EXHIBIT 10.(a)(3)

         THIS LEASE,  made the 1st day of  February,  1995,  between 999 Bedford
Street Corporation,  hereinafter called the Landlord, and Patriot National Bank,
having its principal office located at 900 Bedford Street, Stamford, Connecticut
06901, hereinafter called the Tenant.

         WITNESSETH:  That the Landlord has leased, and does hereby lease to the
said Tenant,  the certain  parking area located at 47-49 Hoyt Street,  Stamford,
Connecticut  together  which property is to be used in common with other tenants
of the Landlord of the rear parking  facilities  owned by the Landlord,  for the
term of Ten (10) Years to commence  from the 1st day of February,  1995,  and to
end on the 31st day of January,  2005, for the annual rent of $18,000.00 payable
in equal  monthly  payments  in advance of  $1,500.00  each for the term of this
lease due and payable on the first (1st) day of each month. It is further agreed
that any such rental payment not received by the Landlord on or before the tenth
(10th) day of any month  shall bear a late  charge of 5% of the amount then due.
Rental payments shall be mailed to the Landlord at 900 Bedford Street, Stamford,
CT 06901, or as subsequently directed in writing by the Landlord.

         Said  premises  are to be used and  occupied  for a parking lot for the
tenant, upon the conditions and covenants following:

         1. The LANDLORD  covenants  with the said Tenant that Landlord has good
right to lease the  premises in manner  aforesaid,  and that the  Landlord  will
suffer and permit said Tenant  (Tenant  keeping  all the  covenants  on Tenant's
part,  as  hereinafter  contained)  to occupy,  possess and enjoy said  premises
during the term aforesaid, without



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hindrance or molestation  from Landlord or any person claiming by, from or under
Landlord.

         2. The TENANT  covenants  with the said  Landlord to hire said premises
and to pay the rent  therefore as  aforesaid,  that Tenant will commit no waste,
nor suffer the same to be committed thereon, nor injure nor misuse the same; and
also that Tenant will not assign this lease nor  underlet a part or the whole of
said leased  premises,  nor use the same for any  purpose but that  hereinbefore
authorized,  without  written  permission from said Landlord but will deliver up
the same at the  expiration  or sooner  determination  of the tenancy in as good
condition as they are now in,  ordinary  wear,  damages by the elements or other
unavoidable casualties excepted.

         3. Tenant agrees that the said Landlord and the  Landlord's  agents and
other representatives shall have the right to enter into and upon said premises,
or any part thereof,  at all  reasonable  hours for the purpose of examining the
same, or making such repairs or alterations  therein as may be necessary for the
safety and preservation thereof. The Tenant agrees to permit the Landlord or the
Landlord's  agents to show the premises to persons  wishing to lease or purchase
the same; and the Tenant further agrees that on and after the fourth month, next
preceding  the  expiration  of the term  hereby  granted,  the  Landlord  or the
Landlord's  agents  shall  have the right to place  notices on the front of said
premises, or any part thereof, offering the premises "To Let" or "For Sale," and
the Tenant hereby agrees to permit the same to remain thereon without  hindrance
or molestation.



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         4. TENANT shall have the obligation,  as a term of this  agreement,  to
construct and maintain the parking lot to service the demised  premises,  at its
sole cost and expense.

         5.  PROVIDED,  HOWEVER,  and it is further agreed that if the said rent
shall  remain  unpaid for 10 days after the same shall become due and payable as
aforesaid,  or if the said  Tenant  shall  assign  this  Lease,  or  underlet or
otherwise dispose of the whole or any part of said demised premises,  or use the
same for any purpose but that  hereinbefore  authorized  or make any  alteration
therein,  without the consent of the Landlord in writing,  or shall commit waste
or suffer the same to be  committed  on said  premises,  or injure or misuse the
same, or if the Tenant shall file a petition in  bankruptcy or be  adjudicated a
bankruptcy or make an assignment for the benefit of creditors, or take advantage
of any  insolvency  act,  then this  Lease  shall  thereupon,  by virtue of this
express stipulation therein,  expire and terminate,  and the Landlord may at any
time  thereafter,  re-enter said  premises,  and the same have and possess as of
Landlord's  former  estate,  and without such re-entry,  may recover  possession
thereof in the manner prescribed by the statute relating to summary process;  it
being understood that no demand for rent, and no re-entry for condition  broken,
as at common law,  shall be  necessary  to enable the  Landlord to recover  such
possession  pursuant to said statute relating to summary  process,  but that all
right to any such demand, or any such re-entry is hereby expressly waived by the
said Tenant.

