Borrower hereby indemnifies and holds Lender, its directors, officers, agents, employees and attorneys harmless from and against any liability, loss, expenses, damage of any nature, and claims, including, without limitation, any and all present or future environmental liability or costs related to the Premises, brokers’ claims, arising in connection with the Loan, except for claims arising from the gross negligence or willful misconduct of Lender, its directors, officers, agents, employees or attorneys.