide
                Tenant a construction allowance in the amount of the lesser of Tenant’s
                actual construction costs or One Hundred Forty Thousand Seven Hundred
                Fifty and 00/100 ($140,750.00) Dollars (“Construction Allowance”). Said
                Construction Allowance shall be paid under the terms and conditions
                set
                forth below:

            

    

    

    A. The
      Construction Allowance shall be paid to Tenant upon Tenant opening for business
      at the leased premises, so long as the Tenant has previously submitted to
      Landlord the following:

    

    
      	 	
              (1)

            	
              A
                certified statement from Tenant’s designer(s) that its work has been
                completed in accordance with the approved plans and
                specifications;

            

    

    

    
      	 	
              (2)

            	
              Unconditional
                Waivers of Lien and Sworn Statements from all persons performing
                labor
                and/or supplying materials in connection with such work showing that
                all
                of said persons have been compensated in full and the amount paid
                to each
                such person;

            

    

    

    
      	 	
              (3)

            	
              A
                copy of a Certificate of Occupancy issued by the local authorities
                having
                jurisdiction; and 

            

    

    
       

      
        
          
          

        

        
          3

          
            

          

        

        
          
          

        

      

      
        	 	
                (4)

              	
                An
                  Estoppel Letter in a form deemed reasonably acceptable by Landlord.

              

      

    

    

    In
      the
      event that Tenant vacates the leased premises prior to one hundred twenty (120)
      months after the commencement date of the Lease
      or
      otherwise defaults under the Lease beyond any applicable cure period, Tenant
      shall immediately repay to Landlord the entire unamortized portion of the
      Construction Allowance, plus interest at the lesser of ten (10%) percent per
      annum or the highest rate allowed by law.

    

    
      	
              16.

            	
              Lease
                Termination Right: Landlord
                and Tenant agree that if Tenant has not received all necessary
                Governmental Approvals in order for Tenant to operate its business
                and
                satisfy the condition set forth in Item 5(c) of this Exhibit “F” on or
                before October 1, 2005 (the “Termination Date”), Landlord
                and Tenant
                shall each have the option of terminating this Lease
                at
                any time after the Termination Date and before receiving Tenant’s written
                notification that it has received all necessary Governmental Approvals
                so
                as to satisfy Item 5(c) of Exhibit “F”. Upon delivery of a written
                termination notice from Landlord
                to
                Tenant or Tenant to Landlord,
                this Lease
                shall be terminated, Tenant shall have no interest in the leased
                premises
                and both Landlord
                and Tenant shall be fully relieved of any and all obligations and
                benefits
                provided in this Lease.
                Notwithstanding the foregoing, Tenant shall have the option to extend
                the
                Termination Date for three (3) additional one (1) month periods by
                providing written notice of such intention to Landlord
                and paying an extension fee of $4,688.74 in each case on or before
                the
                first day of the month in which an extension is sought. Said extension
                fee
                shall be paid at the time of delivery of said written notice. Failure
                to
                seek an extension hereunder shall institute a waiver of any future
                extension options.

            

    

    

    
      	
              17.

            	
              Confidentiality:
                Tenant and Landlord
                shall keep all specific terms contained in this Lease strictly
                confidential, subject to making such information available to those
                persons who must reasonably and necessarily be so advised, so long
                as such
                information is provided in a confidential manner. Confidentiality
                to be
                waived in event of court order to provide such
                information.

            

    

    

    
      	
              18.

            	
              FDIC
                Clause: Notwithstanding any other provisions contained in this Lease,
                in
                the event Tenant or its successors or assignees shall become insolvent
                or
                bankrupt, or if it or their interest under this Lease shall be levied
                upon
                or sold under execution or other legal process by any depository
                institution supervisory authority (“Authority”), Landlord may, in either
                such event, terminate this Lease only with the concurrence of any
                receiver
                or liquidator appointed by such Authority, provided that, in the
                event
                this Lease is terminated by the receiver or liquidator, the maximum
                claim
                of Landlord for rent, damages or indemnity for injury resulting from
                the
                termination, rejection or abandonment of the unexpired Lease shall
                be the
                maximum amount allowed by law including but not limited to all accrued
                and
                unpaid rent to the date of termination and all post rejection/termination
                damages; and provided further that to continue the Lease, any receiver
                or
                liquidator appointed by such Authority or its assignee must continue
                to
                honor the terms of the Lease.

            

    

     

    
 

    
      	Approved by Landlord:	 	Approved by
              Tenant:
	 	 	 
	BLOOMFIELD PLAZA	 	BIRMINGHAM BLOOMFIELD BANCORP,INC.,
              
	 	 	a Michigan corporation
	 	 	 
	By:
              _____________________________	 	By:
              ______________________________
	 	 	
              Robert
                Farr

            
	Its:
              ______________________________ 	 	Its:
              CEO/Chairman

    

     

     

    
      
        
        

      

      
        4

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