DELHI CENTER - GROUND LEASE-2000

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Notwithstanding the provisions of Section 10.01 of this lease, Tenant may without the prior written consent of Landlord transfer and assign all Tenant's interest under this lease and Tenant's leasehold estate created under this lease to a Lender under a Leasehold Encumbrance (as defined in Section 6.01 of this lease). Any transfer, conveyance, or assignment resulting from a foreclosure or acceptance of a deed in lieu of foreclosure by any Lender (as defined in Section 6.01 of this lease), or any transfer, conveyance, or assignment by any Lender following its acquisition of this lease and the leasehold estate of Tenant created by this lease as a result of foreclosure or acceptance of a deed in lieu of foreclosure shall not require the prior consent of Landlord. Section 10.03. Tenant's Right to Sublease Tenant shall have the right to sublease all or any portion of the Premises from time to time, and at all times during the term of this lease, without Landlord's consent; provided, however, that the following conditions are met: (a) The term of any sublease shall not extend beyond the term of this lease; (b) Any and all subleases shall be expressly made subject to all of the terms, covenants, and conditions of this lease; and (c) Any subtenant shall be required to attorn to Landlord in the event of Tenant's default under this lease. ARTICLE 11 DEFAULT AND REMEDIES Section 11.01. Continuation of Lease in Effect Should Tenant breach this lease and abandon the Premises before the natural expiration of the lease's term, Landlord may continue this lease in effect by not terminating Tenant's right to possession of the Premises, in which event Landlord shall be entitled to enforce all Landlord's rights and remedies under this lease, including the right to recover the rent specified in this lease as it becomes due under this lease. Section 11.02. Termination and Unlawful Detainer In the event of a tenant default under this lease, Landlord may terminate this lease by written notice to Tenant and may also do the following: (a) Bring an action to recover the following from Tenant: (1) The worth at the time of award of the unpaid rent that had been earned at the time of termination of the lease; or (2) Any other amount necessary to compensate Landlord for all detriment proximately caused by Tenant's failure to perform Tenant's obligations under this lease; and (b) Bring an action, in addition to or in lieu of the action described in subparagraph (a) of this Section, to reenter and regain possession of the Premises in the manner provided by the laws of unlawful detainer of the State of California then in effect. Section 11.03. Breach and Default by Tenant All covenants and agreements contained in this lease are declared to be conditions to this lease and to the term hereby leased to Tenant. Should Tenant fail to perform any provision, covenant, condition, or agreement contained in this lease and the default is not be cured within 30 days after written notice of the default is served on Tenant by Landlord, then Tenant shall be in default under this lease.