         6. AND IT IS  FURTHER  AGREED  that  after  default  made in any of the
covenants herein contained, the acceptance of rent or failure to re-enter by the
Landlord shall not be held to be a waiver of the  Landlord's  right to terminate
the lease, and the



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Landlord  may re-enter and take  possession  of said  premises the same as if no
rent had been accepted  after such default.

         7. AND IT IS FURTHER AGREED between the parties  hereto,  that whenever
this Lease  shall  terminate  either by lapse of time or by virtue of any of the
express  stipulations  therein,  the said Tenant  hereby waives all right to any
notice to quit  possession,  as  prescribed  by the statute  relating to summary
process.

         8. AND IT IS FURTHER  AGREED that in case said Tenant  shall,  with the
written  consent  of the said  landlord  endorsed  hereon,  or on the  duplicate
hereof,  at any time  hold  over the said  premises,  beyond  the  period  above
specified as the termination of this Lease, then the said Tenant shall hold said
premises upon the same terms, and under the same  stipulations and agreements as
are in this Lease contained, and no holding over by said Tenant shall operate to
renew this Lease without such written consent of said Landlord.

         9.  PROVIDED  that  the  Tenant  is not in  default  of the  terms  and
conditions  of this Lease,  the Tenant  shall have the right to renew this Lease
for a period of five (5) years at the same terms and conditions, except that the
rental  amount  shall be  increased  each year by an amount  equal to 10% of the
previous  year's  rental for each of said five (5) years;  and further  provided
that the Tenant  gives  notice in writing to the Landlord of the exercise of his
intention  to  negotiate a renewal no later than One Hundred  Eighty  (180) days
prior to the termination of this Lease. In the event the property,  of which the
demised premises are a part, is sold or conveyed,  this paragraph  providing the
Tenant an opportunity to renew, shall be of no force and effect.



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         10. AND IT IS FURTHER  AGREED  between  the  parties  hereto,  that the
Tenant  shall  comply  with,  and  conform  to all  the  Laws  of the  State  of
Connecticut, and the by-laws, rules and regulations of the Town within which the
premises  hereby  leased  are  situated,  relating  to Health,  Nuisance,  Fire,
Highways  and  Sidewalks,  so far as the premises  hereby  leased are, or may be
concerned; and to save the Landlord harmless from all fines, penalties and costs
for violation of or  non-compliance  with the same, and that said premises shall
be at all times open to the inspection of said Landlord and  Landlord's  agents,
to  applicants  for purchase or lease,  and for  necessary  repairs.  The Tenant
further agrees to keep the sidewalks  fronting the leased  premises and the said
parking area in neat order and condition,  and free from  obstructions  and from
snow and ice, as required by local ordinances, rules and regulations.

         11. AND IT IS FURTHER  AGREED that the said Tenant  shall pay all costs
and expenses,  including  Landlord's  reasonable  attorney's  fees,  incurred by
Landlord to collect unpaid rent,  and/or upon any claim for damages  suffered by
Landlord  by the  breach  of  any  covenant  or  term  hereof  and/or  upon  the
enforcement of any of the terms or covenants hereof.

         12. AND IT IS FURTHER  AGREED and  covenanted  by the Landlord that the
Tenant will be  responsible  for normal  maintenance  and cleaning of the leased
area, and that no unreasonable  accumulation of boxes, barrels,  packages, waste
paper, or other articles shall be permitted in or upon the premises.

         13. AND IT IS  FURTHER  AGREED  Tenant  shall have the right to place a
sign  identifying  the  Tenant's  occupancy.  The  Tenant  shall  obtain  proper
municipal approval, if required, at its own cost.



