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                                                                    EXHIBIT 10.3

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                                      LEASE

                                    Landlord
                                    --------

                              Equitable Plaza, LLC

                                     Tenant
                                     ------

                             California Center Bank

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                             GROSS (BY) OFFICE LEASE
                                 REFERENCE PAGE

<TABLE>
<S>                                  <C>
BUILDING:                            Equitable Plaza
                                     ---------------
                                     3435 Wilshire Boulevard Los Angeles CA 90010
                                     --------------------------------------------

LANDLORD:                            Equitable Plaza, LLC
                                     --------------------

LANDLORD'S ADDRESS:                  3435 Wilshire Boulevard, Suite 2700
                                     -----------------------------------
                                     Los Angeles, California 90010
                                     -----------------------------

LEASE REFERENCE DATE:                December 1, 2000
                                     ----------------

TENANT:                              California Center Bank
                                     ----------------------

TENANT'S ADDRESS:
(a) As of beginning of Term:         3435 Wilshire Blvd., Suite 700, L.A., CA 90010
                                     ----------------------------------------------

(b)Prior to beginning of Term
(if different):                      2222 W. Olympic Blvd., Suite 700, L.A., CA 90010

PREMISES IDENTIFICATION:             Suite Number 700
                                                  ---
                                     (outline of Premises see Exhibit A)

PREMISES RENTABLE AREA:              Approximately 8,570 sq. ft.
                                                   -----

SCHEDULED COMMENCEMENT DATE:         March 1, 2001
                                     -------------

TERMINATION DATE:                    February 28, 2006
                                     -----------------

TERM OF LEASE:                       Five (5) years 0 months and 0 days
                                     --------       -            -
                                     beginning on the Commencement Date and ending
                                     on the Termination Date (unless sooner terminated
                                     pursuant to the Lease.)

INITIAL ANNUAL RENT (Article 3):     $123,408.00
                                     -----------

INITIAL MONTHLY INSTALLMENT OF
ANNUAL RENT (Article 3):             $10,284.00
                                     ----------

TENANT'S PROPORTIONATE SHARE:        1.36%
                                     -----

BASE YEAR:                           2001
                                     ----

SECURITY DEPOSIT:                    $10,284.00
                                     ----------

ASSIGNMENT SUBLETTING FEE:           $500.00
                                     -------
</TABLE>

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REAL ESTATE BROKER DUE COMMISSION: n/a
                                   ---

The Reference Page information is incorporated into and made a part of the
Lease. In the event of any conflict between any Reference Page information and
the Lease, the Lease shall control. This Lease includes Exhibits A through C.
First Addendum and Second Addendum, all of which are made a part of this Lease.

LANDLORD:                            TENANT:

EQUITABLE PLAZA, LLC                 California Center Bank


By: /s/ Illegible                    By: /s/ Illegible
    ------------------------------       ------------------------------

Date 12/7/00                         Date 12/07/00
     -----------------------------        -----------------------------

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                                Table Of Contents

1.  USE AND RESTRICTIONS ON USE...................................1
2.  TERM..........................................................1
3.  RENT..........................................................2
4.  RENT ADJUSTMENTS..............................................2
5.  SECURITY DEPOSIT..............................................3
6.  ALTERATIONS...................................................4
7.  REPAIR........................................................4
8.  LIENS.........................................................5
9.  ASSIGNMENT AND SUBLETTING.....................................5
10. INDEMNIFICATION...............................................6
11. INSURANCE.....................................................7
12. WAIVER OF SUBROGATION.........................................7
13. SERVICES AND UTILITIES........................................7
14. HOLDING OVER..................................................8
15. SUBORDINATION.................................................8
16. RULES AND REGULATIONS.........................................8
17. REENTRY BY LANDLORD...........................................9
18. DEFAULT.......................................................9
19. REMEDIES......................................................9
20. TENANT'S BANKRUPTCY OR INSOLVENCY............................11
21. QUIET ENJOYMENT..............................................11
22. DAMAGE BY FIRE, ETC..........................................12
23. EMINENT DOMAIN...............................................13
24. SALE BY LANDLORD.............................................13
25. ESTOPPEL CERTIFICATES........................................13
26. SURRENDER OF PREMISES........................................13
27. NOTICES......................................................14
28. RELOCATION OF TENANT.........................................14
29. DEFINED TERMS AND HEADINGS...................................14
30. TENANT'S AUTHORITY...........................................14
31. COMMISSIONS..................................................15
32. TIME AND APPLICABLE LAW......................................15
33. SUCCESSORS AND ASSIGNS.......................................15
34. ENTIRE AGREEMENT.............................................15

<PAGE>

35. EXAMINATION NOT OPTION.......................................15
36. RECORDATION..................................................15
37. RENTAL.......................................................15
38. PARKING......................................................15
39. TENANT IMPROVEMENTS..........................................15
40. ATTORNEY'S FEES..............................................16
41. LIMITATION OF LANDLORD'S LIABILITY...........................16
42. SIGNAGE......................................................16
43. CONTINGENCY..................................................16
44. ADA WARRANTY.................................................16
45. FIRST RIGHT OF REFUSAL.......................................16

EXHIBIT A -- PREMISES
EXHIBIT B -- INITIAL ALTERATIONS
EXHIBIT C -- BUILDING RULES AND REGULATIONS
Addendum 1 -- First Option To Renew Lease
Addendum 2 -- Second Option To Renew Lease

<PAGE>

                                      LEASE

     By this Lease Landlord leases to Tenant and Tenant leases from Landlord the
Premises in the Building as set forth and described on the Reference Page. The
Reference Page, including all terms defined thereon, is incorporated as part of
this Lease.

1. USE AND RESTRICTIONS ON USE.

     1.1 The Premises are to be used solely for general office purposes. Tenant
shall not do or permit anything to be done in or about the Premises which will
in any way obstruct or interfere with the rights of other tenants or occupants
of the Building or injure, annoy, or disturb them or allow the Premises to be
used for any improper, immoral, unlawful, or objectionable purpose. Tenant shall
not do, permit or suffer in, on, or about the Premises the sale of any alcoholic
liquor without the written consent of Landlord first obtained, or the commission
of any waste. Tenant shall comply with all governmental laws, ordinances and
regulations applicable to the use of the Premises and its occupancy and shall
promptly comply with all governmental orders and directions for the correction,
prevention and abatement of any violations in or upon, or in connection with the
Premises, all at Tenant's sole expense. Tenant shall not do or permit anything
to be done on or about the Premises or bring or keep anything into the Premises
which will in any way increase the rate of invalidate or prevent the procuring
of any insurance protecting against loss or damage to the Building or any of its
contents by fire or other casualty or against liability for damage to property
or injury to persons in or about the Building or any part thereof.

     1.2 Tenant shall not, and shall not direct, suffer or permit any of its
agents, contractors, employees, licensees or invites to at any time handle, use,
manufacture, store or dispose of in or about the Premises or the Building any
(collectively "Hazardous Materials") flammables, explosives, radioactive
materials, hazardous wastes or materials, toxic wastes or materials, or other
similar substances, petroleum products or derivatives or any substance subject
to regulation by or under any federal, state and local laws and ordinances
relating to the protection of the environment or the keeping, use or
disposition or environmentally hazardous materials, substances, or wastes
presently in effect or hereafter adopted, all amendments to any of them, and all
rules and regulations issued pursuant to any of such laws or ordinances
(collectively "Environmental Laws"), nor shall Tenant suffer or permit any
Hazardous materials to be used in any manner not fully in compliance with all
Environmental Laws, in the Premises or the Building and appartment land or allow
the environment to become contaminated with any Hazardous Materials.
Notwithstanding the foregoing, and subject to Landlord's prior consent, Tenant
may handle, store, use or dispose of products containing small quantities of
Hazardous Materials (such as nerosol cans containing insecticides, toner for
copiers, paints, paint remover and the like) to the extent customary and
necessary for the use of the Premises for general office purposes: provided that
Tenant shall always handle, store, use, and dispose of any such Hazardous
Materials in a safe and lawful manner and never allow such Hazardous Materials
to contaminate the Premises, Building and appartment land or the environment.
Tenant shall protect, defend, indemnify and hold each and all of the Landlord
Entities (as defined in Article 30) harmless from and against any and all loss,
claims, liability or costs (including court costs and attorney's fees) incurred
by reason of any actual or asserted failure of Tenant to fully comply with all
applicable Environmental Laws, or the presence, handling, use or disposition in
or from the Premises of any Hazardous materials (even though permissible under
all applicable Environmental Laws or the provisions of this Lease), or by reason
of any actual or asserted failure of Tenant to keep, observe, or perform any
provision of this Section 1.2.

2. TERM

     2.1 The Term of this Lease shall begin on the date ("Commencement Date")
which shall be the later of the Scheduled Commencement Date as shown on the
Reference Page and the date that Landlord shall tender possessions of the
Premises to Tenant. Landlord shall tender possession of the Premises with all
the work, if any, to be performed by Landlord pursuant to Exhibit B to this
Lease substantially completed, Tenant shall deliver a punch list of items not
completed within 30 days after Landlord tenders possession of the Premises and
Landlord agrees to proceed with due diligence to perform its obligations
regarding such items. Landlord and Tenant shall execute a memorandum setting
forth the actual Commencement Date and Termination Date.

     2.2 Tenant agrees that in the event of the inability of Landlord to deliver
possession of the Premises on the Scheduled Commencement Date, Landlord shall
not be liable for any damage resulting from such inability, but Tenant shall not
be liable for any rent until the time when Landlord can, after notice to Tenant,
deliver possession of the Premises to Tenant. No such failure to give possession
on the Scheduled Commencement Date shall affect the other obligations of the
Tenant under this Lease, except that if Landlord is unable to deliver possession
of the Premises within ninety (90) days of the Scheduled Commencement Date
(other than as result of strikes, shortages of materials or similar matters
beyond the reasonable control of Landlord and Tenant is notified by Landlord in
writing as to such delay), Tenant shall have the option to terminate this Lease
unless said delay is as a result of: (a) Tenant's failure to agree to plans and
specifications, (b) Tenant's request for materials, finishes or installations
other than Landlord's standard except those, if any, that Landlord shall have
expressly

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agreed to furnish without extension of time agreed by Landlord, (c) Tenant's
change in any plans or specification; or, (d) performance or completion by a
party employed by Tenant. If any delay is the result of any of the foregoing,
the Commencement Date and the payment of rent under this Lease shall be
accelerated by the number of days of such delay.

     2.3 Upon execution of the Lease by both parties, Landlord shall permit
Tenant to occupy the Premises prior to the Commencement Date. Such occupancy
shall be subject to all the provisions of this Lease.

     2.4 In the event the Premises are not in tenantable condition on the
Commencement Date as the term is defined on the Office Lease Reference Page,
the term shall run for a period of five (5) years from the date of completion of
the Premises and acceptance by the Tenant, and the Date of Commencement and
expiration of the amended term shall be stated in writing, signed by both
parties, and attached to the Lease. This provision is not intended to waive or
cancel Tenant's right to terminate the Lease in the event the Premises are not
completed and ready for occupancy within ninety (90) days from the Commencement
Date as that term is defined on the Office Lease Reference Page.

