FIRST UNION REAL ESTATE EQUITY & MORTGAGE INVESTMENTS
EX-10.2
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<p align="right" style="margin:0in 0in .0001pt;text-align:right;"><b><font size="2" face="Times New Roman" style="font-size:10.0pt;font-weight:bold;">Exhibit
10.2</font></b></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><u><font size="2" face="Times New Roman" style="font-size:10.0pt;">OPEN-END
LEASEHOLD MORTGAGE AND SECURITY AGREEMENT</font></u></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">This is an Open-End Leasehold Mortgage
and secures future advances pursuant to 42 PA C.S.A. &#167;&#167;&#167;&nbsp;8143 and 8144,
act. No. 126 of 1990.</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">KNOW ALL MEN BY THESE PRESENTS that FT-CHURCHILL
PROPERTY L.P., a Delaware limited partnership having an address at c/o First
Union Real Estate Equity and Mortgage Investments, 7 Bulfinch Place, Suite 500,
P.O. Box 9507, Boston, Massachusetts 02114 (hereinafter called &#147;<b><font style="font-weight:bold;">Mortgagor</font></b>&#148;), for consideration paid, hereby grants, conveys,
transfers, assigns and sets-over unto KEYBANK NATIONAL ASSOCIATION, a national
banking association,<b><font style="font-weight:bold;">  </font></b>as agent
under a Loan Agreement (hereinafter called the &#147;<b><font style="font-weight:bold;">Loan
Agreement</font></b>&#148;) of even date among the FT-FIN ACQUISITION LLC, a
Delaware limited liability company (the &#147;<b><font style="font-weight:bold;">Borrower</font></b>&#148;), KeyBank
National Association and the other lending institutions which become parties to
the Loan Agreement (KeyBank National Association and the other lending
institutions which become parties to the Loan Agreement are collectively
referred to as the &#147;<b><font style="font-weight:bold;">Lenders</font></b>&#148; and
individually as the &#147;<b><font style="font-weight:bold;">Lender</font></b>&#148;), and KeyBank
National Association, as Agent (hereinafter called the &#147;<b><font style="font-weight:bold;">Agent</font></b>&#148;),
having a place of business at 101 Federal Street, Boston, Massachusetts 02110,
with mortgage covenants, the Mortgaged Property (as defined below) to secure
the Obligations (as defined below).</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">This Mortgage (as defined below) is an &#147;Open-End
Mortgage&#148; as set forth in 42 PA. C.S.A. &#167;&nbsp;8143 and secures all obligations
by the Guaranty (as defined below), plus accrued and unpaid interest, which
obligations include, but are not limited to, advances for the payment of taxes
and municipal assessments, maintenance charges, insurance premiums, costs
incurred for the protection of the Property or the lien of this Mortgage,
expenses incurred by Agent by reason of any Default or circumstance, which with
the passage of time, or giving of notice, or both, would constitute a Default,
including, without limitation, legal fees and costs, and advances for
construction, alteration or renovation on the Property, together with all other
sums due hereunder or secured hereby.</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">The term &#147;<b><font style="font-weight:bold;">Mortgagor</font></b>&#148;
shall include, wherever the context permits, its successors and assigns.</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">The terms &#147;Agent&#148; and &#147;Lenders&#148; shall
include, wherever the context permits, their respective successors and assigns
as the holder for the time being of this Open-End Leasehold Mortgage and
Security Agreement and other Obligations hereby secured.</font></p>

<p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">R E C I T A L S:</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">A.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>Pursuant to the
terms and conditions of the Loan Agreement, the Lenders have agreed to make a
Loan to the Borrower in a principal amount not to exceed FIFTY-THREE MILLION
DOLLARS ($53,000,000.00);</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">B.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The Mortgagor has
executed and delivered to the Agent its Guaranty of even date herewith (as such
may be amended, modified, supplemented or restated hereafter, the &#147;<b><font style="font-weight:bold;">Guaranty</font></b>&#148;), pursuant to which the Mortgagor has guaranteed
the obligations of the Borrower under the Loan Agreement;</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">C.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The Mortgagor owns
(i) a leasehold estate interest in the Land (as defined herein) as established
under the Ground Lease (as defined herein) which is currently set to expire on</p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">1</font></p>

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<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">December&nbsp;31, 2010, unless otherwise renewed pursuant to its terms
and conditions, and (ii) a fee simple interest in the Improvements (as defined
herein); and</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">D.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>It is a condition
precedent to the Lenders making the Loan or otherwise extending credit to the
Borrower under the Loan Agreement that the Mortgagor execute and deliver to the
Agent this Agreement.</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">This<b><font style="font-weight:bold;">  </font></b>Open-End Leasehold Mortgage<b><font style="font-weight:bold;">  </font></b>and Security Agreement (hereinafter, the &#147;<b><font style="font-weight:bold;">Mortgage</font></b>&#148;) is granted pursuant to the terms, provisions and
conditions of the Loan Agreement. &#160;Capitalized
terms used herein which are not otherwise specifically defined herein shall
have the meaning ascribed to such terms under the Loan Agreement, which Loan
Agreement and other Loan Documents are incorporated by reference herein and
made part of this Mortgage.</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">The term &#147;<b><font style="font-weight:bold;">Mortgaged
Property</font></b>&#148; shall mean and include all of the following described
property:</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">A.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Real Estate</u>.&#160; The Mortgagor&#146;s interest in and to the land
more particularly described on <u>Exhibit A</u> which is annexed hereto and
made a part hereof (hereinafter, the &#147;<u>Land</u>&#148;), together with the
improvements and other structures now or hereafter situated thereon (such
improvements being sometimes called the &#147;<b><font style="font-weight:bold;">Improvements</font></b>&#148;)
located at 1310 Beulah Road, Pittsburgh, Pennsylvania, together with all
rights, privileges, tenements, hereditaments, appurtenances, easements,
including, but not limited to, rights and easements for access and egress and
utility connections, and other rights now or hereafter appurtenant thereto
(hereinafter, the &#147;<b><font style="font-weight:bold;">Real Estate</font></b>&#148;);</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">B.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Fixtures</u>.&#160; All real estate fixtures or items which by
agreement of the parties may be deemed to be such fixtures, now or hereafter
owned by Mortgagor, or in which Mortgagor has or hereafter obtains an interest,
and now or hereafter located in or upon the Real Estate, or now or hereafter
attached to, installed in, or used in connection with any of the Real Estate,
including, but not limited to, any and all portable or sectional buildings,
bathroom, plumbing, heating, lighting, refrigerating, ventilating and
air-conditioning apparatus and equipment, garbage incinerators and receptacles,
elevators and elevator machinery, boilers, furnaces, stoves, tanks, motors,
sprinkler and fire detection and extinguishing systems, doorbell and alarm
systems, window shades, screens, awnings, screen doors, storm and other
detachable windows and doors, mantels, partitions, built-in cases, counters and
other fixtures whether or not included in the foregoing enumeration
(hereinafter, the &#147;<b><font style="font-weight:bold;">Fixtures</font></b>&#148;);</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">C.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Additional
Appurtenances</u>. All bridges, easements, rights of way, licenses, privileges,
hereditaments, permits and appurtenances hereafter belonging to or enuring to
the benefit of the Real Estate and all right, title and interest of Mortgagor
in and to the land lying within any street or roadway adjoining any of the Real
Estate and all right, title and interest of Mortgagor in and to any vacated or
hereafter vacated streets or roads adjoining any of the Real Estate and any and
all reversionary or remainder rights (hereinafter, the &#147;<b><font style="font-weight:bold;">Additional
Appurtenances</font></b>&#148;);</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">D.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Awards</u>.&#160; All of the right, title and interest of
Mortgagor in and to any award or awards heretofore made or hereafter to be made
by any municipal, county, state or federal authorities to the present or any
subsequent owners of any of the Real Estate or the Land, or the Improvements,
or the Fixtures, or the Additional Appurtenances, or the Leases or the Personal
Property, including, without limitation, any award or awards, or settlements or
payments, or other compensation hereafter made resulting from (x) condemnation
proceedings or the taking of</p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">2</font></p>

