STANDARD FORM OF STORE LEASE

                     The Real Estate Board of New York, Inc.



Agreement of Lease, made as of this 26th day of October 1999, between BRAUN

MANAGEMENT, INC. of 160 Broadway, First Floor, New York, NY 10038, as agent for

BOWLING GREEN ASSOCIATES, L.P. party of the first part, hereinafter referred to

as OWNER, and THE BERKSHIRE BANK, a New York Corporation, whose office is

located at 600 Madison Avenue, New York, NY 10016, party of the second part,

hereinafter referred to as TENANT.



                                   WITNESSETH:



Owner hereby leases to Tenant and Tenant hereby hires from Owner the Ground

floor Store and Upper/Lower Mezzanine, designated as #150 on Exhibit A-1,

Mezzanine on Exhibit A-2 respectively and hereinafter, collectively, referred to

as the "Demised Premises" in the building known as 5-11 Broadway in the Borough

of Manhattan, City of New York, for the term of See Paragraph 41.01 (or until

such term shall sooner cease and expire as hereinafter provided) to commence on

the __ day of ______________ nineteen hundred and _____________, and to end on

the __ day of __________ See Paragraph 41.01, both dates inclusive, at an annual

rental rate of See Paragraph 41.02, which Tenant agrees to pay in lawful money

of the United States which shall be legal tender in payment of all debts and

dues, public and private, at the time of payment, in equal monthly installments

in advance on the first day of each month during said term, at the office of

Owner or such other place as Owner may designate, without any set off or

deduction whatsoever, except that Tenant shall pay the first monthly

installment(s) on the execution hereof (unless this lease be a renewal).



In the event that, at the commencement of the term of this lease, or thereafter,

Tenant shall be in default in the payment of rent to Owner pursuant to the terms

of another lease with Owner or with Owner's predecessor in interest, Owner may

at Owner's option and without notice to Tenant add the amount of such arrears to

any monthly installment of rent payable hereunder and the same shall be payable

to Owner as additional rent.



The parties hereto, for themselves, their heirs, distributees, executors,

administrators, legal representatives, successors and assigns, hereby covenant

as follows:



1. Rent: Tenant shall pay the rent as above and as hereinafter provided.



2. Occupancy: Tenant shall use and occupy demised premises for a commercial

bank, and its general and executive offices and for no other purpose. Tenant

shall at all times conduct its business in a high grade and reputable manner,

shall not violate Article 37 hereof, and shall keep show windows and signs in a

neat and clean condition.



3. Alterations: Tenant shall make no changes in or to the demised premises of

any nature without Owner's prior written consent. Subject to the prior written

consent of Owner, and to the provisions of this article, Tenant, at Tenant's

expense, may make alterations, installations, additions or improvements which

are non-structural and which do not affect utility services or plumbing and

electrical lines, in or to the interior of the demised premises by using

contractors or mechanics first approved in each instance by Owner. Tenant shall,

before making any alterations, additions, installations or improvements, at its

expense, obtain all permits, approvals and certificates required by any

governmental or quasi-governmental bodies and (upon completion) certificates of

final approval thereof and shall deliver promptly duplicates of all such

permits, approvals and certificates to Owner and Tenant agrees to carry and will

cause Tenant's contractors and sub-contractors to carry such workman's

compensation, general liability, personal and property damage insurance as Owner

may require. If any mechanic's lien is filed against the demised premises, or

the building of which the same forms a part, for work claimed to have done for,

or materials furnished to, Tenant, whether or not done pursuant to this article,

the same shall be discharged by Tenant within 30 days thereafter, at Tenant's

expense, by payment or filing the bond required by law. All fixtures and all

paneling, partitions, railings and like installations, installed in the premises

at any time, either by Tenant or by Owner on Tenant's behalf, shall, upon

installation, become the property of Owner and shall remain upon and be

surrendered with the demised premises unless Owner, by notice to Tenant no later

than twenty days prior to the date fixed as the termination of this lease,

elects to relinquish Owner's rights thereto and to have them removed by Tenant,

in which event, the same shall be removed from the premises by Tenant prior to

the expiration of the lease, at Tenant's expense. Nothing in this article shall

be construed to give Owner title to or to prevent Tenant's removal of trade

fixtures, moveable office furniture and equipment, but upon removal of any such

from the premises or upon removal of other installation as may be required by

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