3. RENT

     3.1 Tenant agrees to pay to Landlord the Annual Rent in effect from time to
time by paying the Monthly Installment of Rent then in effect on or before the
first day of each full calendar month during the Term, except that the first
month's rent shall be paid upon the execution of this Lease. The Monthly
Installment of Rent in effect at any time shall be one-twelfth of the Annual
Rent in effect at such time. Rent for any period during the Term which is less
than a full month shall be prorated portion of the Monthly Installment of Rent
based upon a thirty (30) day month. Said rent shall be paid to Landlord, without
deduction or offset and without notice or demand, at the Landlord's address, as
set forth on the Reference Page, or to such other person or at such other place
as Landlord may from time to time designate in writing. Tenant shall be allowed
a grace period of ten (10) days from the due date before incurring any late
charges.

     3.2 Tenant recognizes that late payment of any rent or other sum due under
this Lease will result in administrative expense to Landlord, the extent of
which additional expense is extremely difficult and economically impractical to
ascertain. Tenant therefore agrees that if rent or any other sum is not paid
when due and payable pursuant to this Lease, a late charge shall be imposed in
an amount equal to the greater of: (a) Fifty Dollars ($50.00), or (b) a sum
equal to five percent (5%) per month of the unpaid rent or other payment. The
amount of the late charge to be paid by Tenant shall be reassessed and added to
Tenant's obligation for each successive monthly period until paid. The
provisions of this Section 3.2 in no way relieve Tenant of the obligation to pay
rent or other payments on or before the date on which they are due, nor do the
term of this Section 3.2 in any way affect Landlord's remedies pursuant to
Article 19 of this Lease in the event said rent or other payment is unpaid
after date due.

4. RENT ADJUSTMENTS.

     4.1 For the purpose of this Article 4, the following terms are defined as
follows:

          4. 1.1 Lease Year: Each calendar year falling partly or wholly within
the Term.

          4.1.2 Direct Expenses: All direct costs of operation, maintenance,
repair and management of the Building (including the amount of any credits
which Landlord may grant to particular tenants of the Building is lieu of
providing any standard services or paying any standard costs described in this
Section 4.1.2 for similar tenants), as determined in accordance with generally
accepted accounting principles, including the following costs by way of
illustration, but not limitation: water and sewer charges: insurance charges of
or relating to all insurance policies and endorsements deemed by Landlord to be
reasonably necessary or desirable and relating in any manner to the protection,
preservation, or operation of the Building or any part thereof; utility costs,
including, but not limited to, the cost of heat, light, power, steam, gas, and
waste disposal; the cost of janitorial services; the cost of security and alarm
services; window cleaning costs; labor costs; costs and expenses of managing the
Building including management fees; air conditioning maintenance costs; elevator
maintenance fees and supplies; material costs; equipment costs including the
cost of maintenance, repair and service agreements and rental and leasing costs;
purchase costs of equipment other than capital items; current rental and leasing
costs of items which would be amortizable capital items if purchased; tool
costs; licenses, permits and inspection fees; wages and salaries; employee
benefits and payroll taxes; accounting and legal fees; any sales, use or service
taxes incurred in connection therewith. Direct Expenses shall not include
depreciation or amortization of the Building or equipment in the Building except
as provided herein, loan principal payments, costs of alterations of tenants'
Premises, leasing commissions, interest expenses on long-term borrowings
advertising costs or management salaries for executive personnel other than
personnel located at the Building. In addition, Landlord shall be entitled to
amortize and include as an additional rental adjustment: (i) an allocable
portion of the cost of capital improvement items which are reasonably
calculated to reduce operating expenses: (ii) fire sprinklers and suppression
systems and other life safety

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systems; and (iii) other capital expenses which are required under any
governmental laws, regulations or ordinances which were not applicable to the
Building at the time it was constructed. All such costs shall be amortized over
the reasonable life of such improvements in accordance with such reasonable life
and amortization schedules as shall be determined by Landlord in accordance with
generally accepted accounting principles, with interest on the unamortized
amount at one percent (1%) in excess of the prime lending rate announced from
time to time as such by The Northern Trust Company of Chicago, Illinois.

          4.1.3 Taxes: Real estate taxes and any other taxes, charges and
assessments which are levied with respect to the Building or the land
appurtenant to the Building, or with respect to any improvements, fixtures and
equipment or other property of Landlord, real or personal, located in the
Building and used in connection with the operation of the Building and said
land, any payment to any ground lessor in reimbursement of tax payments made by
such lessor, and all fees, expenses and costs incurred by Landlord in
investigating, protesting, contesting or in any way seeking to reduce or avoid
increase in any assessment, levies or the tax rate pertaining to any Taxes to be
paid by Landlord in any Lease Year. Taxes shall not include any corporate
franchise, or estate, inheritance or net income tax, or tax imposed upon any
transfer by Landlord of its interest in this Lease or the Building.

     4.2 If any Lease Year, (i) Direct Expenses paid or incurred shall exceed
Direct Expenses paid or incurred in the Base Year (Direct Expenses) and/or (ii)
Taxes paid or incurred by Landlord in any Lease Year shall exceed the amount of
such Taxes which became due and payable in the Base Year (Taxes), Tenant shall
pay as additional rent for such Lease Year Tenant's Proportionate Share of such
excess.

     4.3 The annual determination of Direct Expenses shall be made by Landlord
and if certified by a nationally recognized firm of public accountants selected
by Landlord shall be binding upon Landlord and Tenant. Tenant may review the
books and records supporting such determination in the office of Landlord, or
Landlord's agent, during normal business hours, upon giving Landlord five (5)
days advance written notice within sixty (60) days after receipt of such
determination, but in no event more often than once in any one year period. In
the event that during all or any portion of any Lease Year, the Building is not
fully rented and occupied Landlord may make any appropriate adjustment in
occupancy-related Direct Expenses for such year for the purpose of avoiding
distortion of the amount of such Direct Expenses to be attributed to Tenant by
reason of variation in total occupancy of the Building, by employing sound
accounting and management principles to determine Direct Expenses that would
have been paid or incurred by Landlord had the Building been fully rented and
occupied, and the amount so determine shall be deemed to have been Direct
Expenses for such Lease Year.

     4.4. Prior to the actual determination thereof for a Lease Year, Landlord
may from time to time estimate Tenant's liability for Direct Expenses and/or
Taxes under Section 4.2, Article 6 and Article 29 for the Lease Year or portion
thereof. Landlord will give Tenant written notification of the amount of such
estimate and Tenant agrees that it will pay, by increase of its Monthly
Installments of due in such Lease Year, additional rent in the amount of such
estimate. Any such increased rate of Monthly Installments of Rent pursuant to
this Section 4.4 shall remain in effect until further written notification to
Tenant pursuant hereto.

     4.5 When the above mentioned actual determination of Tenant's Liability
for Direct Expenses and/or Taxes, is made for any Lease Year and when Tenant is
so notified in writing, then:

          4.5.1 If the total additional rent Tenant actually paid pursuant to
Section 4.3 on account of Direct Expenses and/or Taxes for the Lease Year is
less than Tenant's liability for Direct Expenses and or Taxes, then Tenant
shall pay such deficiency to Landlord as additional rent in one lump sum within
thirty (30) days of receipt of Landlord's bill therefor; and

          4.5.2 If the total additional rent Tenant actually paid pursuant to
Section 4.3 on account of Direct Expenses and/or Taxes for the Lease Year is
more than Tenant's liability for Direct Expenses and/or Taxes, then Landlord
shall credit the difference against the then next due payments to be made by
Tenant under this Article 4. Tenant shall not be entitle to a credit by reason
of actual Direct Expenses and/or Taxes in any Lease Year being less than Direct
Expenses and/or Taxes in the Base Year (Direct Expenses and/or Taxes).

     4.6 If the Commencement Date is other than January 1 or if the Termination
Date is other than December 31, Tenant's liability for Direct Expenses and Taxes
for the Lease Year in which said Date occurs shall be prorated based upon a
three hundred sixty-five (365) day year.

     4.7 Deleted.

5. SECURITY DEPOSIT.

Tenant shall deposit the Security Deposit with Landlord upon the execution of
this Lease. Said sum shall be held by Landlord as security for the faithful
performance by Tenant of all the terms, covenants and conditions of this Lease
to be kept and performed by Tenant and not as an advance rental deposit or as a
measure of Landlord's damage in case of Tenant's default. If Tenant defaults
with respect to any

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provisions of this Lease, Landlord may use any part of the Security Deposit for
the payment of any rent or any other sum in default, or for the payment of any
amount which Landlord may spend or become obligated to spend by reason of
Tenant's default, or to compensate Landlord for any other loss or damage which
Landlord may suffer by reason of Tenant's default. If any portion is so used,
Tenant shall within five (5) days after written demand therefor, deposit with
Landlord an amount sufficient to restore the Security Deposit to its original
amount and Tenant's failure to do so shall be a material breach of this Lease.
Except to such extent, if any, as shall be required by law, Landlord shall not
be required to keep this Security Deposit separate from its general funds, and
Tenant shall not be entitled to interest on such deposit. If Tenant shall fully
and faithfully perform every provision of this Lease to be performed by it, the
Security Deposit or any balance thereof shall be returned to Tenant within
thirty (30) days after termination of this Lease when Landlord shall have
determined that all of Tenant's obligations under this Lease have been
fulfilled.

6. ALTERATIONS.

     6.1 Except for those, if any, specifically provided for in Exhibit B to
this Lease, Tenant shall not make or suffer to be made any alterations,
additions, or improvements, including, but not limited to, the attachment of any
fixtures or equipment in, on, or to the Premises or any part thereof or the
making of any improvements as required by Article 7, without the prior written
consent of Landlord which consent shall not be unreasonably withheld. When
applying for such consent, Tenant shall, if requested by Landlord, furnish
complete plans and specifications for such alterations, additions and
improvements.

     6.2 In the event Landlord consents to the making of any such alteration,
addition or improvement by Tenant, the same shall be made using Landlord's
contractor (unless Landlord agrees otherwise) at Tenant's sole cost and
expense. If Tenant shall employ any Contractor other than Landlord's Contractor
and such other Contractor or any Subcontractor of such other Contractor shall
employ any Contractor other than Landlord's Contractor and such other Contractor
or any Subcontractor of such other Contractor shall employ any non-union labor
or supplier. Tenant shall be responsible for and hold Landlord harmless from
any and all delays, damages and extra costs suffered by Landlord as a result
of any dispute with any labor unions concerning the Wage, hours, terms or
conditions of the employment of any such labor. In any event Landlord may charge
Tenant a reasonable charge to cover its overhead as it relates to such proposed
work.