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<p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">the Real Estate, or the Land, or the Improvements, or the Fixtures, or
the Additional Appurtenances, or the Leases or the Personal Property, or any
part thereof, under the power of eminent domain, or (y) the alteration of grade
or the location or discontinuance of any street adjoining the Land or any
portion thereof, or (z) any other injury to or decrease in value of the
Mortgaged Property (hereinafter, the &#147;<b><font style="font-weight:bold;">Awards</font></b>&#148;);</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">E.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Leases</u>.&#160; All leases and subleases now or hereafter
entered into of the Real Estate, or any portion thereof, and all rents, issues,
profits, revenues, earnings and royalties therefrom, and all right, title and
interest of Mortgagor thereunder, including, without limitation, purchase or
sale options, cash, letters of credit, or securities deposited thereunder to
secure performance by the tenants or occupants of their obligations thereunder,
whether such cash, letters of credit, or securities are to be held until the
expiration of the terms of such leases or occupancy agreements or applied to
one or more of the installments of rent coming due prior to the expiration of
such terms including, without limitation, the right to receive and collect the
rents and other payments due thereunder (hereinafter, the &#147;<b><font style="font-weight:bold;">Leases</font></b>&#148;);</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">F.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Purchase and
Sale Agreements</u>.&#160; All purchase and
sale agreements now or hereafter entered into of the Real Estate, or any
portion thereof, or any condominium units into which the Real Estate may be
converted including, without limitation, cash, letters of credit or securities
deposited thereunder to secure performance by the purchasers of their
obligations thereunder (hereinafter, the &#147;<b><font style="font-weight:bold;">Purchase and Sale
Agreements</font></b>&#148;);</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">G.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Ground Lease</u>.&#160; All of the right, title and interest of the Mortgagor,
as ground lessee, in and to the Land pursuant to that certain Ground Lease
dated as of November&nbsp;15, 1985, (hereinafter, together with any amendments,
modifications, extensions, renewals, replacements, and assignments thereof, the
&#147;<b><font style="font-weight:bold;">Ground Lease</font></b>&#148;); and</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">H.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Personal
Property</u>. &#160;All tangible and
intangible personal property now owned or at any time hereafter acquired by
Mortgagor of every nature and description, and whether or not used in any way
in connection with the Real Estate, the Fixtures, the Additional Appurtenances,
the Purchase and Sale Agreements or any other portion of the Mortgaged
Property, including, without limitation express or implied upon the generality
of the foregoing, all Equipment, Goods, Inventory, Fixtures, Accounts,
Instruments, Documents and General Intangibles (as each such capitalized term
is defined in the Uniform Commercial Code in effect in the state where the Real
Estate is situated) and further including, without any such limitation, the
following whether or not included in the foregoing: materials; supplies;
furnishings; chattel paper; money; bank accounts; security deposits; utility
deposits; any insurance or tax reserves deposited with Agent; any cash
collateral deposited with Agent; claims to rebates, refunds or abatements of real
estate taxes or any other taxes; contract rights; plans and specifications;
licenses, permits, approvals and other rights; the rights of Mortgagor under
contracts with respect to the Real Estate or any other portion of the Mortgaged
Property; signs, brochures, advertising, the name by which the Mortgaged
Property is known and any variation of the words thereof, and good will;
copyrights, service marks, and all goodwill associates therewith; and
trademarks; all proceeds paid for any damage or loss to all or any portion of
the Real Estate, the Fixtures, the Additional Appurtenances, any other Personal
Property or any other portion of the Mortgaged Property (hereinafter, the &#147;<b><font style="font-weight:bold;">Insurance Proceeds</font></b>&#148;); all Awards; all Leases; all Purchase
and Sale Agreements; all books and records; and all proceeds, products,
additions, accessions, substitutions and replacements to any one or more of the
foregoing (collectively, the &#147;<b><font style="font-weight:bold;">Personal Property</font></b>&#148;).</p>

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<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">3</font></p>

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<p style="margin:0in 0in .0001pt .5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">The term &#147;<b><font style="font-weight:bold;">Obligations</font></b>&#148;
shall mean and include:</font></p>

<p style="margin:0in 0in .0001pt .5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">A.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The Guaranteed
Obligations, as such term is defined in the Guaranty;</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">B.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The payment,
performance, discharge and satisfaction of each covenant, warranty,
representation, undertaking and condition to be paid, performed, satisfied and
complied with by Mortgagor under and pursuant to this Mortgage, the Guaranty,
and also by Mortgagor under and pursuant to each of the other Loan Documents
referred to in, or executed in connection therewith;</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">C.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The payment of all
costs, expenses, legal fees and liabilities incurred by Agent and the Lenders
in connection with the enforcement of any of Agent&#146;s or any Lender&#146;s rights or
remedies after a Default under this Mortgage, the Guaranty, the other Loan
Documents, or any other instrument, agreement or document which evidences or
secures any other obligations or collateral therefor, whether now in effect or
hereafter executed; and</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="font-size:10.0pt;margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">D.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The payment,
performance, discharge and satisfaction of all other liabilities and
obligations of Mortgagor to Agent or any Lender, whether now existing or
hereafter arising, direct or indirect, absolute or contingent, arising under
this Mortgage, the Guaranty, the Loan Documents, or any other documents
executed therewith. and including, without limitation express or implied upon the
generality of the foregoing.</p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">PROVIDED ALWAYS, that this instrument is upon
the express condition that, if Mortgagor performs the Obligations (as defined
herein), in accordance with the provisions of this Mortgage and the Loan
Documents, at the times and in the manner specified, without deduction, fraud
or delay, and if Mortgagor performs and complies with all the agreements,
conditions, covenants, provisions and stipulations contained herein and in the
other Loan Documents, then this Mortgage and the estate hereby granted shall
cease and become void and Agent shall provide and deliver to Mortgagor a
discharge of this Mortgage in proper form for recording.</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Mortgagor hereby grants to Agent, on behalf
of the Lenders, a continuing security interest in all of the Mortgaged Property
in which a security interest may be granted under the Uniform Commercial Code
as such is in effect in the Commonwealth of Massachusetts and the Commonwealth
of Pennsylvania including, without limitation, the Fixtures, the Personal
Property and the Purchase and Sale Agreements, together with all proceeds and
products, whether now or at any time hereafter acquired and whether or not used
in any way in connection with the development, construction, marketing or
operation of the Real Estate, to secure all Obligations.</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">This instrument is intended to take effect as
a mortgage pursuant to Pennsylvania law, and as a security agreement to the UCC
and is to be filed with Office of the Recorder of Deeds of Allegheny County,
Pennsylvania as a fixture financing statement pursuant to the UCC.</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Mortgagor hereby covenants, warrants,
represents and agrees with Agent, its successors and assigns, and the Lenders
that:</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">1.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Title</u>.&#160; Mortgagor has good marketable title to the
Mortgaged Property and has good right, full power and lawful authority to grant
and convey the same in the manner aforesaid; and that the Mortgaged Property is
free and clear of all encumbrances and exceptions, except for the Permitted
Title Exceptions, if any, as set forth on Schedule&nbsp;B, Section&nbsp;II of
Title Insurance Policy No. &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;
issued by Fidelity National Title Insurance Co.</h1>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">4</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<div style="font-family:Times New Roman;">

