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outstanding indebtedness in accordance with applicable law of the Commonwealth of Massachusetts. THE GRANTOR ACKNOWLEDGES AND AGREES THAT THE CHOICE OF MASSACHUSETTS LAW WAS A MATERIAL INDUCEMENT TO THE BENEFICIARY AND THE CREDIT PARTIES TO ENTER INTO THE TRANSACTIONS CONTEMPLATED IN THE LOAN AGREEMENT AND THE OTHER LOAN DOCUMENTS. 22. Discharge. This Deed of Trust shall terminate and the Beneficiary shall discharge this Deed of Trust when all the Secured Obligations have been indefeasibly paid in full, the Lenders have no further commitment to lend, there are no Letter of Credit Outstandings and the Issuing Bank has no further commitment to issue Letters of Credit under the Loan Agreement. Grantor shall pay Beneficiary's reasonable costs incurred in discharging this Deed of Trust. 23. Waivers. (a) Grantor agrees to the full extent permitted by law, that in case of an Event of Default hereunder, neither Grantor nor anyone claiming through or under Grantor shall or will set up, claim or seek to take advantage of any appraisement, valuation, stay, extension, homestead, exemption or redemption laws now or hereafter in force, in order to prevent or hinder the enforcement or foreclosure of this Deed of Trust, or the absolute sale of the Mortgaged Property, or the final and absolute putting into possession thereof, immediately after such sale, of the purchasers thereat, and Grantor, for Grantor and all who may at any time claim through or under Grantor, hereby waives to the fullest extent that Grantor may lawfully so do, the benefit of all such laws, and any and all right to have the assets comprised in the security intended to be created hereby marshaled upon any foreclosure of the Lien hereof. (b) No failure or delay of Beneficiary in exercising any power or right hereunder shall operate as a waiver thereof, nor shall any single or partial exercise of any such right or power, or any abandonment or discontinuance of steps to enforce such a right or power, preclude any other or further exercise thereof or the exercise of any other right or power. The rights and remedies of the Beneficiary hereunder are cumulative and are not exclusive of any rights or remedies that the Beneficiary would otherwise have. No waiver of any provisions of this Agreement or any other Loan Document or consent to any departure by Grantor thereftom shall in any event be effective unless the same shall be permitted by Paragraph 23(c) below, and then such waiver or consent shall be effective only in the specific instance and for the purpose for which given. No notice to or demand on the Grantor in any case shall entitle the Grantor to any other or further notice or demand in similar or other circumstances. (c) Neither this Deed of Trust nor any provision hereof may be waived, amended or modified except pursuant to an agreement or agreements in writing entered into by the Beneficiary and the Grantor with respect to which such waiver, amendment or modification is to apply, subject to any consent required in accordance with Section 13.08 of the Loan Agreement. 22 MA