     6.3. All alterations, additions or improvements proposed by Tenant shall be
constructed in accordance with all government laws, ordinances, rules and
regulations and Tenant shall, prior to construction, provide the additional
insurance required under Article 11 in such case, and also all such assurances
to Landlord, including but not limited to, waivers of lien, surety company
performance bonds and personal guaranties of individuals of substance as
Landlord shall require to assure payment of the costs thereof and to protect
Landlord and the Building and appurtenant land against any loss form any
mechanic's, materialmen's or other liens. Tenant shall pay in addition to any
sums due pursuant to Article 4, any increase in real estate taxes attributable
to any such alteration, addition or improvement for so long, during the Term, as
such increase is ascertainable; at Landlord's election said sums shall be paid
in the same way as sums due under Article 4.

     6.4 All alterations, additions, and improvements in, on, or to the
Premises made or installed by Tenant, including carpeting, shall be and remain
the property of Tenant during the Term but, excepting furniture, furnishings,
movable partitions of less than full height from floor to ceiling and other
trade fixtures, shall become a part of the realty and belong to Landlord without
compensation to Tenant upon the expiration or sooner termination of the Term, at
which time title shall pass to Landlord under this Lease as by a bill of sale,
unless Landlord elects otherwise. Upon such election by Landlord. Tenant shall
upon demand by Landlord, at Tenant's sole cost and expense, forthwith and with
all due diligence remove any such alterations, additions or improvements which
are designated by Landlord to be removed, and Tenant shall forthwith and with
all due diligence, at its sole cost and expense, repair and restore the
Premises to their original condition, reasonable wear and tear and damage by
fire or other casualty excepted.

7. REPAIR.

     7.1 Landlord shall have no obligation to alter, remodel, improve, repair,
decorate or paint the Premises, except as specified in Exhibit B if attached to
this Lease and except that Landlord shall repair and maintain the structural
portion of the Building, including the basic plumbing, air conditioning, heating
and electrical systems installed or furnished by Landlord. By taking possession
of the Premises, Tenant accepts them as being in good order, condition and
repair and in the condition in which Landlord is obligated to deliver them. It
is hereby understood and agreed that no representations respecting the condition
of the Premises or the Building have been made by Landlord to Tenant, except as
specifically set forth in this Lease.

     7.2 Tenant shall, at all times during the Term, keep the Premises in good
condition and repair excepting damaged by fire, or other casualty, and in
compliance with all applicable governmental laws, ordinances and regulations,
promptly complying with all governmental orders and directives for the

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correction, prevention and abatement of any violations or nuisances in or upon,
or connected with, the Premises, all at Tenant's sole expense.

     7.3 Landlord shall not be liable for any failure to make any repairs or to
perform any maintenance unless such failure shall persist beyond fourteen(14)
days after written notice of the need of such repairs or maintenance is given to
Landlord by Tenant.

     7.4. Except as provided in Article 22, there shall be no abatement of rent
and no liability of Landlord by reason of any injury to or interference with
Tenant's business arising from the making of any repairs, alterations or
improvements in or to any portion of the Building or the Premises or to fixtures
appurtenances and equipment in the Building. Except to the extent, if any,
prohibited by law, Tenant waives the right to make repairs at Landlord's expense
under any law, statute or ordinance now or hereafter in effect.

     7.5 Tenant hereby waives and releases its right to make repairs at
Landlord's expense under Section 1941 and 1942 of the California Civil Code and
its right to terminate the Lease under Section 1932(1) of the California Civil
Code or under any similar law, statute or ordinance now or hereafter in
effect.

8. LIENS.

Tenant shall keep the Premises, the Building and appurtenant land and tenant's
leasehold interest in the Premises free from any liens arising out of any
services, work or materials performed, furnished, or contracted for by
Tenant, or obligations incurred by Tenant. In the event that Tenant shall not,
within ten (10) days following the imposition of any such lien, either cause
the same to be released of record or provide Landlord with insurance against the
same issued by a major title insurance company or such other protection against
the same as Landlord shall accept, Landlord shall have the right to cause the
same to be released by such means as it shall deem proper, including payment
of the claim giving rise to such lien. All such sums paid by Landlord and all
expenses incurred by it in connection therewith shall be considered additional
rent and shall be payable to it by Tenant on demand. Landlord shall have the
right at all times to post and keep posted on the Premises any notices permitted
or required by law, or that Landlord shall deem proper, for the protection of
Landlord, the Premises, the Building, and any other party having an interest
therein, From mechanics' and materialmen's liens, and Tenant shall give to
Landlord at least five business days' prior notice of commencement of any
construction on the Premises.

9. ASSIGNMENT AND SUBLETTING.

     9.1 Tenant shall not have the right to assign or pledge this Lease or to
sublet the whole or any part of the Premises whether voluntarily or by
operation of law, or permit the use or occupancy of the Premises by anyone other
than Tenant, and shall not make, suffer or permit such assignment, subleasing or
occupancy without the prior written consent of Landlord which consent shall not
be unreasonably withheld, and said restrictions shall be binding upon any and
all assignees of the Lease and subtenants of the Premises. In the event Tenant
desires to sublet, or permit such occupancy of, the Premises, or any portion
thereof, or assign this Lease, Tenant shall give written notice thereof to
Landlord at least ninety (90) days but no more than one hundred eighty (180)
days prior to the proposed commencement date of such subletting or assignment,
which notice shall set forth the name of the proposed subtenant or assignee, the
relevant terms of any sublease or assignment and copies of financial reports and
other relevant financial reports and other relevant financial information of the
proposed subtenant or assignee.

     9.2 Notwithstanding any assignment or subletting, permitted or otherwise,
Tenant shall at all times remain directly, primarily and fully responsible and
liable for the payment of the rent specified in this Lease and for compliance
with all of its other obligations under the terms, provisions and covenants of
this Lease. Upon the occurrence of an Event of Default, if the Premises or any
part of them are then assigned or sublet, Landlord, in addition to any other
remedies provided in this Lease or provided by law, may, at its option, collect
directly form such assignee or subtenant all rents due and becoming due to
Tenant under such assignment or sublease and apply such rent against any sums
due to Landlord from Tenant under this Lease, and no such collection shall be
construed to constitute a novation or release of Tenant from the further
performance of Tenant's obligation under this Lease.

     9.3 In addition to Landlord's right to approve of any subtenant or
assignee, Landlord shall have the option, in its sole discretion, in the event
of any proposed subletting or assignment, to terminate this Lease, or in the
case of a proposed subletting of less than the entire Premises, to recapture the
portion of the Premises to the sublet, as of the date the subletting or
assignment is to be effective. The option shall be exercised, if at all, by
Landlord giving Tenant written notice as require above. If this Lease shall be
terminated with respect to the entire Premises pursuant to this Section, the
Term of this Lease shall end on the date stated in Tenant's notice as the
effective date of the sublease or assignment as if that date had been originally
fixed in this Lease for the expiration of the Term. If Landlord recaptures
under this Section only a portion of the Premises, the rent to be paid from time
to time during the unexpired Term shall abate proportionately based on the
proportion by which the approximate square footage of the

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remaining portion of the Premises shall be less than that of the Premises as of
the date immediately prior to such recapture. Tenant shall, at Tenant's own cost
and expense, discharge in full any outstanding commission obligation on the part
of Landlord with respect to this Lease, and any commissions which may be due and
owing as a result of any proposed assignment or subletting, whether or not the
Premises are recaptured pursuant to this Section 9.3 and rented by Landlord to
the proposed tenant or any other tenant.

     9.4 In the event that Tenant sells, sublets, assigns or transfers this
Lease, Tenant shall pay to Landlord as additional rent an amount equal to fifty
percent (50%) of any Increased Rent (as defined below) when and as such
Increased Rent is received by Tenant. As used in this Section, "Increased Rent"
shall mean the excess of (i) all rent and other consideration which Tenant is
entitled to receive by reason of any sale, sublease, assignment or other
transfer of this Lease, over (ii) the rent otherwise payable by Tenant under
this Lease at such time. For purposes of the foregoing, any consideration
received by Tenant in form other than cash shall be valued at its fair market
value as determined by Landlord in good faith.

     9.5 Notwithstanding any other provision hereof. Tenant shall have no right
to make (and Landlord shall have the absolute right to refuse consent to) any
assignment of this Lease or sublease of any portion of the Premises if at the
time of either Tenant's notice of the proposed assignment or sublease or the
proposed commencement date thereof, there shall exist any uncured default of
Tenant or matter which will become a default of Tenant or matter which will
become a default of Tenant with passage of time unless cured, or if the proposed
assignee or sublessee is an entity; (a) with which Landlord is already in
negotiation as evidenced by the issuance of a written proposal; (b) is already
an occupant of the Building unless Landlord is unable to provide the amount of
space required by such occupant; (c) is a governmental agency; (d) is
incompatible with the character of occupancy of the Building; or (e) would
subject the Premises to a use which would; (I) involve increased personnel or
wear upon the Building; (ii) violate any exclusive right granted to another
tenant of the Building; (iii) require any addition to or modification of the
Premises or the Building in order to comply with building code or other
governmental requirements; or, (iv) involve a violation of Section 1.2. Tenant
expressly agrees that Landlord shall have the absolute right to refuse consent
to any such assignment or sublease and that for the purposes of any statutory or
other requirement of reasonableness on the part of Landlord such refusal
shall be reasonable.

     9.6 Upon any request to assign or sublet, Tenant will pay to Landlord the
Assignment/Subletting Fee plus, on demand, a sum equal to all of Landlord's
costs, including attorney's fees, incurred in investigating and considering any
proposed or purported assignment or pledge of this Lease or sublease of any of
the Premises, regardless of whether Landlord shall consent to, refuse consent,
or determine that Landlord's consent is not required for, such assignment,
pledge or sublease. Such sum shall not exceed $1,000.00 in total. Any purported
sale, assignment, mortgage, transfer of this Lease or subletting which does not
comply with the provision of this Article 9 shall be void.

     9.7 Deleted.
     ------------

10. INDEMNIFICATION.

None of the Landlord Entities shall be liable and Tenant hereby waives all
claims against them for any damage to any property or any injury to any person
in or about the Premises or the Building by or from any cause whatsoever
(including without limiting the foregoing, rain or water leakage of any
character from the roof, windows, walls, basement pipes, plumbing works or
appliances, the Building not being in good condition or repair, gas, fire, oil,
electricity or theft), except to the extent caused by or arising from the gross
negligence or willful misconduct of Landlord or its agents, employees or
contractor. Tenant shall protect, indemnify and hold the Landlord Entities
harmless from and against any and all loss, claims, liability or costs
(including court costs and attorney's fees) incurred by reason of (a) any damage
to any property (including but not limited to property of any Landlord Entity)
or any injury (including but not limited to death) to any person occurring in,
on or about the Premises or the Building to the extent that such injury or
damage shall be caused by or arise from any actual or alleged act, neglect,
fault, or omission by of Tenant, its agents, servants, employees, invitees, or
visitors to meet any standards imposed by any duty with respect to the injury or
damage; (b) the conduct or management of any work or thing whatsoever done by
the Tenant in or about the Premises or from transactions of the Tenant
concerning the Premises; (c) Tenant's failure to comply with any and all
governmental laws, ordinances and regulations applicable to the condition or use
of the Premises or its occupancy; or (d) any breach or default on the part of
Tenant in the performance of any covenant or agreement on the part of the Tenant
to be performed pursuant to this Lease. The provisions of this Article shall
survive the termination of this Lease with respect to any claims or liability
accruing prior to such termination.