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Mortgagor shall make any
further assurances of title that Agent may in good faith require including,
without limitation, such further instruments as may be requested by Agent to
confirm the assignment to Agent of all Awards.</font></h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">2.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Performance
of Obligations</u>.&#160; Mortgagor shall perform
and observe all of the obligations and conditions set forth in each of the Guaranty,
this Mortgage, the Collateral Assignment of Leases and Rents, and each of the
other agreements, if any, executed by Mortgagor in connection with the Loan.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">3.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Protection
and Maintenance</u>.&#160; Mortgagor shall
protect and maintain, or cause to be protected and maintained by the Tenant, in
good, first-class and substantial order, repair and tenantable condition at all
times, the buildings and structures now standing or hereafter erected on the
Mortgaged Property, and any additions and improvements thereto, and all
Personal Property now or hereafter situated therein, and the utility services,
the parking areas and access roads, and all building fixtures and equipment and
articles of personal property now or hereafter acquired and used in connection
with the operation of the Mortgaged Property.&#160;
Mortgagor shall promptly replace, or shall cause Tenant to promptly
replace, any of the aforesaid which may become lost, destroyed or unsuitable
for use with other property of similar character.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">4.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Insurance
Coverages</u>.&#160; Mortgagor shall insure,
or shall cause to be insured by Tenant, the Mortgaged Property and the
operation thereof with such coverages and in such amounts as are required by
the provisions of the Loan Agreement and shall at all times keep, or cause the
Tenant to keep, such insurance in full force and effect and pay all premiums
therefor.&#160; Certificates of insurance
shall be delivered to Agent and the Lenders, and Mortgagor shall deliver to the
Agent and the Lenders such a certificate as a replacement for an expiring
certificate required to be deposited hereunder at least thirty (30) days before
the date of such expiration.&#160; Mortgagor
hereby irrevocably appoints Agent its true and lawful attorney-in-fact, with
full power of substitution, to assign any such policy in the event of the
foreclosure of this Mortgage.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">5.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Insurance
Proceeds</u>.&#160; Subject to the provisions
of the Loan Agreement relating to the application of insurance proceeds, which
provisions are expressly incorporated by reference herein and which Mortgagor
is hereby made a third-party beneficiary of, the proceeds of any hazard
insurance shall be used for the repair and restoration of the Mortgaged
Property or applied to or toward the indebtedness secured hereby in such order
as Agent may determine.&#160; Notwithstanding
anything in this Section&nbsp;5 to the contrary, however, if the insurer denies
liability to Mortgagor, Mortgagor shall not be relieved of any obligation under
Section&nbsp;3 of this Mortgage.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">6.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Eminent
Domain</u>.&#160; Subject to the provisions of
the Loan Agreement relating to the application of Awards, which provisions are
expressly incorporated by reference herein and which Mortgagor is hereby made a
third-party beneficiary of, any Awards shall be used for the repair and
restoration of the Mortgaged Property or applied to or toward the indebtedness
secured hereby in such order as Agent may determine.</h1>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">5</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">7.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>No
Waste; Compliance With Law</u>.&#160;
Mortgagor shall not commit or suffer, or allow the Tenant to commit or
suffer, any strip or waste of the Mortgaged Property, or any portion thereof,
or any violation of any law, rule, regulation, ordinance, license or permit, or
the requirements of any licensing authority affecting the Mortgaged Property or
any business conducted thereon, and shall not commit or suffer, or allow the
Tenant to commit or suffer, any demolition, removal or material alteration of
any of the Mortgaged Property (except for the replacement of Fixtures and
Personal Property in the ordinary course of business, so long as items of
comparable value and quality are installed free and clear of liens in favor of
any other party), without the express prior written consent of Agent in each
instance, which consent shall not be unreasonably withheld or delayed, and
shall not violate or suffer, or allow the Tenant to violate or suffer, the
violation of the covenants and agreements, if any, of record against the
Mortgaged Property, and in all respects Mortgagor shall do, or shall cause the
Tenant to do, all things necessary to comply with, and keep in full force and
effect all licenses, permits and other governmental authorizations for the
operation of the Mortgaged Property for its intended purposes, including,
without limitation express or implied, the licenses, permits and authorizations
referenced in the Loan Agreement.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">8.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Environmental
and Related Matters; Indemnification</u>.&#160;
Mortgagor shall at all times comply with all of the terms, conditions
and provisions imposed on the Indemnitors under the Environmental Indemnity.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">9.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Payment
of Taxes and Prevention of Liens</u>.&#160;
The Mortgagor shall pay, or shall cause the Tenant to pay, before
delinquent or before any penalty for nonpayment attaches thereto, all taxes,
assessments and charges of every nature and to whomever assessed that may now
or hereafter be levied or assessed upon the Mortgaged Property or any part
thereof, or upon the rents, issues, income or profits thereof or upon the lien
or estate hereby created, whether any or all of said taxes, assessments or
charges be levied directly or indirectly or as excise taxes or as income
taxes.&#160; Mortgagor may apply, or may allow
the Tenant to apply, for tax abatements and prosecute diligently and in good
faith claims for refund so long as: (i) no additional taxes, interest thereon
or penalties are incurred thereby and (ii) no proceedings are instituted to
divest Mortgagor of title to all or any portion of the Mortgaged Property.&#160; Mortgagor shall pay all sums which, if
unpaid, may result in the imposition of a lien on the Mortgaged Property before
such lien may attach (except that real estate taxes need not be paid prior to
the due date thereof) or which may result in conferring upon a tenant of any
part or all of the Mortgaged Property a right to recover such sums as prepaid
rent.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">10.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Due
On Sale; No Other Encumbrances; No Transfer of Ownership Interests; Failure to
Comply with Permitted Exceptions</u>.&#160;
Except as otherwise specifically provided for in the Loan Agreement, or
in this Mortgage, it shall be an Event of Default under the Loan Agreement, a
breach of the conditions of this Mortgage and an event permitting Agent or any
Lender to accelerate all indebtedness secured hereby, if, without Agent&#146;s prior
written consent in each instance, which consent may be granted, withheld or
conditionally granted in Agent&#146;s sole discretion: (a) there is any sale,
conveyance,</h1>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">6</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">transfer or encumbrance
of, or lien imposed upon, all or any portion of the Mortgaged Property; or (b)
there is any transfer or assignment of, or grant of any security interest in,
any of the direct or indirect ownership interests in Mortgagor; or (c) there is
a failure to comply with the provisions of, or there is a default under, any of
the Permitted Title Exceptions unless cured within any applicable grace period
provided for in the applicable Permitted Title Exception.</font></h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">11.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Agent&#146;s
and Lenders&#146; Rights</u>.&#160; If Mortgagor
shall neglect or refuse: (a) to maintain and keep, or cause Tenant to maintain
and keep, in good repair the Mortgaged Property or any part thereof as required
by this Mortgage or the Loan Agreement, or (b) to maintain and pay, or cause
the Tenant to maintain and pay, the premiums for insurance which may be
required by this Mortgage or the Loan Agreement, or (c) to pay and discharge, or
cause the Tenant to pay and discharge, all taxes of whatsoever nature,
assessments and charges of every nature and to whomever assessed, as required
by this Mortgage or the Loan Agreement, or (d) to pay the sums required to be
paid by this Mortgage or the Loan Agreement, or (e) to satisfy any other terms
or conditions of this Mortgage, or any instrument secured hereby, Agent may, at
its election in each instance, but without any obligation whatsoever to do so,
upon thirty (30) days prior written notice (except in the case of (i) an
emergency where there is danger to person or property, or (ii) required
insurance coverage would lapse, or (iii) an Event of Default exists, in each of
which events no notice shall be required), cause such repairs or replacements
to be made, obtain such insurance or pay said taxes, assessments, charges, and
sums, incur and pay reasonable amounts in protecting its rights hereunder and
the security hereby granted, pay any balance due under any conditional
agreement of sale (or lease) of any property included as a part of the
Mortgaged Property, and pay any amounts as Agent deems reasonably necessary or
appropriate to satisfy any term or condition of this Mortgage, which Mortgagor
shall have failed to satisfy, or to remedy any breach of such term or
condition, and any amounts or expenses so paid or incurred, together with
interest thereon from the date of payment by Agent or the Lenders at the
Default Rate as provided in the Guaranty or Loan Agreement, shall be
immediately due and payable by Mortgagor to Agent and the Lenders and until
paid shall be secured hereby equally and ratably, and the same may be collected
as part of said principal debt in any suit hereon or upon the Note.&#160; No payment by Agent or the Lenders shall
relieve Mortgagor from any default hereunder or impair any right or remedy of
Agent consequent thereon.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">12.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Tax
Reserve and Insurance Reserve</u>.&#160;
Unless paid, or required to be paid, by the Tenant under the Lease, Mortgagor
shall, upon the request of Agent, from time to time if an Event of Default
shall be in existence, pay to Agent, such amount as Agent from time to time
estimates as necessary to create and maintain a reserve fund from which to pay
before the same become due: (a) all taxes, assessments, liens and charges on or
against the Mortgaged Property, and (b) all premiums for insurance policies
which are required by this Mortgage.&#160;
Such payments, if so requested, shall be invested in an interest-bearing
account with the interest earned to be added to the reserve account<b><font style="font-weight:bold;">  </font></b>which shall be held by Agent as Cash Collateral,
and so long as no Event of Default exists hereunder or under any of other Loan
Documents, shall be paid to or for Mortgagor&#146;s benefit as set forth</h1>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">7</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<div style="font-family:Times New Roman;">

