TENANT'S CERTIFICATE TO: BANCO POPULAR DE PUERTO RICO, its successors and assigns (collectively, "Lender") THE UNDERSIGNED, Southern Trust Company, Inc. ("Tenant"), hereby certifies to the Lender as follows: I. Tenant is the lessee under a Lease pertaining to a unit located at the real property described as follows: Parcel Nos. 18A-1 Remainder, 18B-1 Remainder and 18B Remainder Estate Smith Bay Nos. 1, 2, and 3 East End Quarter St. Thomas, U.S. Virgin Islands (the "Property"), dated September 24, 2009 by and between IGY — AYH ST. THOMAS HOLDINGS LLC, a U.S. Virgin Islands limited liability company, as landlord ("Landlord") and FINANCIAL TRUST COMPANY, INC. as Original Tenant as amended by First Amendment to Lease dated as of March 1, 2014 (the "First Amendment"), as assigned to Tenant pursuant to an Assignment and Assumption of Lease dated as of March 2, 2014 (the "Assignment"). 2. A complete and accurate copy of the Lease, the Assignment and the First Amendment is attached hereto as Exhibit "A", Exhibit "B" and Exhibit "C" respectively, and made a part hereof. The Lease has not been modified, changed, altered, amended or assigned in any respect except as set forth in the Frist Amendment and as otherwise set forth herein. The said Lease, as so amended by the First Amendment, an as so assigned pursuant to the Assignment, is hereinafter referred to as the "Lease". 3. The Lease is currently in full force and effect and neither Landlord nor Tenant are in default in any material manner whatsoever under the Lease and no event has occurred, which with the passage of time or the giving of notice would constitute an event of default under the Lease. The Tenant is not entitled to and has made no agreements with the Landlord or its agents or representatives concerning free rent, partial rent, rebatement of rent, offset, deduction or credit against any rent, or any other type of rental abatement or concession. 4. The Lease term began on October 1,