None of the Tenant Entities shall be liable and Landlord hereby waives all
claims against them for any damage to any property or any person in or about
the Premises or the Building by or from any cause whatsoever (including without
limiting the foregoing, rain or water leakage of any character from the roof,
windows, walls, basement pipes, plumbing works or appliances, the Building not
being in good condition or repair, gas, fire, oil, electricity or theft), except
to the extent caused by or arising from the gross negligence or willful
misconduct of Tenant or its agents, employees or contractor. Landlord shall
protect, indemnify and hold the Tenant Entities harmless from and against any
and all loss, claims, liability or costs

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(including court costs and attorney's fees) incurred by reason of (a) any damage
to any property (including but not limited to property of any Tenant Entity) or
any injury (including but not limited to death) to any person occurring in, on
or about the Premises or the Building to the extent that such injury or damage
shall be caused by or arise from any actual or alleged act, neglect, fault, or
ommission by of Tenant, its agents, servants, employees, invitees, or visitors
to meet any standards imposed by any duty with respect to the injury or damage;
(b) the conduct or management of any work or thing whatsoever done by the Tenant
in or about the Premises or from transactions of the Landlord concerning the
Premises; (c) Landlord's failure to comply with any and all governmental laws,
ordinances and regulations applicable to the condition or use of the Premises or
its occupancy; o (d) any breach or default on the part of Landlord in the
performance of any covenant or agreement on the part of the Landlord to be
performed pursuant to this Lease. The provisions of this Article shall survive
the termination of this Lease with respect to any claims or liability accruing
prior to such termination.

11. INSURANCE.

     11.1 Tenant shall keep in force throughout the Term a Commercial General
Liability insurance policy or policies to protect the Landlord Entities against
any liability to the public or to any invitee of Tenant or a Landlord Entity
incidental to the use of or resulting from any accident occurring in or upon
the Premises with a limit of not less than $1,000,000.00 per occurrence and
not less than $2,000,000.00 in the annual aggregate, or such larger amount as
Landlord may prudently require from time to time, covering bodily injury and
property damage liability and $1,000,000.00 products/completed operations
aggregate.

     11.2 Each of the aforesaid policies shall (a) be provide at Tenant's
expense; (b) name the Landlord and the building management company, if any, as
additional insureds; (c) be issued by an insurance company with a minimum Best's
rating of "A:VII" during the Term; and (d) provide that said insurance shall not
be canceled unless thirty (30) days prior written notice (ten days for
non-payment of premium) shall have been given to Landlord; and said policy or
policies or certificates thereof shall be delivered to Landlord by Tenant upon
the Commencement Date and at least thirty (30) days prior to each renewal of
said insurance.

     11.3 Whenever Tenant shall undertake any alterations, additions or
improvements in, to or about the Premises ("Work") the aforesaid insurance
protection must extend to and include injuries to persons and damage to property
arising in connection with such Work, without limitation including liability
under any applicable structural work act, and such other insurance as Landlord
shall require; and the policies of or certificates evidencing such insurance
must be delivered to Landlord prior to the commencement of any such Work.

12. WAIVER OF SUBROGATION.

So long as their respective insurers so permit, Tenant and Landlord hereby
mutually waive their respective rights of recovery against each other for any
loss insured by fire, extended coverage, All Risks of other insurance now or
hereafter existing for the benefit of the respective party but only to the
extent of the net insurance proceeds payable under such policies. Each party
shall obtain any special endorsements required by their insurer to evidence
compliance with the aforementioned waiver.

13. SERVICES AND UTILITIES.

     13.1 Provided Tenant shall not be in default under this Lease, and subject
to the other provisions of this Lease, Landlord agrees to furnish to the
Premises during ordinary business hours on generally recognized business days
(but exclusive in any event of Sundays and legal holidays), the following
services and utilities subject to the rules and regulations of the Building
prescribed from time to time: (a) water suitable for normal office use of the
Premises; (b) heat and air conditioning required Landlord's judgment for the use
and occupation of the Premises; (c) cleaning and janitorial service; (d)
elevator service by nonattended automatic elevators; (e) such window washing as
may form time to time in Landlord's judgment be reasonably required. Landlord
shall not be liable for, and Tenant shall not be entitled to, any abatement or
reduction of rental by reason of Landlord's failure to furnish any of the
foregoing, unless such failure shall persist for more than fourteen (14) days
after written notice of such failure is given to Landlord by Tenant and provided
further that Landlord shall not be liable when such failure is caused by
accident, breakage, repairs, labor disputes of any character, energy usage
restrictions or by any other cause, similar or dissimilar, beyond the reasonable
control of Landlord. Landlord shall use reasonable efforts to remedy any
interruption in the furnishing of services and utilities. Landlord, at
Landlord's expense, shall furnish heating, ventilation and air conditioning
Monday through Friday, from 8:00 a.m. to 6:00 p.m., and on Saturday from 8:00
a.m. to 12 p.m., except for generally recognized holidays.

     13.2 Should Tenant require any additional work or service , as described
above, including

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services furnished outside ordinary business hours specified above, Landlord
may, on items to be agreed, upon reasonable advance notice by Tenant, furnish
such additional service and Tenant agrees to pay Landlord such charges as may be
agreed upon, including any tax imposed thereon, but in no event at a charge less
than Landlord's actual cost plus overhead for such additional service and; where
appropriate, a reasonable allowance for deprecation of any systems being used to
provide such service.

     13.3 Wherever heat-generation machines or equipment are used by Tenant in
the Premises which affect the temperature otherwise maintained by the air
conditioning system. Landlord reserves the right to install supplementary air
conditioning units in or for the benefit of the Premises and the cost thereof,
including the cost of installation and the cost of operations and maintenance,
shall be paid by Tenant to Landlord upon demand as such additional rent.

     13.4 Tenant will not, without the written consent of Landlord, use any
apparatus or device in the Premises, including but not limited to, electronic
data processing machines and machines using current in excess of 200 watts or
110 volts, which will in any way increase the amount of electricity or water
usually furnished or supplied for use of the Premises for normal office use, nor
connect with electric current, except through existing electrical outlets in the
Premises, or water pipes, any apparatus or device for the purposes of using
electrical current or water. If Tenant shall require water or electric current
in excess of that usually furnished or supplied for use of the Premises as
normal office use, Tenant shall procure the prior written consent of Landlord
for the use thereof, which Landlord may refuse, and if Landlord does consent,
Landlord may cause a water meter or electric current meter to be installed so as
to measure the amount of such excess water and electric current. The cost of any
such meters shall be paid for by Tenant. Tenant agrees to pay as additional rent
to Landlord promptly upon demand therefor, the cost of all such excess water and
electric current consumed (as shown by said meters, if any, or if none, as
reasonably estimated by Landlord) at the rates charged for such services by the
local public utility or agency, as the case may be, furnishing the same, plus
any additional expense incurred in keeping account of the water and electric
current so consumed.

14. HOLDING OVER.

Tenant shall pay Landlord for each day Tenant retains possession of the
Premises or part of them after termination of this Lease by lapse of time or
otherwise at the rate ("Holdover Rate") which shall be 110% of the greater of:
(a) the amount of the Annual Rent for the last period prior to the date of such
termination plus all Rent Adjustments under Article 4; and, (b) the then market
rental value of the Premises as determined by Landlord assuming a new lease of
the Premises of the then usual duration and other terms, in either case prorated
on a daily basis, and also pay all damages sustained by Landlord by reason of
such retention. If Landlord gives notice to Tenant of Landlord's election to
that effect, such holding over shall constitute renewal of this Lease for a
period from month to month, or one year, whichever shall be specified in such
notice, in either case at the Holdover Rate, but if the Landlord does not so
elect, no such renewal shall result notwithstanding acceptance by Landlord or
any sums due hereunder after such termination; and instead, a tenancy at
sufferance at the Holdover rate shall be deemed to have been created. In any
event, no provision of this Article 14 shall be deemed to waive Landlord's right
of reentry or any other right under this Lease or at law.

15. SUBORDINATION.

Without the necessity of any additional document being executed by Tenant for
the purpose of effecting a subordination, this Lease shall be subject and
subordinate at all times to ground or underlying leases and to the lien of any
mortgages or deeds of trust now or hereafter placed on, against or affecting the
Building, Landlord's interest or estate in the Building, or any ground or
underlying lease; provided, however, that if the lessor, mortgagee, trustee, or
holder of any such mortgage or deed of trust elects to have Tenant's interest in
this Lease be superior to any such instrument, then, by notice to Tenant, this
Lease shall be deemed superior, whether this Lease was executed before or after
said instrument. Notwithstanding the foregoing, Tenant covenants and agrees to
execute and deliver upon demand such further instruments evidencing such
subordination or superiority of this Lease as may be required by Landlord.

With respect to security devices entered into by Landlord after the execution of
this Lease, Tenant's subordination of this Lease shall be subject to receiving
assurance (a "non-disturbance agreement") from the creditor that Tenant's
possession and this Lease, including any options to extend the term hereof, will
not be disturbed so long as Tenant is not in breach hereof and atones to the
record owner of the Premises.

16. RULES AND REGULATIONS.

Tenant shall faithfully observe and comply with all the rules and regulations as
set forth in Exhibit C to this Lease and all reasonable modifications of and
additions to them from time to time put into effect by Landlord. Landlord shall
reasonably and in good faith enforce the rules and regulations on other tenants
or occupants of the Building of any such rules and regulations.

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17. REENTRY BY LANDLORD.

     17.1 Landlord reserves and shall at all times with reasonable advance
notice to Tenant have the right to re-enter the Premises to inspect the same,
to supply janitor service and any other service to be provided by Landlord to
Tenant under this Lease, to show said Premises to prospective purchasers,
mortgagees or tenant, and to alter, improve or repair the Premises and any
portion of the Building, without abatement of rent, and may for that purpose
erect, use and maintain scaffolding, pipes, conduits and other necessary
structures and open any wall, ceiling or floor in and through the Building and
Premises where reasonably required by the character of the work to be
performed, provided entrance to the Premises shall not be blocked thereby, and
further provided that the business of Tenant shall not be interfered with
unreasonably.

     17.2 Landlord shall have the right to any time to change the arrangement
and/or locations of entrances, or passageways, doors and doorways, and
corridors, windows, elevators, stairs, toilets or other public pats of the
Building and to change the name, number or designation by which the Building is
commonly known. In the event that Landlord damages any portion of any wall or
wall covering, ceiling, or floor or floor covering within the Premises,
Landlord shall repair or replace the damaged portion to match the original as
nearly as commercially reasonable but shall not be required to repair or replace
more than the porting actually damaged.