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">below.&#160; Payments from such reserve fund for said
purposes may be made by Agent at its discretion even though subsequent owners
of the property described herein may benefit thereby.&#160; In the event of any Event of Default under
the Loan Agreement or under the terms of this Mortgage, any part or all of such
reserve fund may be applied, at the option of Agent, to cure any such Event of
Default or to any part of the indebtedness hereby secured.&#160; Prior to an Event of Default, the amount in
such reserve fund, but not in excess of the applicable real estate taxes or
insurance premiums then due, shall be paid to the taxing authority or the
insurer upon written request of Mortgagor provided that such request is
accompanied by the applicable current billing from the taxing authority or the
insurer.</font></h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">13.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Certain
Expenses</u>.&#160; If any action or
proceeding is commenced, including, without limitation, an action to foreclose
this Mortgage or to collect the debt hereby secured, to which action or
proceeding Agent or any Lender is made a party by reason of the execution of
this Mortgage, or by reason of any obligation which it secures, or by reason of
entry or any other action under this Mortgage, or if in Agent&#146;s judgment it
becomes necessary in connection with legal proceedings or otherwise to defend
or uphold the Mortgage hereby granted or the lien hereby created or any act
taken to defend or uphold the Mortgage hereby granted or the lien hereby
created or any act taken under this Mortgage, all sums reasonably paid or
incurred by Agent or any Lender for the expense of any litigation or otherwise,
in connection with any rights created by this Mortgage or any other Loan
Document, shall be paid by Mortgagor, or may at the option of Agent, if not so
paid, be added to the debt secured hereby and shall be secured hereby equally
and ratably and shall bear interest until paid at the Default Rate set forth in
the Guaranty or the Loan Agreement.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">14.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Regarding
Lea</u>ses.&#160; Except as otherwise provided
in the Loan Agreement, Mortgagor shall not enter into any leases or occupancy
agreements with respect to the Mortgaged Property and shall not modify or amend
any such leases or occupancy agreements without Agent&#146;s prior written consent
in each instance.&#160; As to each permitted
lease or occupancy agreement, Mortgagor will perform every material obligation
of the lessor and, to the extent commercially reasonable, will enforce every
material obligation of the lessee in the leases in effect with respect to all
or any part or all of the Mortgaged Property and, except as otherwise provided
in the Loan Agreement, Mortgagor will not: (i) cancel any Lease, nor terminate
or accept a surrender thereof, or reduce the rent payable thereunder or alter,
modify or amend any Lease; (ii) accept any prepayment of rent thereunder
(except any rent which may be required to be prepaid by the terms of any such
lease) more than one (1) month in advance of the time when the same shall be
due; (iii) enter into any new leases, without first obtaining on each occasion
the prior written consent of Agent; (iv) execute any assignment of Mortgagor&#146;s
interest in any Lease (other than the Collateral Assignment of Leases and Rents)
or assignment of rents arising or accruing from any Lease or from the Mortgaged
Property; (v) subordinate any Lease to any mortgage or other encumbrance, or
permit, consent or agree to such subordination, without Agent&#146;s prior written
consent in each instance; (vi) convey or transfer or suffer or permit a
conveyance or transfer of the premises demised by any Lease or of any interest</h1>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">8</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<div style="font-family:Times New Roman;">

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">therein so as to affect,
directly or indirectly, a merger of the estates and rights, or a termination or
diminution of the obligations, of any lessee thereunder; (vii) alter, modify or
change the terms of any guaranty of any Lease, or any security for any Lease,
or cancel or terminate any such guaranty, or release or reduce any such
security, without the prior written consent of Agent in each instance; or
(viii) consent to any assignment of, or subleasing under, any Lease (except in
accordance with the terms of any Lease) without the prior written consent of
Agent in each instance.&#160; As to all leases
and occupancy agreements, Agent, at its option from time to time, may require
that all security deposits and similar funds or security provided by a lessee
or occupant be deposited with Agent, or with an escrow agent satisfactory to
Agent, subject to the rights of the lessee or occupant, but otherwise subject
to a security interest in favor of Agent.</font></h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">15.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Declaration
of Subordination</u>.&#160; At the option of
Agent, which may be exercised at any time or from time to time by written
notice to Mortgagor and to any applicable tenant, this Mortgage shall become
subject and subordinate, in whole or in part (but not with respect to priority
of entitlement to insurance proceeds or condemnation proceeds), to any and all
leases of all or any part of the Mortgaged Property upon the execution by Agent
and recording or filing thereof, at any time hereafter in the appropriate
official records of the county wherein the Mortgaged Property are situated<b><font style="font-weight:bold;">  </font></b>of a unilateral declaration to that
effect.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">16.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Further
Assignment by Mortgagor</u>.&#160; Mortgagor
hereby further assigns to Agent, as security for the Obligations, the lessor&#146;s
interests in any or all Leases, now or hereafter outstanding, and to the extent
it may lawfully do so Mortgagor&#146;s interests in all agreements, contracts,
licenses and permits, now or hereafter outstanding, affecting all or any
portion of the Mortgaged Property.&#160;
Mortgagor shall execute, acknowledge and deliver such further or
confirmatory assignments thereof, by instruments in form satisfactory to the
Agent, as Agent may reasonably require.&#160;
Mortgagor hereby authorizes Agent in the event of foreclosure, to sell
and assign said interests to the purchaser at foreclosure, but neither such
assignment nor any such future assignment shall be construed as binding Agent
to any lease, agreement, contract, license or permit so assigned, or to impose
upon Agent any obligations with respect thereto.&#160; Mortgagor hereby irrevocably appoints Agent,
or any agent designated by Agent, the true and lawful attorney-in-fact of
Mortgagor, with full power of substitution, to execute, acknowledge and deliver
any such assignment on behalf of Mortgagor which Mortgagor fails or refuses to
do.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">17.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>UCC
Filing</u>.&#160; Mortgagor, upon Agent&#146;s
written request, shall promptly cause this Mortgage and any required financing
statements to be recorded and re-recorded, registered and re-registered, filed
and re-filed at such times and places as may be required by law or reasonably
deemed advisable by Agent to create, preserve or protect the priority hereof
and of any lien created hereby upon the Mortgaged Property or any part thereof;
and Mortgagor shall from time to time do and cause to be done all such things
as may be required by Agent, or required by law, including all things which may
from time to time be necessary under the Uniform Commercial Code of the Commonwealth
of</h1>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">9</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