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         14.  AND IT IS  FURTHER  AGREED  that no broker  was  involved  in this
transaction. Tenant states that no broker, real estate salesman or agent, or any
other party has discussed,  shown or in any other way suggested,  recommended or
shown the subject Premises to this Tenant. Tenant further states that no broker,
real  estate  agent or  salesman  has or has had an  exclusive  position  either
spoken, written or implied, with this Tenant in his search for new office space,
and in the event any broker or agent  makes a claim,  the  Tenant  will save the
Landlord  harmless  from  liability  thereof,  including  all costs to defend an
action including reasonable attorney's fees.

         15. AND IT IS FURTHER AGREED that the Tenant shall at all times keep in
force and pay premiums on policies of insurance  protecting the Landlord and the
tenant against  liability on account of death or personal injuries in connection
with the demised  Premises.  Said policy or policies or certificate of insurance
shall be delivered to and kept by the Landlord and may also cover the  liability
of the Tenant.  Said insurance  shall be in amounts of not less than One Million
($1,000,000.00) Dollars for injury to one person and One Million ($1,000,000.00)
Dollars for injury to more than one  person.  Also Fifty  Thousand  ($50,000.00)
Dollars  property damage  liability  insurance  shall be kept in effect.  If the
Tenant fails to furnish such insurance, the Landlord may effect the same and the
amount of insurance  paid for such  insurance  shall be due and payable from the
Tenant as additional  rent and may be added to any rent becoming due  thereafter
and  collectible  with the same rights and  remedies  attaching  in favor of the
Landlord as nonpayment of rent.

         16. AND IT IS FURTHER AGREED that this Lease and the Tenant's  interest
hereunder  shall be  subordinate  to any mortgage or  collateral  assignment  of
leases and



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rentals affecting the premises  described in the Lease,  granted to any mortgage
holder now or anytime in the future to secure any obligations of the Landlord to
any such mortgage holder.  Upon request of any such mortgage holder,  the Tenant
agrees to promptly execute and deliver any and all documents  subordinating  the
Tenant's rights under the Lease as aforesaid.

         17. AND IT IS FURTHER AGREED that any  improvements  made by the Tenant
shall remain with the  premises  upon the  termination  of the tenancy and shall
become the property of the Landlord.

         18. AND IT IS FURTHER  AGREED TENANT shall have the option to construct
a drive  through  Teller  facility  at the  demised  premises  and a new  rental
agreement  will be agreed upon by the parties,  for a term  consistent  with the
Landlords lease at 900 Bedford Street, Stamford, Connecticut.

         19. AND IT IS FURTHER  UNDERSTOOD AND AGREED between the parties hereto
that the Tenant has  inspected  the leased  premises,  and that the Landlord has
made no representations  upon which Tenant relies which are not embodied in this
Lease, and that the premises described in this Lease are leased in their present
condition.

         THE COVENANTS AND AGREEMENTS herein contained shall be binding upon and
enure  to  the  benefit  of the  parties  hereto  and  their  respective  heirs,
executors, administrators,  successors and assigns. Wheresoever used herein, the
singular shall include the plural,  the plural the singular,  and the use of any
gender shall be applicable to all genders.

         IN WITNESS  WHEREOF,  the parties  hereto have hereunto set their hands
and seals,  and to a duplicate  of the same tenor,  the day and year first above
written.



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Signed, Sealed and Delivered
in the presence of

                                                 THE LANDLORD


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                                                 THE TENANT


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STATE OF                            )
                                    ) ss:
COUNTY OF                           )

         On   this       day of   February, 1995, before me,   the   undersigned
                   -----
officer,  personally  appeared, Fred DeCaro,  President  of 999  Bedford  Street
Corp.,  known  to me to be  the person  whose name is  subscribed  to the within
instrument  and acknowledged that he, being duly authorized,  executed the  same
for the purposes therein contained.

         IN WITNESS WHEREOF I hereunto set my hand.


                                                     ---------------------------
                                                     Notary Public


STATE OF CONNECTICUT                )
                                    ) ss:
COUNTY OF FAIRFIELD                 )

         On   this       day of   February, 1995, before me,   the   undersigned
                   -----
officer,  personally appeared,  Philip  Wolford,  President of  Patriot National
Bank,  known  to me  to be the  person  whose name is  subscribed  to the within
instrument  and acknowledged  that he, being duly authorized,  executed the same
for the purposes therein contained.

         IN WITNESS WHEREOF I hereunto set my hand.


                                                     ---------------------------
                                                     Notary Public