     17.3 Tenant hereby waives any claim for damages for any injury or
inconvenience to or interference with Tenant's business, any loss of occupancy
or quiet enjoyment of the Premises, and any other loss occasioned by any action
of Landlord authorized by this Article 17. Tenant agrees to reimburse Landlord,
on demand, as additional rent, for any expenses which Landlord may incur in thus
effecting compliance with Tenant's obligations under this Lease.

18. DEFAULT.

     18.1 Except as otherwise provided in Article 20, the following events
shall be deemed to be Events of Default under this Lease:

          18.1.1 Tenant shall fail to pay when due any sum of money becoming due
to be paid to Landlord under this Lease, whether such sum be any installment of
the rent reserved by this Lease, any other amount treated as additional rent
under this Lease, or any other payment or reimbursement to Landlord required by
this Lease, whether or not treated as additional rent under this Lease, and such
failure shall continue for a period of five days after written notice that such
payment was not made when due, but if any such notice shall be given, for the
twelve month period commencing with the date of such notice, the failure to pay
within five days after due any additional sum of money becoming due to be paid
to Landlord under this Lease during such period shall be an Event of Default,
without notice.

          18.1.2 Tenant shall fail to comply with any item, provision or
covenant of this Lease which is not provided for in another Section of this
Article and shall not cure such failure within twenty (20) days (forthwith, if
the failure involves a hazardous condition) after written notice of such
failure to Tenant.

          18.1.3 Tenant shall fail to vacate the Premises immediately upon
termination of this Lease, by lapse of time or otherwise, or upon termination of
Tenant's right to possession only.

          18.1.4 Tenant shall become insolvent, admit in writing its inability
to pay its debts generally as they become due, file a petition in bankruptcy or
a petition to take advantage of any insolvency statute, make an assignment for
the benefit of creditors, make a transfer in fraud of creditors, apply for or
consent to the appointment of a receiver of itself or of the whole or any
substantial part of its property, or file a petition or answer seeking
reorganization or arrangement under the federal bankruptcy laws, as now in
effect or hereafter amended, or any outer applicable law or statute of the
United States or any state thereof.

          18.1.5 A court of competent jurisdiction shall enter an order,
judgment or decree adjudication Tenant bankrupt, or appointing a receiver of
Tenant, or of the whole or any substantial part of its property, without the
consent of Tenant, or approving a petition filed against Tenant seeking
reorganization or arrangement of Tenant under the bankruptcy laws or the United
States, as now in effect or hereafter amended, or any state thereof, and such
order, judgment or decree shall not be vacated or set aside or stayed within
thirty (30) days from the date of entry thereof.

19. REMEDIES.

     19.1 Upon the occurrence of any of such events of default described in
Article 18.1 or elsewhere in this Lease, Landlord shall have the following
rights and remedies in addition to all other rights or remedies available to
Landlord in law or equity:

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          19.1.1 The rights and remedies provided by California Civil Section
1951.2 including, but not limited to, the right to terminate Tenant's to
possession of the Premises and to recover the worth at the time of award of the
amount by which the unpaid rent for the balance of the Term after the time of
award exceeds the amount of rental loss for the same period that the Tenant
proves could be reasonably avoided, as computed pursuant to subsection (b) of
said Section 1951.2.

          19.1.2 The rights and remedies provided by California Civil Code
Section 1951.4, that allows Landlord to continue this Lease in effect and to
enforce all of its rights and remedies under this Lease, including the right to
recover rent as it becomes due, for so long as Landlord does not terminate
Tenant's right to possession, provided, however, if Landlord elects to exercise
its remedies described in this subsection and Landlord does not terminate this
Lease, and if Tenant requests Landlord's consent to an assignment of this Lease
or a sublease of the Premises at such time as Tenant is in default, Landlord
shall not unreasonably withhold its consent to such assignment or sublease. Acts
of maintenance or preservation efforts to relet the Premises or the appointment
of a receiver upon Landlord's initiative to protect its interest under this
Lease shall not constitute a termination of Tenant's right to possession;

          19.1.3 The right to terminate this Lease by giving notice to Tenant in
accordance with applicable law;

          19.1.4 The right and power, as attorney-on-fact for Tenant, to enter
the Premises and remove therefrom all persons and property, to store such
property in a public warehouse or elsewhere at the cost of and for the account
of Tenant, and to sell such property and apply the proceeds therefrom pursuant
to applicable California law, Landlord, as attorney-in-fact for Tenant, may from
time to time sublet the Premises or any part thereof for such term or terms
(which may extend beyond the Term) and at such rent and such other terms as
Landlord in its sole discretion may deem advisable, with the right to make
alterations and repairs to the Premises. Upon each such subletting, (i) Tenant
shall be immediately liable for payment to Landlord of, in addition to
indebtedness other than rent due hereunder, the cost of such subletting and such
alterations and repairs incurred by Landlord and the amount, if any, by which
the rent for the period of such subletting (to the extent such period does not
exceed the Term) exceeds the mount to be paid as rent for the Premises for
such period, or (ii) at the option of Landlord, rents received from such
subletting shall be applied, first, to payment of any indebtedness other than
rent due hereunder from Tenant to Landlord; second, to the payment of any costs
of such subletting and of such alterations and repairs; third, to payment of
rent due and unpaid hereunder; and the residue, if any, shall be held by
Landlord and applied in payment of future rent as the same become due hereunder.
If Tenant has been credited with any rent to be received by such subletting
under clause (I) and such rent shall not be promptly paid to Landlord by the
subtenant(s), or if such rentals received from such subletting under clause (ii)
during any month are less than those to be paid during that month by Tenant
hereunder, Tenant shall pay any such deficiency to Landlord. Such deficiency
shall be calculated and paid monthly. For all purposes set forth in this
subparagraph, Landlord is hereby irrevocably appointed attorney-in-fact for
Tenant, with power of substitution. No taking of possession of the Premises by
Landlord, as attorney-in-fact for Tenant, shall be construed as an election on
its part to terminate this Lease unless a written notice of such intention is
given to Tenant. Notwithstanding any such subletting without termination,
Landlord may at any time thereafter elect to terminate this Lease for such
previous breach; and

          19.1.5 The right to have a receiver appointed for Tenant upon
application by Landlord, to take possession of the Premises and to apply any
rental collected from the Premises and to exercise all other rights and remedies
granted to Landlord as attorney-in-fact for Tenant pursuant to subparagraph
19.1.4

          19.1.6 For purposes of this Article 19: "worth at the time of award"
shall be computed by allowing interest at a per annum rate of ten percent and
rent with respect to each month shall be deemed to be a monthly rental arrived
at by adding (i) one twelfth of the Annual Rent, plus (ii) an amount equal to
the monthly average of all the percentage rental received by or payable to
Landlord during the period that Tenant was conducting Tenant's business in the
Premises in the manner and to the extent required by this Lease, plus (iii) one
twelfth of any items of additional rent paid or payable by Tenant hereunder
during the 12 consecutive month period prior to the month in which Tenant's
default occurs or one twelfth of the annualized amount of the additional rent
paid or payable and the last day of the calendar month prior to the month in
which such default occurs, if such default occurs during the first 12 calendar
months of the Term).

     19.2 If, on account of any breach or default by Tenant in Tenant's
obligations under the terms and conditions of this Lease, it shall become
necessary or appropriate for Landlord to employ or consult with an attorney
concerning or to enforce or defend any of Landlord's rights or remedies arising
under this Lease, Tenant agrees to pay all Landlord's attorney's fees so
incurred. Tenant expressly waives any right to: (a) trial by jury; and (b)
service of any notice required by any present or future law or ordinance
applicable to Landlords or tenants but not required by the terms of this Lease.

     19.3 Pursuit of any of the foregoing remedies shall not preclude pursuit
of any of the other remedies provided in this Lease or any other remedies
provided by law (all such remedies being cumulative), nor shall pursuit of any
remedy provided in this Lease constitute a forfeiture or waiver of any rent due
to Landlord under this Lease or of any damages accruing to Landlord by reason of
the violation of any of the terms, provisions and covenants contained in this
Lease.

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     19.4 No act or thing done by Landlord or its agents during the Term shall
be deemed a termination of this Lease or an acceptance of the surrender of the
Premises, and no agreement to terminate this Lease or accept a surrender of said
Premises shall be valid, unless in writing signed by Landlord. No waiver by
Landlord of any violation or breach of any of the term, provisions and covenants
contained in this Lease shall be deemed or construed to constitute a waiver of
any other violation or breach of any of the term, provisions and covenants
contained in this Lease. Landlord's acceptance of the payment of rental or other
payments after the occurrence of an Event of Default shall not be construed as a
waiver of such Default, unless Landlord so notifies Tenant in writing.
Forbearance by Landlord in enforcing one or more of the remedies provided in
this Lease upon an Event of Default shall not be deemed or construed to
constitute a waiver of such Default or of Landlord's right to enforce any such
remedies with respect to such Default or any subsequent Default.

     19.5 To secure the payment of all rentals and other sums of money becoming
due from Tenant under this Lease, Landlord shall have and Tenant grants to
Landlord a first lien upon the leasehold interest of Tenant under this Lease,
which lien may be enforced in equity, and a continuing security interest upon
all goods, wares, equipment, fixtures, furniture, inventory, accounts, contract
rights, chattel paper and other personal property of Tenant situated on the
Premises, and such property shall not be removed therefrom without the consent
of Landlord until all arrangements in rent as well as any and all other sums of
money then due to Landlord under this Lease shall first have been paid and
discharged. In the event of a default under this Lease, Landlord shall have, in
addition to any other remedies provided in this Lease or by law, all rights and
remedies under the Uniform Commercial Code, including without limitation the
right to sell the property described in this Section 19.5 at public or private
sale upon five (5) days' notice to Tenant. Tenant shall execute all such
financing statements and other instruments as shall be deemed necessary or
desirable in Landlord's discretion to perfect the security interest hereby
created.

20. TENANT'S BANKRUPTCY OR INSOLVENCY.

          20.1.1 Tenant, Tenant as debtor-in-possession, and any trustee or
receiver or Tenant's assets (each a "Tenant's Representative") shall have no
greater right to assume or assign this Leave or any interest in this Lease, or
to sublease any of the Premises than accorded to Tenant in Article 9, except to
the extent Landlord shall be required to permit such assumption, assignment or
sublease by the provisions of such Debtor's Law. Without limitation of the
generality of the foregoing, any right of any Tenant's Representative to assume
or assign this Lease or to sublease any of the Premises shall be subject to
the conditions that:

          20.1.1.1 Such Debtor's Law shall provide to Tenant's Representative a
right of assumption of this Lease which Tenant's Representative shall have
timely exercised and Tenant's Representative shall have fully cured any default
of Tenant under this Lease.