</div>
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<div style="font-family:Times New Roman;">

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Pennsylvania fully to
create, preserve and protect the priority hereof and of any lien created hereby
upon said property.&#160; Mortgagor hereby
irrevocably appoints Agent, or any agent designated by Agent, the true and
lawful attorney-in-fact of Mortgagor, with full power of substitution, to
execute, acknowledge and deliver any such things on behalf of Mortgagor which
Mortgagor fails or refuses to do.</font></h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">18.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Right
to Deal with Successor</u>.&#160; Agent may,
without notice to any person, deal with any successor in interest of Mortgagor
herein regarding this Mortgage and the debt hereby secured in all respects as
it might deal with Mortgagor herein, without in any way affecting the liability
hereunder or upon the debt hereby secured of any predecessor in interest of the
person so dealt with; and no sale of the premises hereby mortgaged, nor any
forbearance on the part of Agent, not any extension by Agent of the time for
payment of the debt hereby secured, shall operate to release, discharge,
modify, change or affect the original liability of any predecessor in interest
of the equity owner at the time of such sale, forbearance or extension.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">19.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Acceleration
of Debt</u>.&#160; If there is an Event of
Default or if an event occurs which pursuant to which entitles Agent to
exercise its rights and remedies under the Guaranty, then, at the option of
Agent, the entire indebtedness hereby secured shall become immediately due and
payable without further notice.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">20.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Additional
Rights of Agent</u>.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Enter
and Perform</u>.&#160; Mortgagor authorizes
Agent, in addition to all other rights granted by law or by this Mortgage, or
by any of the other instruments executed herewith, whenever and as long as any Event
of Default hereunder or under the Loan Agreement shall exist and remain uncured
beyond the applicable grace period, if any, and without notice beyond the
notice, if any, required to be given by the terms of the Loan Agreement, or
upon the occurrence of an Event of Default under the Loan Agreement, to enter
and take possession of all or any part of the Mortgaged Property and to use,
lease, operate, manage and control the same and conduct the business thereof,
and perform lessor&#146;s obligations under any lease or the seller&#146;s obligations
under any Purchase and Sale Agreement or Mortgagor&#146;s obligations under any
other agreement affecting all or any part of the Mortgaged Property, perform
the obligations of the seller under any contracts,<b><font style="font-weight:bold;">  </font></b>and collect the rents, profits and all receipts of every
nature therefrom as Agent shall deem best.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Repairs
and Improvements</u>.&#160; Upon every such
entry, Agent may, but shall not be obligated to, exercise all rights and powers
of Mortgagor, either in the name of Mortgagor, or otherwise as Agent shall determine.&#160; Without limitation express or implied upon
the generality of the foregoing, Agent shall have the right to do all things
necessary or desirable in order to keep in full force and effect all applicable
licenses, permits and authorizations and any amendments thereto.</h2>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">10</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<div style="font-family:Times New Roman;">

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Pay
Costs and Expenses</u>.&#160; Upon such entry,
Agent may, at its option, but without any obligation to do so, do any one or
more of the following: pay and incur all expenses necessary or deemed by it
appropriate for the holding and operating of the Mortgaged Property, the
conduct of any business thereon, the maintenance of the Mortgaged Property,
including without limitation payments of taxes, assessments, insurance, wages
of employees connected with the Mortgaged Property or any business conducted
thereon, charges and reasonable compensation for services of Agent, its
attorneys and accountants and all other persons engaged or employed in
connection with the Mortgaged Property or of any business conducted thereon
and, in addition, Agent, at its option, may, but shall not be obligated to,
make payments or incur liability with respect to obligations arising prior to
the date it takes possession.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">d.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Add
to Secured Indebtedness</u>.&#160; All
obligations so paid or incurred by Agent shall be reimbursed or paid for by
Mortgagor upon demand and prior to the repayment thereof shall be added to the
debt secured hereby and shall bear interest at the Default Rate provided for in
the Guaranty or the Loan Agreement, and shall be secured hereby equally and
ratably.&#160; Agent may also reimburse itself
therefor from the income or receipts of the Mortgaged Property or any business
conducted thereon, or from the sale of all or any portion of the Mortgaged
Property.&#160; Agent may also apply toward
any of the Obligations any tax or insurance reserve account, deposit or any sum
credited or due from Agent to Mortgagor without first enforcing any other
rights of Agent against Mortgagor or the against any other guarantor of any of the
Obligations or against the Mortgaged Property.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">e.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Attorney-In-Fact</u>.&#160; Mortgagor hereby irrevocably constitutes and
appoints Agent, or any agent designated by Agent, for so long as this Mortgage
remains undischarged of record, as attorney-in-fact of Mortgagor to execute,
acknowledge, seal and deliver all instruments, agreements, deeds, certificates
and other documents of every nature and description in order to carry out or
implement the exercise of Agent&#146;s rights hereunder and under the other Loan
Documents.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">f.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Foreclosure</u>.&#160; Agent may institute an action of mortgage
foreclosure, or take such other action at law or in equity for the enforcement
of this Mortgage and realization on the mortgage security or any other security
herein or elsewhere provided for, as the law may allow, and may proceed therein
to final judgment and execution for the entire unpaid balance of the principal
debt, with interest at the rate(s) stipulated in the Loan Agreement, together
with all other sums due from Mortgagor in accordance with the provisions of the
Loan Agreement, including all sums which may have been loaned by Agent to
Mortgagor after the date of this Mortgage, all sums which may have been
advanced by Agent to Mortgagor after the date of this Mortgage, all sums which
may have been advanced by Agent for taxes, water or sewer rents, other lienable
charges or claims, insurance or repairs or maintenance after the date of this
Mortgage (including the period after the entry of any judgment in mortgage
foreclosure or</h2>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">11</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">other judgment entered
pursuant to this Mortgage or the Loan Agreement), and all costs of suit,
including counsel fees (as permitted by applicable law).&#160; Mortgagor authorizes Agent at its option to
foreclose this Mortgage subject to the rights of any tenants of the Mortgaged
Property, and the failure to make any such tenants parties defendant to any
such foreclosure proceedings and to foreclose their rights will not be asserted
by Mortgagor as a defense to any proceedings instituted by Agent to recover the
indebtedness secured hereby or any deficiency remaining unpaid after the
foreclosure sale of the Mortgaged Property; however, nothing herein contained
shall prevent Mortgagor from asserting in any proceedings disputing the amount
of the deficiency or the sufficiency of any bid at such foreclosure sale that
any such tenants adversely affect the value of the Mortgaged Property.</font></h2>

<p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">In connection with the
exercise of Agent&#146;s rights above, Mortgagor hereby authorizes and empowers any
attorney of any court of record in the Commonwealth of Pennsylvania or
elsewhere, as attorney for Agent and all persons claiming under or through
Agent, to appear for and confess judgment in ejectment against Mortgagor for
the possession of the Mortgaged Property and to appear for and confess judgment
against Mortgagor and against all persons claiming under or through Mortgagor,
in favor of Agent, for recovery by Agent of possession thereof, for which this
Mortgage, or a copy thereof verified by affidavit, shall be a sufficient
warrant; and thereupon a writ of possession may immediately issue for
possession of the Mortgaged Property, without any prior writ or proceeding
whatsoever and without any stay of execution.&#160;
If for any reason after such action has been commenced it shall be
discontinued, or possession of the Mortgaged Property shall remain in or be
restored to Mortgagor, Agent shall have the right for the same default or any
subsequent default to bring one or more further actions as above provided to
recover possession of the Mortgaged Property.&#160;
Agent may confess judgment in ejectment therein before or after the
institution of proceedings to foreclose this Mortgage or to enforce the Loan
Documents, or after entry of judgment on this Mortgage or on the other Loan
Documents executed in connection therewith, or after a sheriff&#146;s sale of the
Mortgaged Property in which Agent or any Lender is the successful bidder.&#160;&#160; The authorization to pursue such proceedings
for obtaining possession is an essential part of the enforcement of this
Mortgage, or the other Loan Documents, and shall survive any execution sale to
Agent.</font></h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">21.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Setoff</u>.&#160; Mortgagor hereby grants to Agent and each of
the Lenders, a lien, security interest and right of setoff as security for all
liabilities and obligations to Agent and the Lenders, whether now existing or
hereafter arising, upon and against all deposits, credits, collateral and
property, now or hereafter in the possession, custody, safekeeping or control
of Agent or any Lender or any entity under the control of KeyBank National
Association, or in transit to any of them.&#160;
At any time, without demand or notice, after the occurrence of an Event
of Default, Agent or any Lender may set off the same or any part thereof and
apply the same to any liability or obligation of Mortgagor even though</h1>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">12</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<div style="font-family:Times New Roman;">

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">unmatured and regardless
of the adequacy of any other collateral securing the Loan.&#160; ANY AND ALL RIGHTS TO REQUIRE AGENT OR ANY
LENDER TO EXERCISE ITS RIGHTS OR REMEDIES WITH RESPECT TO ANY OTHER COLLATERAL
WHICH SECURES THE LOAN, PRIOR TO EXERCISING ITS RIGHT OF SETOFF WITH RESPECT TO
SUCH DEPOSITS, CREDITS OR OTHER PROPERTY OF THE MORTGAGOR, ARE HEREBY
KNOWINGLY, VOLUNTARILY AND IRREVOCABLY WAIVED.</font></h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">22.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Notices</u>.&#160; All notices, requests and demands to or upon
the Agent, the Lenders or the Mortgagor under this Mortgage shall be in writing
and given as provided in the Loan Agreement (and with respect to the Mortgagor,
c/o the Borrower at the address of the Borrower as set forth in the Loan
Agreement).</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">23.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Agent/Lender
Not Obligated; Cumulative Rights</u>.&#160;
Nothing in this instrument shall be construed as obligating Agent or any
Lender to take any action or incur any liability with respect to the Mortgaged
Property or any business conducted thereon, and all options given to Agent are
for its benefit and shall and may be exercised in such order and in such
combination as Agent may from time to time decide.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">24.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Severability</u>.&#160; In case any one or more of the provisions of
this Mortgage, the Guaranty, the Collateral Assignment of Leases and Rents, the
Loan Agreement, or any other agreement now or hereafter executed in connection
with any one or more of the foregoing are held to be invalid, illegal or unenforceable
in any respect, such invalidity, illegality or unenforceability shall not
affect any other provision hereof.&#160; Each
of the provisions of every such agreement, document or instrument shall be
enforceable by Agent to the fullest extent now or hereafter not prohibited by
applicable law.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">25.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>No
Waiver</u>.&#160; No consent or waiver,
express or implied, by Agent to or of any Default by Mortgagor shall be
construed as a consent or waiver to or of any other Default at the same time or
upon any future occasion.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">26.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Waivers
By Mortgagor</u>.&#160; Mortgagor, to the
fullest extent that Mortgagor may do so, hereby: (a) agrees that Mortgagor will
not at any time insist upon, plead, claim or take the benefit or advantage of
any law now or hereafter in force providing for any appraisement, valuation,
stay or extension, or any redemption after foreclosure sale, and waives and
releases all rights of redemption after foreclosure sale, valuation,
appraisement, stay of execution, notice of election to mature or declare due
the debt secured hereby; and (b) waives all rights to a marshalling of the
assets of Mortgagor, including the Mortgaged Property, or to a sale in inverse
order of alienation in the event of a sale hereunder of the Mortgaged Property,
and agrees not to assert any right under any statute or rule of law pertaining
to the marshalling of assets, sale in inverse order of alienation, or other
matters whatever to defeat, reduce or affect the right of Agent under the terms
of this Mortgage or the Guaranty to a sale of the Mortgaged Property for the
collection of the indebtedness evidenced by the Guaranty without any prior or
different resort for collection, or the right of Agent to the payment of such
indebtedness out of the proceeds of sale of the Mortgaged Property in preference
to every other claimant whatever.</h1>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">13</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<div style="font-family:Times New Roman;">

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">27.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Business
Loan: Not Personal Residence</u>.&#160;
Mortgagor covenants, warrants and represents that all of the proceeds of
the Loan secured hereby shall be used for business or commercial purposes, none
of the proceeds of the Loan secured hereby shall be used for personal, family
or household purposes, and that no individual liable for the Loan resides or
intends to reside in any portion of the Mortgaged Property.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">28.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Certification</u>.
The undersigned hereby certify that (a) Mortgagor is a duly organized, validly
existing limited partnership organized and in good standing under the laws of
the State of Delaware, and (b) that the execution and delivery hereof and of
all of the other Loan Documents by Mortgagor has been duly authorized by a
resolution of First Union Real Estate Equity and Mortgage Investments which is
in full force and effect.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">29.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Governing
Law; Consent to Jurisdiction; Mutual Waiver of Jury Trial</u>.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Substantial
Relationship</u>.&#160; It is understood and
agreed that all of the Loan Documents were delivered in the Commonwealth of
Massachusetts, which Commonwealth the parties agree has a substantial
relationship to the parties and to the underlying transactions embodied by the
Loan Documents.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Place
of Delivery</u>.&#160; Mortgagor agrees to
furnish to Agent at Agent&#146;s office in Boston, Massachusetts all further
instruments, certifications and documents to be furnished hereunder.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Governing
Law</u>.&#160; This Mortgage, except as otherwise
provided in herein, and each of the other Loan Documents shall in all respects
be governed, construed, applied and enforced in accordance with the internal
laws of the Commonwealth of Massachusetts without regard to principles of
conflicts of law.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">d.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Exceptions</u>.&#160; Notwithstanding the foregoing choice of law:</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h5 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 2.5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">i)</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The
procedures governing the enforcement by Agent of its foreclosure and other
remedies against Mortgagor under this Mortgage and under the other Loan
Documents with respect to the Mortgaged Property or other assets situated in
the Commonwealth of Pennsylvania, including by way of illustration, but not in
limitation, actions for foreclosure, for injunctive relief or for the
appointment of a receiver shall be governed by the laws of the Commonwealth of
Pennsylvania;</h5>