          20.1.1.2 Tenant's Representative or the proposed assignee, as the case
shall be, shall have deposited with Landlord as security for the timely payment
of rent an amount equal to the larger of: (a) three months' rent and other
monetary charges accruing under this Lease; and (b) any sum specified in
Article 5; and shall have provided Landlord with adequate other assurance of the
future performance of the obligations of the Tenant under this Lease. Without
limitation, such assurances shall include, at least, in the case of assumption
of this Lease, demonstration to the satisfaction of the Landlord that Tenant's
Representative has and will continue to have sufficient unencumbered assets
after the payment of all secured obligations and administrative expense to
assure Landlord that Tenant's Representative will have sufficient funds to
fulfill the obligations of Tenant under this Lease; and, in the case of
assignment, submission of current financial statements of the proposed assignee,
audited by an independent certified public accountant reasonably acceptable, to
Landlord and showing a net worth and working capital in amounts determined by
Landlord to be sufficient to assure the future performance by such assignee of
all of the Tenant's obligations under this Lease.

          20.1.1.3 The assumption or any contemplated assignment of this Lease
or subleasing any part of the Premises, as shall be the case, will not breach
any provision in any other lease, mortgage, financing agreement or other
agreement by which Landlord is bound.

          20.1.1.4 Landlord shall have, or would have had absent the Debtor's
Law, no right under Article 9 to refuse consent to the proposed assignment or
sublease by reason of the identity or nature of the proposed assignee or
sublessee or the proposed use of the Premises concerned.

21. QUIET ENJOYMENT.

Landlord represents and warrants that it has full right and authority to enter
into this Lease and that Tenant, while paying the rental and performing its
other covenants and agreements contained in this Lease, shall peaceably and
quietly have, hold and enjoy the Premises for the Term without hindrance or
molestation from Landlord subject to the terms and provisions of this Lease.
Landlord shall not be liable for any

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interference or disturbance by other tenants or third persons, nor shall Tenant
be released from any of the obligations of this Lease because of such
interference of disturbance.

22. DAMAGE BY FIRE, ETC.

     22.1 In the event the Premises or the Building are damaged by fire or other
cause and in Landlord's reasonable estimation such damage can be materially,
restored within ninety (90) days, Landlord shall forthwith repair the same and
this Lease shall remain in full force and effect, except that Tenant shall be
entitled to a proportionate abatement in rent from the date of such damage. Such
abatement of rent shall be made pro rata in accordance with the extent to which
the damage and making of such repairs shall interfere with used and occupancy by
Tenant of the Premises from time to time. Within forth-five (45) days from the
date of such damage, Landlord shall notify Tenant, in writing, of Landlord's
reasonable estimation of the length of time within material restoration can be
made, and Landlord's determination shall be binding on Tenant. For purposes of
this Lease, the Building or Premises shall be deemed "materially restored" if
they are in such condition as would not prevent or materially interfere with
Tenant's use of the Premises for the purpose for which it was being used
immediately before such damage.

     22.2 If such repairs cannot, in Landlord's reasonable estimation, be made
within ninety (90) days, Landlord and Tenant shall each have the option of
giving the other, at any time within Sixty (60) days after such damage, notice
terminating this Lease as of the date of such damage. In the event of the
giving of such notice, this Lease shall expire and all interest of the Tenant in
the Premises shall terminate as of the date of such damage as if such date had
been originally fixed in this Lease for the expiration of the Term. In the event
that neither Landlord nor Tenant exercises its option to terminate this Lease,
then Landlord shall repair or restore such damage, this Lease continuing in full
force and effect, and the rent hereunder shall be proportionately abated as
provided in Section 22.1.

     22.3 Landlord shall not be required to repair or replace any damage or loss
by or from fire or other cause to any paneling, decorations partitions,
additions, railings, ceilings, floor coverings, office fixtures or any other
property or improvement installed on the Premises or belonging to Tenant. Any
insurance which may be carried by landlord or Tenant against loss or damage to
the Building or Premises shall be for the sole benefit of the party carrying
such insurance and under its sole control.

     22.4 In the event that Landlord should fail to complete such repairs and
material restoration within sixty (60) days after the date estimated by Landlord
therefor as extended by this Section 22.4 Tenant may at its option and as its
sole remedy terminate this Lease by delivering written notice to Landlord,
within fifteen (l5) days after the expiration of said period of time, whereupon
the Lease shall end on the date of such notice or such later date fixed in such
notice as if the date of such notice was the date originally fixed in this Lease
for the expiration of the Term; provided, however, that if construction is
delayed because of changes, deletions or additions in construction requested by
Tenant, strikes, lockouts, casualties, Acts of God, war, material or labor
shortages, governmental regulation or control or other cause beyond the
reasonable control of Landlord, the period for restoration, repair or rebuilding
shall be extended for the amount of time Landlord is so delayed.

     22.5 Notwithstanding anything to the contrary contained in this Article:
(a) Landlord shall not have any obligation whatsoever to repair, reconstruct, or
restore the Premises when the damages resulting from any casualty covered by the
provisions of this Article 22 occur during the last twelve (12) months of the
Term or any extension thereof, but if Landlord determines not to repair such
damages Landlord shall notify Tenant and if such damages shall render any
material portion of the Premises untenantable Tenant shall have the right to
terminate this Lease by notice to Landlord within fifteen (l5) days after
receipt of Landlord's notice; and (b) in the event the holder of any
indebtedness secured by a mortgage or deed of trust covering the Premises or
Building requires that any insurance proceeds be applied to such indebtedness,
then Landlord shall have the right to terminate this Lease by delivering written
notice of termination to Tenant within fifteen (15) days after such requirement
is made by any such holder, whereupon this Lease shall end on the date of such
damage as if the date of such damage were the date originally fixed in this
Lease for the expiration of the Term.

     22.6 In the event of any damage or destruction to the Building or Premises
by any peril covered by the provisions of this Article 22, it shall be Tenant's
responsibility to properly secure the Premises and upon notice from Landlord to
remove forthwith, at its sole cost and expense, such portion of all property
belonging to Tenant or its licensees from such portion or all of the Building or
Premises as Landlord shall request.

     22.7 The provisions of this Lease, including this Article, constitute an
express agreement between Landlord and Tenant with respect to any and all damage
to, or destruction of, all or any part of the Premises or the Building and any
statute or regulation of the State of California, including, without limitation,
Sections 1932(2) and 1934(4) of the California Civil Code, with respect to any
rights or obligations concerning damage or destruction in the absence of an
express agreement between the parties, and any other statute or regulation, now
or hereafter in effect, shall have no application to the Lease or any damage or
destruction to all or any part of the Premises or the Building.

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23. EMINENT DOMAIN.

If all or any substantial part of the Premises shall be taken or appropriated by
any public or quasi-public authority under the power of eminent domain, or
conveyance in lieu of such appropriation, either party to this Lease shall have
the right, at its option, of giving the other, at any time within thirty (30)
days after such taking, notice terminating this Lease, except that Tenant may
only terminate this Lease by reason of taking or appropriation if such taking or
appropriation shall be so substantial as to materially interfere with Tenant's
use and occupancy of the Premises. If neither party to this Lease shall so elect
to terminate this Lease, the rental thereafter to be paid shall be adjusted on a
fair and equitable basis under the circumstances. In addition to the rights of
Landlord above, if any substantial part of the Building shall be taken or
appropriated by any public or quasi-public authority under the power of eminent
domain or conveyance in lieu thereof, and regardless of whether the Premises or
any part thereof are so taken or appropriated, Landlord shall have the right, at
its sole option, to terminate this Lease. Landlord shall be entitled to any and
all income, rent, award, or any interest whatsoever in or upon any such sum,
which may be paid or made in connection with any such public or quasi-public use
or purpose, and Tenant hereby assigns to Landlord any interest it may have in or
claim to all or any part of such sums, other than any separate award which may
be made with respect to Tenant's trade fixtures and moving expenses; Tenant
shall make no claim for the value of any unexpired Term.

24. SALE BY LANDLORD.

In event of a sale or conveyance by Landlord of the Building, the same shall
operate to release Landlord form any future liability upon any of the covenants
or conditions, expressed or implied, contained in this Lease in favor of Tenant
and in such event Tenant agrees to look solely to the responsibility of the
successor in interest of Landlord in and to this Lease. Except as set forth in
this Article 24, this Lease shall not be affected by any such sale and Tenant
agrees to attorn to the purchaser or assignee. If any security has been given by
Tenant to secure the faithful performance of any of the covenants of this Lease,
Landlord may transfer or deliver said security, as such, to Landlord's successor
in interest an thereupon Landlord shall be discharged from any further liability
with regard to said security.

25. ESTOPPEL CERTIFICATES.

Within ten (10) days following any written request which Landlord may make from
time to time, Tenant shall execute and deliver to Landlord or mortgagee or
prospective mortgagee a sworn statement certifying: (a) the date of commencement
of this Lease, (b) the fact that this Lease is unmodified and in full force and
effect (or, if there have been modifications to the Lease, that this lease is in
full force and effect, as modified, and stating the date and nature of such
modifications); (c) the date to which the rent and other sums payable under this
Lease have been paid; (d) the fact that there are no current defaults under this
Lease by either Landlord or Tenant except as specified in Tenant's statement;
and (e) such other matters as may be requested by Landlord. Landlord and Tenant
intend that any statement delivered pursuant to the Article 25 may be relied
upon by any mortgagee, beneficiary or purchaser and Tenant shall be liable for
all loss, cost or expense resulting from the failure of any sale or funding of
any loan caused by any material misstatement contained in such estoppel
certificate. Tenant irrevocable agrees that if Tenant fails to execute and
deliver such certificate within such ten (10) day period Landlord or Landlord's
beneficiary or agent may execute and deliver such certificate on Tenant's
behalf, and that such certificate shall be fully binding on Tenant.

26. SURRENDER OF PREMISES.

     26.1 Tenant shall, at least thirty (30) days before the last day of the
Term, arrange to meet Landlord for a joint inspection of the Premises. In the
event of Tenant's failure to arrange such joint inspection to be held prior to
vacating the Premises, Landlord's inspection at or after Tenant's vacating the
Premises shall be conclusively deemed correct for purposes of determining
Tenant's responsibility for repairs and restoration.

     26.2 At the end of the Term or any renewal of the Term or other sooner
termination of this Lease, Tenant will peaceably deliver up to Landlord
possession of the Premises, together with all improvements or additions upon or
belonging to the same, by whomsoever made, in the same conditions received or
first installed, broom clean and free of all debris, excepting only ordinary
wear and tear and damaged by fire or other casualty. Tenant may, and at
Landlord's request shall, at Tenant's sole cost, remove upon termination of this
Lease, any and all furniture, furnishings, movable partitions of less than full
height from floor to ceiling, trade fixtures and other property installed by
Tenant, title to which shall not be in or pass automatically to Landlord upon
such termination, repairing all damage caused by such removal. Property not so
removed shall, unless requested to be removed, be deemed abandoned by the Tenant
and title to the same shall thereupon pass to Landlord under this Lease as by a
bill of sale. All other alterations, additions and improvements in, on or to the
Premises shall be dealt with and disposed of as provided in Article 6 hereof.