<h5 style="font-weight:normal;margin:0in 0in .0001pt 2.5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h5>

<h5 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 2.5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">ii)</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>Agent
and each of the Lenders shall comply with applicable law in the Commonwealth of
Pennsylvania to the extent required by the law of such jurisdiction in
connection with the foreclosure of the security interests and liens created
under this Mortgage and the other Loan</h5>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">14</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<div style="font-family:Times New Roman;">

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h5 style="font-weight:normal;margin:0in 0in .0001pt 2.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Documents with respect to
the Mortgaged Property or other assets situated in the Commonwealth of
Pennsylvania; and</font></h5>

<h5 style="font-weight:normal;margin:0in 0in .0001pt 2.5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h5>

<h5 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 2.5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">iii)</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>provisions
of Federal law and the law of the Commonwealth of Pennsylvania shall apply in
defining the terms Hazardous Materials, Environmental Legal Requirements and
Legal Requirements applicable to the Mortgaged Property as such terms are used
in this Mortgage.</h5>

<h5 style="font-weight:normal;margin:0in 0in .0001pt 2.5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h5>

<p style="margin:0in 0in .0001pt .25in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Nothing
contained herein or any other provisions of the Loan Documents shall be
construed to provide that the substantive laws of the Commonwealth of
Pennsylvania shall apply to any parties&#146; rights and obligations under any of
the Loan Documents, which, except as expressly provided in clauses (i), (ii)
and (iii) of this Section&nbsp;30(d), are and shall continue to be governed by
the substantive law of Commonwealth of Massachusetts, except as set forth in
clauses (i), (ii) and (iii) of this Section&nbsp;30(d).&#160; In addition, the fact that portions of the
Loan Documents may include provisions drafted to conform to the law of the Commonwealth
of Pennsylvania is not intended, nor shall it be deemed, in any way, to
derogate the parties&#146; choice of law as set forth or referred to in this
Mortgage or in the other Loan Documents.&#160;
The parties further agree that the Agent may enforce its rights under
the Loan Documents including, but not limited to, its rights to sue the
Mortgagor or to collect any outstanding indebtedness in accordance with
applicable law.</font></p>

<p style="margin:0in 0in .0001pt .25in;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">e.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Consent
to Jurisdiction</u>.&#160; Mortgagor hereby
consents to personal jurisdiction in any state or Federal court located within
the Commonwealth of Massachusetts.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">30.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Advance
Money Mortgage</u>. This Mortgage secures future advances made pursuant to the
Loan Agreement, which future advances are guarantied by the Mortgagor pursuant
to the Guaranty.&#160; Without limiting the
foregoing, this Mortgage secures all advances made by Agent or any Lender of
any kind or nature described in 42 Pa. C.S. &#167;8144.&#160; The maximum principal amount that may be
secured by this Mortgage is $53,000,000.00, plus all advances made pursuant to
any provisions of the Mortgage; provided that in no event shall any Lender be
obligated to advance in excess of the stated principal amount of the Note
evidencing the indebtedness secured hereby.&#160;
If Mortgagor sends a written notice to Agent or any Lender which
purports to limit the indebtedness secured by this Mortgage and to release the
obligation of Agent or any Lender to make any additional advances, such notice
shall be ineffective as to any future advances made: (i) to enable completion
of improvements on the Property for which the loan secured hereby was
originally made; (ii) to pay taxes, assessments, maintenance charges and
insurance premiums; (iii) for costs incurred for protection of the Property or
the lien of this Mortgage; (iv) expenses incurred by Agent or any Lender by
reason of a default of Mortgagor hereunder or under the Loan Documents; and (v)
any other costs incurred by Agent or any Lender to protect and preserve the
Property.&#160; It is the intention of the
parties hereto that any such advance made by Agent or any Lender after any such
notice by Mortgagor shall be secured by the lien of this Mortgage on the
Property.</h1>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">15</font></p>

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<div style="font-family:Times New Roman;">

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">31.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Representations,
Warranties and Covenants Regarding the Ground Lease</u>.&#160; In addition to Mortgagor&#146;s representations,
warranties and covenants elsewhere contained herein, the Mortgagor represents,
warrants, covenants and agrees as follows:</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">a.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The
Ground Lease is valid, binding and will be in full force and effect with
respect to the Mortgagor until December&nbsp;31, 2010, unless the same is
renewed in accordance with its terms and conditions.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">b.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The
Mortgagor will promptly pay, when due and payable, the rent and all other sums
and charges mentioned in and made payable by Mortgagor, as &#147;Lessee&#148; under the
Ground Lease.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">c.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The
Mortgagor will promptly perform and observe all of the terms, covenants and
conditions required to be performed and observed by Mortgagor, as &#147;Lessee&#148;
under the Ground Lease, within the periods provided in the Ground Lease, and
will do all things necessary to preserve and to keep unimpaired its rights
under the Ground Lease.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">d.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The
Mortgagor shall (a) promptly notify the Agent in writing of the receipt by Mortgagor
of any notice (other than notices customarily sent on a regular periodic basis)
from the lessor under the Ground Lease of any default in the performance or
observance of any of the terms, covenants, or conditions on the part of Mortgagor
to be performed or observed under the Ground Lease; (b) promptly notify the
Agent and the Lenders in writing of the receipt by Mortgagor of any notice from
the lessor under the Ground Lease of any attempted termination of the Ground
Lease pursuant to the provisions of the Ground Lease; and (c) promptly cause a
copy of each such notice received by Mortgagor from the lessor under the Ground
Lease to be delivered to the Agent.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">e.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The
Mortgagor will, within twenty (20) days after written demand from the Agent,
deliver to the Agent an estoppel certificate in form and substance satisfactory
to the Agent.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">f.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The
Mortgagor will furnish the Agent upon demand, proof of payment of all items
which are required to be paid by the Mortgagor pursuant to the Ground Lease.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">g.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The
Mortgagor shall not consent to any waiver or modification, amendment or
cancellation of any provision of the Ground Lease without the prior written
consent of the Agent, and any such waiver, modification, amendment or
cancellation shall be null and void; the Mortgagor shall not consent to the
subordination of the Ground Lease to any mortgage of the leasehold interest of
the Mortgagor in the Mortgaged Property without the prior written consent of
the Agent.</h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">h.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>The
Mortgagor shall execute and deliver, on request of the Agent, such instruments
as the Agent may reasonably request and deem useful or required to</h2>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">16</font></p>

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<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">permit the Agent to cure
any default under the Ground Lease or permit the Agent to take such other
action as the Agent considers desirable to cure or remedy the matter in default
and preserve the interest of the Agent in the Mortgaged Property.</font></h2>

<h2 style="font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h2>

<h2 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt 1.0in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">i.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font>Upon
the occurrence of an Event of Default hereunder and the expiration of any
applicable grace period without the cure thereof, or upon the failure of the Mortgagor
to take any action under this Section&nbsp;upon two (2) days written notice
from the Agent requesting such action, the Mortgagor hereby authorizes the Agent
to pay any and all rental payments or similar sums to be paid by the Mortgagor,
payment of which is then due under the Ground Lease, with interest or penalties
thereon if charged by the lessor under the Ground Lease; and to incur and pay
all sums reasonably necessary to protect Agent&#146;s rights hereunder and under the
Ground Lease.&#160; Such sums shall be
included in the Obligations secured hereby.</h2>

<p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">32.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Headings</u>.&#160; Headings and captions in this Mortgage are
for convenience and reference only and the words and phrases contained therein
shall in no way be held to explain, modify, amplify or aid in the
interpretation, construction or meaning of any of the provisions hereof.</h1>

<h1 style="font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></h1>

<h1 style="font-size:10.0pt;font-weight:normal;margin:0in 0in .0001pt .5in;text-indent:-.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">33.</font><font size="1" style="font-size:3.0pt;">&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160;&#160; </font><u>Time
of Essence</u>.&#160; Time shall be of the
essence of each and every provision of this Mortgage and each of the other Loan
Documents.</h1>

<p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">[<b><font style="font-weight:bold;">SIGNATURE PAGE FOLLOWS</font></b>]</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">17</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">IN WITNESS WHEREOF, Mortgagor has caused this Mortgage
to be duly executed and delivered as a sealed instrument as of the &nbsp;&nbsp;&nbsp;&nbsp;
day of November, 2004.</font></p>

<p style="margin:0in 0in .0001pt;text-indent:.5in;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>

<table border="0" cellspacing="0" cellpadding="0" width="100%" style="border-collapse:collapse;width:100.0%;">
 <tr>
  <td width="25%" valign="top" style="padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="45%" colspan="4" valign="top" style="padding:0in 0in 0in 0in;width:45.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Mortgagor:</font></p>
  </td>
 </tr>
 <tr>
  <td width="25%" valign="top" style="padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.66%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="6%" valign="top" style="padding:0in 0in 0in 0in;width:6.58%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="32%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:32.76%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
 </tr>
 <tr>
  <td width="25%" valign="top" style="padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="45%" colspan="4" valign="top" style="padding:0in 0in 0in 0in;width:45.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">FT-CHURCHILL PROPERTY L.P.,<br>
  a Delaware limited partnership</font></p>
  </td>
 </tr>
 <tr>
  <td width="25%" valign="top" style="padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.66%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="6%" valign="top" style="padding:0in 0in 0in 0in;width:6.58%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="32%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:32.76%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
 </tr>
 <tr>
  <td width="25%" valign="top" style="padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.66%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">By:</font></p>
  </td>
  <td width="39%" colspan="3" valign="top" style="padding:0in 0in 0in 0in;width:39.34%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">FT-FIN GP LLC, its general partner</font></p>
  </td>
 </tr>
 <tr>
  <td width="25%" valign="top" style="padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.66%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="6%" valign="top" style="padding:0in 0in 0in 0in;width:6.58%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="32%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:32.76%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
 </tr>
 <tr>
  <td width="25%" valign="top" style="padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.66%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="6%" valign="top" style="padding:0in 0in 0in 0in;width:6.58%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">By:</font></p>
  </td>
  <td width="32%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:32.76%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">FIRST UNION REAL ESTATE<br>
  EQUITY AND MORTGAGE<br>
  INVESTMENTS, its Sole Member</font></p>
  </td>
 </tr>
 <tr>
  <td width="25%" valign="top" style="padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Sealed and delivered</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.66%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="39%" colspan="3" valign="top" style="padding:0in 0in 0in 0in;width:39.34%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
 </tr>
 <tr>
  <td width="25%" valign="top" style="padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">in the presence of:</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.66%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="6%" valign="top" style="padding:0in 0in 0in 0in;width:6.58%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">By:</font></p>
  </td>
  <td width="28%" valign="top" style="border:none;border-bottom:solid windowtext 1.0pt;padding:0in 0in 0in 0in;width:28.18%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="4%" valign="top" style="padding:0in 0in 0in 0in;width:4.58%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
 </tr>
 <tr>
  <td width="25%" valign="top" style="padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.66%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="6%" valign="top" style="padding:0in 0in 0in 0in;width:6.58%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Name:</font></p>
  </td>
  <td width="32%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:32.76%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Carolyn Tiffany</font></p>
  </td>
 </tr>
 <tr>
  <td width="25%" valign="top" style="border:none;border-bottom:solid windowtext 1.0pt;padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.66%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="6%" valign="top" style="padding:0in 0in 0in 0in;width:6.58%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Title:</font></p>
  </td>
  <td width="32%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:32.76%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Chief Operating Officer</font></p>
  </td>
 </tr>
 <tr>
  <td width="25%" valign="top" style="border:none;padding:0in 0in 0in 0in;width:25.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Witness</font></p>
  </td>
  <td width="30%" valign="top" style="padding:0in 0in 0in 0in;width:30.0%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="5%" valign="top" style="padding:0in 0in 0in 0in;width:5.66%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="6%" valign="top" style="padding:0in 0in 0in 0in;width:6.58%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="32%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:32.76%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
 </tr>
</table>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">18</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

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<div>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">STATE OF NEW YORK</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;,
ss.</font></p>

<p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">On this date, November&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;,
2004, before me, the undersigned notary public, personally appeared Carolyn
Tiffany, as Chief Operating Officer of First Union Real Estate Equity and
Mortgage Investments, the sole member of FT-Fin GP LLC, the general partner of
FT-Churchill Property L.P., a limited partnership, proved to me through
satisfactory evidence of identification, which were &nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;&nbsp;,
to be the person whose name is signed on the preceding or attached document,
and acknowledged to me that he/she signed it voluntarily for its stated
purpose.</font></p>

<p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<table border="0" cellspacing="0" cellpadding="0" width="100%" style="border-collapse:collapse;width:100.0%;">
 <tr>
  <td width="56%" valign="top" style="padding:0in 0in 0in 0in;width:56.42%;">
  <p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="6%" valign="top" style="padding:0in 0in 0in 0in;width:6.5%;">
  <p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="19%" valign="top" style="border:none;border-bottom:solid windowtext 1.0pt;padding:0in 0in 0in 0in;width:19.84%;">
  <p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="17%" valign="top" style="padding:0in 0in 0in 0in;width:17.26%;">
  <p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
 </tr>
 <tr>
  <td width="56%" valign="top" style="padding:0in 0in 0in 0in;width:56.42%;">
  <p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="6%" valign="top" style="padding:0in 0in 0in 0in;width:6.5%;">
  <p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="37%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:37.08%;">
  <p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
 </tr>
 <tr>
  <td width="56%" valign="top" style="padding:0in 0in 0in 0in;width:56.42%;">
  <p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="6%" valign="top" style="padding:0in 0in 0in 0in;width:6.5%;">
  <p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="37%" colspan="2" valign="top" style="padding:0in 0in 0in 0in;width:37.08%;">
  <p style="margin:0in 0in .0001pt;text-autospace:none;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">Notary
  Public</font></p>
  </td>
 </tr>
 <tr>
  <td width="56%" valign="top" style="padding:0in 0in 0in 0in;width:56.42%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
  <td width="43%" colspan="3" valign="top" style="padding:0in 0in 0in 0in;width:43.58%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">&nbsp;</font></p>
  </td>
 </tr>
 <tr>
  <td width="56%" valign="top" style="padding:0in 0in 0in 0in;width:56.42%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:1.0pt;">&nbsp;</font></p>
  </td>
  <td width="43%" colspan="3" valign="top" style="padding:0in 0in 0in 0in;width:43.58%;">
  <p style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">My commission expires:</font></p>
  </td>
 </tr>
</table>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">19</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

</div>
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<div>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><u><font size="2" face="Times New Roman" style="font-size:10.0pt;">EXHIBIT &#147;A&#148;</font></u></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">LEGAL DESCRIPTION</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">20</font></p>

<div style="margin:0in 0in .0001pt;"><font size="2" face="Times New Roman" style="font-size:10.0pt;">

<hr size="2" width="100%" noshade color="gray" align="left">

</font></div>

<p align="center" style="margin:0in 0in .0001pt;text-align:center;"><font size="2" face="Times New Roman">&nbsp;</font></p>

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