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     26.3 All obligations of Tenant under this Lease not fully performed as of
the expiration or earlier termination of the Term shall survive the expiration
or earlier termination of the Term. In the event that Tenant's failure to
perform prevents Landlord from releasing Premises. Tenant shall continue to pay
rent pursuant to the provisions of Article 14 until such performance is
complete. Upon the expiration or earlier termination of the Term, Tenant shall
pay to Landlord the amount, as estimated by Landlord, necessary to repair and
restore the Premises ad provided in this Lease and/or to discharge Tenant's
obligation for unpaid amounts due or to become due to Landlord. All such amounts
shall be used and held by Landlord for payment of such obligation of tenant,
with Tenant being liable for any additional costs upon demand by Landlord, or
with any excess to be returned to Tenant after all such obligations have been
determined and satisfied. Any otherwise unused Security Deposit shall be
credited against the amount payable by Tenant under this Lease.

27. NOTICES.

Any notice or document required or permitted to be delivered under this Lease
shall be addressed to the intended recipient, shall be transmitted personally,
by fully prepaid registered or certified United States Mail return receipt
requested, or by reputable independent contract delivery service furnishing a
written record of attempted or actual deliver, and shall be deemed to be
delivered when tendered for delivery to the addressee at its address set forth
on the Reference Page, or at such other address as it has then last specified by
written notice delivered in accordance with this Article 27, or if to Tenant at
either its aforesaid address or its last known registered office or home of a
general partner or individual owner, whether or not actually accepted or
received by the addressee.

29. DEFINED TERMS AND HEADINGS.

The Article headings shown in this Lease are for convenience of reference and
shall in no way define, increase, limit or describe the scope or intent of any
provision of this Lease. Any indemnification or insurance of Landlord shall
apply to and insure to the benefit of all the following "Landlord Entities",
being Landlord, Landlord's investment manager, and the trustees, boards of
directors officers, general partners, beneficiaries, stockholders, employees and
agents of each of them. Any option granted to Landlord shall also include or be
exercisable by Landlord's trustee, beneficiary, agents and employees, as the
case may be. In any case where this Lease is signed by more than one person, the
obligations under this Lease shall be joint and several. The terms "Tenant" and
"Landlord" or any pronoun used in place thereof shall indicate and include the
masculine or feminine, the singular or plural number, individuals, firms or
corporations, and each of their respective successors, executors,
administrations and permitted assigns, according to the context hereof. The term
"rentable area" shall mean the rentable area of the Premises or the Building as
calculated by the Landlord on the basis of the plans and specification of the
Building including a proportionate share of any common areas. Tenant hereby
accepts and agrees to be bound by the figures for the rentable space footage
of the Premises and Tenant's Proportionate Share shown on the Reference Page.

30. TENANT'S AUTHORITY.

If Tenant signs as a corporation each of the persons executing this Lease on
behalf of Tenant represents and warrants that Tenant has been and is qualified
to do business in the state in which the Building is located, that the
corporation has full right and authority to enter into this Lease and that all
persons signing on behalf of the corporation were authorized to do so by
appropriate corporate actions. If Tenant signs as a partnership, trust or other
legal entity, each of the persons executing this Lease on behalf of Tenant
represents and warrants that Tenant has complied with all applicable laws, rules
and governmental regulations relative to its right to do business in the state
and that such entity on behalf of the Tenant was authorized to do so by any and
all appropriate partnership, trust or other actions. Tenant agrees to furnish
promptly upon request a corporate resolution, proof of due authorization by
partners, or other appropriate documentation evidencing the due authorization of
Tenant to enter into this Lease.

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31. COMMISSIONS.

Each of the parties represents and warrants to the other that it has not dealt
with any broker or finder in connection with this Lease, except as described on
the Reference Page.

32. TIME AND APPLICABLE LAW.

Time is of the essence of this Lease and all of its provision. This Lease shall
in all respects be governed by the laws of the state in which the Building is
located.

33. SUCCESSORS AND ASSIGNS.

Subject to the provisions of Article 9, the terms, covenants and conditions
contained in this Lease shall be binding upon and injure to the benefit of the
heirs, successors, executors, administrators and assigns of the parties to this
Lease.

34. ENTIRE AGREEMENT.

This Lease, together with its exhibits, contains all agreements of the parties
to this Lease and supersedes any previous negotiations. There have been no
representations made by the Landlord or understandings made between the parties
other than those set forth in this Lease and its exhibits. This Lease may not
be modified except by a written instrument duly executed by the parties to this
Lease.

35. EXAMINATION NOT OPTION.

Submission of this Lease shall not be deemed to be a reservation of the
Premises. Landlord shall not be bound by this Lease until it has received a copy
of this Lease duly executed by Tenant and has delivered to "Tenant a copy of
this Lease duly executed by Landlord, and until such delivery Landlord reserves
the right to exhibit and lease the Premises to other prospective Tenants.
Notwithstanding anything contained in this lease to the contrary. Landlord may
withhold delivery of possession of the Premises from Tenant until such time as
Tenant has paid to Landlord any security deposit required by Article 5, the
first month's rent as set forth in Article 3 and any sum owed pursuant to this
Lease.

36. RECORDATION.

Tenant shall not record or register this Lease or a short form memorandum hereof
without the prior written consent of Landlord, and they shall pay all charges
and taxes incident such recording or registration.

37. RENTAL.

The monthly rent to be paid pursuant to Article 3 and the Reference Page shall
be as follows:

PERIOD                                       MONTHLY INSTALLMENT RENT
------                                       ------------------------
Months 1-60                                  $10,284.00

38. PARKING.

Provided Tenant is not in default of any of the provisions contained in the
lease including but not limited to the payment of base rent, Tenant shall have
the right to lease on a month-to-month basis up to seventeen (17) parking spaces
in Landlord's parking facilities. The parking spaces shall be charged at 10%
discount from rates generally posted or quoted to the general public for parking
in Landlord's parking facilities for space of the particular type requested,
subject to availability of the particular type requested and such rates. may be
changed from time to time by Landlord or its agents. Additional parking spaces
may be leased on a month-to-month basis at a regular rate, subject to
availability.

39. TENANT IMPROVEMENTS.

Tenant shall accept the Premises in its as-is condition as outlined in the
Exhibit B, attached and made a part of this lease agreement. Landlord shall not
be obligated to perform any work therein, except Landlord shall provide for a
Tenant Improvement allowance of $36,000.00 to be utilized for any modification
within the Premises, including but not limited to paint and carpet.

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40. ATTORNEY'S FEES.

If either party to the Lease brings an action to enforce terms hereof or declare
rights hereunder, the prevailing party in any such action, trial or appeal shall
be entitled to its reasonable attorney's fees and costs to be paid by the losing
party as fixed by the Court.

41. LIMITATION OF LANDLORD'S LIABILITY.

Redress for any claim against Landlord under this Lease shall be limited to and
enforceable only against and to the extent of Landlord's interest in the
Building. The obligations of Landlord under this Lease are not intended to and
shall not be personally binding on, nor shall any resort be had to the private
properties of, any of its trustees or board of directors and officers, as the
case may be its investment manager, the general partners thereof, of any
beneficiaries, stockholders, employees, or agents of Landlord or the investment
manager.

42.  SIGNAGE.

Tenant shall, at cost to Tenant, be entitled to install an exterior building
sign located approximately between 2nd and 3rd floor of the building or a
monument signage on the exterior ground level of the building. Landlord shall
have the right to approve or disapprove the final location, size and content of
such signage. Installation of any signage must be permitted and approved by
governmental authorities having jurisdiction over such work.

43. CONTINGENCY.

This lease agreement shall be contingent upon Tenant's ability to obtain
approval and clearance from the Department of Financial Institutions and the
Federal Reserve Board, as well as any other governmental agencies prior to the
scheduled commencement date of the lease term. Tenant shall communicate to
Landlord of such approval in writing prior to occupancy of the Premises.

44. ADA WARRANTY.

Landlord warrants that the Building and the Premises (in its current as-is
condition) are compliant with the requirements of the Americans with Disability
Act and other similar laws, rules, regulations, and ordinances.

45. FIRST RIGHT OF REFUSAL.

Provided, Tenant is not in default of any of the provisions in the Lease, Tenant
shall have the first right of refusal on the adjacent space that may become
available. Landlord shall notify Tenant in writing of such availability, and
Tenant shall respond in writing within five (5) business days of its intention
to lease or forego the adjacent space.

LANDLORD                                            TENANT

Equitable Plaza, LLC                                California Center Bank


By: /s/ Illegible                                   By: /s/ Illegible
   -------------------------                           -------------------------

Date 12/7/00                                        Date 12/07/00
    ------------------------                            ------------------------

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                                   EXHIBIT "A"

                 Attached to an made a part of lease bearing the
                    Lease Reference Date of December 1, 2000
                  Between Equitable Plaza, LLC, as Landlord and
                        California Center Bank, as Tenant
               For the premises on 3435 Wilshire Blvd., Suite 700

                                    PREMISES

Exhibit A is intended only to show the general layout of the Premises as of the
beginning of the Term of this Lease. It does not in any way supersede any of the
Landlord's rights set forth in Section 17.2 with respect to arrangement and/or
locations of public parts of the Building and changes in such arrangements
and/or locations. It is not to be scaled; any measurements or distances shown
should be taken as approximate.

                                    [GRAPHIC]
                           [EQUITABLE PLAZA-7TH FLOOR]

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                                   EXHIBIT "B"

                                   WORK LETTER
                                   -----------

                Attached to and made a part of Lease bearing the
                    Lease Reference Date of December 1, 2000
                  Between Equitable Plaza, LLC, as Landlord and
                        California Center Bank, as Tenant
         for the premises located at 3435 Wilshire Boulevard, Suite 700

                               INITIAL ALTERATIONS
                               -------------------

This Work Letter is attached to and hereby made a part of that certain Lease, by
and between the above-named parties. In the event of any conflict between the
Lease and any of the terms and conditions contained in the Work Letter, the Work
Letter shall be controlling. The purpose of this Work Letter is to set forth the
work which Landlord is obligated to perform in connection with the completion of
the Tenant Improvements to the Premises.

Tenant shall accept the Premises in its as-is condition, as outlined below.
Landlord shall not be obligated to perform any work therein, except, Landlord
shall provide a Tenant Improvement allowance of $36,000.00 upon Tenant's removal
of the lease contingency "Section 43", to be utilized by Tenant for any
modifications to the Premises, including but not limited to paint and carpet.

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                                   EXHIBIT "C"

                Attached to and made a part of Lease bearing the
                    Lease Reference Date of December 1, 2000
                  Between Equitable Plaza, LLC, as Landlord and
                        California Center Bank, as Tenant
               For the premises on 3435 Wilshire Blvd., Suite 700

                              RULES AND REGULATIONS

1. No sign, placard, picture, advertisement, name or notice shall be installed
or displayed on any part of the outside or inside of the Building without the
prior written consent of the Landlord. Landlord shall have the right to remove,
at Tenant's expense and without notice, any sign installed or displayed in
violation of this rule. All approved signs or lettering on doors and walls
shall be printed, painted, affixed or inscribed at the expense of Tenant by a
person or vendor chosen by Landlord. In addition, Landlord reserves the right to
change from time to time the format of the signs or lettering and to require
previously approved signs or lettering to be appropriately altered.

2. If Landlord objects in writing to any curtains, blinds, shades or screens
attached to or hung in or used in connection with any window or door of the
Premises, Tenant shall immediately discontinue such use. No awning shall be
permitted on any part of the Premises. Tenant shall not place anything or allow
anything to be placed against or near any glass partitions or doors or windows
which may appear unsightly, in the opinion of Landlord, frog outside the
Premises.

3. Tenant shall not obstruct any sidewalks, halls, passages, exits, entrances,
elevators, escalators or stairways of the Building. The Halls, passages,
exits, entrances, shopping malls, elevators, escalators and stairways are not
for the general public, and Landlord shall in all cases retain the right to
control and prevent access to the Building of all persons whose presence in
the judgement of Landlord would be prejudicial to the safety, character,
reputation and interests of the Building and its tenants provided that nothing
contained in this rule shall be construed to prevent such access to persons with
whom any tenant normally deals in the ordinary course of its business, unless
such persons are engaged in illegal activities. No tenant and employee or
invitee of any tenant shall go upon the roof of the Building.

4. The directory of the Building will be provided exclusively for the display
of the name and location of tenants only and Landlord reserves the right to
exclude any other names therefrom. Landlord agrees, however, that Landlord will
permit each licensee to include its name in the directory.

5. All cleaning and janitorial services for the Building and the Premises shall
be provided exclusively through Landlord. Tenant shall not cause any unnecessary
labor by carelessness or indifference to the good order and cleanliness of the
Premises. Landlord shall not in any way be responsible to any Tenant for any
loss of property of the Premises, however occurring, or for any damage to any
Tenant's property by the janitor or any other employee or any other person.

6. Landlord will furnish Tenant free of charge with two keys to each door in the
Premises. Landlord may make a reasonable charge for any additional keys, and
Tenant shall not make or have made additional keys (except as permitted in
Section 17.4), and Tenant shall not alter any lock or install a new or
additional lock or bolt on any door of its Premises. Tenant, upon the
termination of its tenancy, shall deliver to Landlord the keys of all doors
which have been furnished to Tenant, and in the event of loss of any keys so
furnished, shall pay Landlord therefor.

7. If Tenant requires telegraphic, telephonic, burglar alarm or similar
services, it shall first obtain, and comply with, Landlord's instructions in
their installation.

8. No equipment, materials, furniture, packages, supplies, merchandise or other
property will be received in the Building or carried in the elevators except
between such hours and in such elevators as may be designated by Landlord.

9. Tenant shall not place a load upon any floor which exceeds the load per
square foot which such floor was designed to carry and which is allowed by law.
Landlord shall have the right to prescribe the weight, size and position to all
equipment, materials, furniture or other property brought into the Building.
Heavy objects shall, stand on such platforms as determined by Landlord to be
necessary to properly distribute the weight. Business machines and mechanical
equipment belonging to Tenant which cause noise or vibration that may be
transmitted to the structure of the Building or to any space in the Building to
such a degree as to be objectionable to Landlord or to any tenants shall be
placed and maintained by Tenant, at Tenant's expense, oil vibration eliminators
or other devices sufficient to eliminate noise or vibration. The persons
employed to move such equipment in or out of the Building must be acceptable to
Landlord. Landlord will not be responsible for loss of, or damage to, any such
equipment or other property from any cause, and all damage done to the Building
by maintaining or moving such equipment or other property shall be repaired at
the expense of Tenant.

10. Tenant shall not use any method of heating or air conditioning other than
that supplied by Landlord. Tenant shall not waste electricity, water of air
conditioning. Tenant shall keep corridor doors closed.

11. Landlord reserves the right to exclude from the Building between the hours
of 6 p.m. and 7 a.m., the following day or such other hours as may be
established from time to time by Landlord, and on Sundays

                                       1

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Initials                                                               Initials

<PAGE>

and legal holidays any person unless that person is known to the person or
employee in charge of the Building and has a pass or is properly identified.
Tenant shall be responsible for all persons for whom it requests passes and
shall be liable to Landlord for all acts of such persons. Landlord shall not be
liable for damages for any error with regard to the admission to or exclusion
from the Building of any person.

12. Tenant shall close and lock the doors of its Premises and entirely shut off
all water faucets or other water apparatus and electricity, gas or air outlets
before Tenant and its employees leave the Premises. Tenant shall be responsible
for any damage or injuries sustained by other tenants or occupants of the
Building or by Landlord for noncompliance with this rule.

13. The toilet rooms, toilets, urinals, wash bowls and other apparatus shall not
be used for any purpose other than that for which they were constructed, no
foreign substance of any kind whatsoever shall be thrown into any of them, and
the expense of any breakage, stoppage or damage resulting from the violation of
this rule shall be borne by the Tenant who, or whose employees or invitees,
shall have caused it.

14. Tenant shall not install any radio or television antenna, satellite dish,
loudspeaker or other device on the roof or exterior walls of the Building.
Tenant shall not interfere with radio or television broadcasting of reception
from or in the Building or elsewhere.

15. Except as approved by Landlord, Tenant shall not mark, drive nails, screw or
drill into the partitions, woodwork or plaster or in any way deface the
Premises. Tenant shall not cut or bore holes for wires. Tenant shall not affix
any floor covering to the floor of the Premises in any manner except as approved
by Landlord. Tenant shall repair any damage resulting from noncompliance with
this rule.

16. Tenant shall not install, maintain or operate upon the Premises any vending
machine.

17. Tenant shall store all its trash and garbage within its Premises. Tenant
shall not place in any trash box or receptacle any material which cannot be
disposed of in the ordinary and customary manner of trash and garbage disposal.
All garbage and refuse disposal shall be made in accordance with directions
issued from time to time by Landlord.

18. No cooking shall be done or permitted by any Tenant on the Premises, except
by the Tenant of Underwriters Laboratory approved microwave oven or equipment
for brewing coffee, tea, hot chocolate and similar beverages shall be permitted
provided that such equipment and use is in accordance with all applicable
federal, state and city laws, codes, ordinances, rules and regulations.

19. Tenant shall not use in any space or in the public halls of the Building any
hand trucks except those equipped with the rubber tires and side guards or such
other material-handling equipment as Landlord may approve. Tenant shall not
bring any other vehicles or any kind into the Building.

20. Tenant shall not use the name of the Building in connection with or in
promoting or advertising the business of Tenant except as Tenant's address
unless prior approval is received form Landlord.

21. The requirements of Tenant will be attended to only upon appropriate
application to the office of the Building by an authorized individual. Employees
of Landlord shall not perform any work or do anything outside of their regular
duties unless under special instruction from Landlord, and no employee of
Landlord will admit any person (Tenant or otherwise) to any office without
specific instructions from Landlord.

22. Landlord may waive any one or more of these Rules and Regulations for the
benefit of any particular tenant or tenants, but no such waiver by Landlord
shall be construed as a waiver of such Rules and Regulations in favor of any
other tenant or tenants, nor prevent Landlord from thereafter enforcing any such
Rules and Regulations against any or all of the tenants of the Building.

23. These Rules and Regulations are in addition to, and shall not be construed
to in any way modify or amended, in whole or in part, the terms, covenants,
agreements and conditions of any lease of premises in the Building.

24. Landlord reserves the right to make such other and reasonable rules and
regulations as in its judgement may from time to time be needed for safety and
security, for care and cleanliness of the Building and for the preservation of
good order in and about the Building. Tenant agrees to abide by all such rules
and regulations in this Exhibit C stated and any additional rules and
regulations which are adopted.

25. Tenant shall be responsible for the observance of all of the foregoing rules
by Tenant's employees, agents, clients, customers, invitees and guests.

                                       2

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Initials                                                               Initials

<PAGE>

                                   ADDENDUM 1

                           FIRST OPTION TO RENEW LEASE

     Subject to the terms and conditions of this First Option to Renew Lease and
upon the expiration of the initial Term of the Lease, Landlord grants to Tenant
the option to renew the Lease for a term of five (5) years from the date the
Lease expires, provided that the Lease is in full force and effect and Tenant is
not in default (beyond opportunity to cure) under the terms and conditions of
the Lease at the time of commencement of the new term so granted by this First
Option to Renew Lease.

     On the first (1st) day of the new term so granted by this First Option to
Renew Lease, the monthly base Rent shall be increased the then fair market
value, but, in no event, greater than $1.75 per rentable square foot.

     Terms and conditions precedent for the First Option to Renew Lease to
become effective are as follows:

     (i)  Tenant shall not be in default (beyond opportunity to cure) under the
          Lease: and

     (ii) If Tenant elects to exercise this First Option to Renew Lease, Tenant
          shall deliver to Landlord written notice of that election no earlier
          than six (6) months and no later than three (3) months prior to the
          expiration of the initial Term of the Lease. If Tenant fails to timely
          deliver such written notice, this option shall expire without further
          notice and be of no value as if it had never been signed. Tenant shall
          have no further or additional right to extend or renew the Term of
          the Lease. If Tenant fails to exercise this First Option to Renew
          Lease, the Second Option to Renew Lease is thereby nullified.

     (iii) The base monthly rent shall be fixed for the duration of the renewal
          term.

     Landlord and Tenant have carefully read and reviewed this First Option to
Renew Lease and each item and provision contained herein and, by execution of
this First Option to Renew Lease, show their informed and voluntary consent
thereto. The parties hereby agree that, at the time this First Option to Renew
Lease is executed, the terms of this First Option to Renew Lease are
commercially reasonable and effectuate the intent and purpose of the Landlord
and Tenant with respect to the Premises.

                [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

<PAGE>

     Executed in the City of Los Angeles, County of Los Angeles, State of
California.

Dated: December 7, 2000

LANDLORD

Equitable Plaza, L.L.C.


By /s/ Illegible
   -------------------------------
Name:    Illegible
      ----------------------------
Title: Illegible
       ---------------------------

Dated December 07, 2000

California Center Bank


By /s/ Illegible
   -------------------------------
Name:    Illegible
      ----------------------------
Title: Illegible
       ---------------------------

<PAGE>

                                   ADDENDUM 2

                          SECOND OPTION TO RENEW LEASE

     Subject to the terms and conditions of this Second Option to Renew Lease
and upon the expiration of the First Option to Renew Lease period, Landlord
grants to Tenant the option to renew the Lease for a term of five (5) years from
the date the First Option to Renew Lease period expires, provided that the Lease
is in full force and effect and Tenant is not in default (beyond opportunity to
cure) under the terms and conditions of the Lease at the time of commencement of
the new term so granted by this Second Option to Renew Lease.

     On the first (1st) day of the new term so granted by this Second Option to
Renew Lease, the monthly base Rent shall be increased by the then fair market
value, but, in no event, greater than $2.60 per rentable square foot.

     Terms and conditions precedent for the Second Option to Renew Lease to
become effective are as follows:

     (i)  Tenant shall not be in default (beyond opportunity to cure) under the
          Lease; and

     (ii) If Tenant elects to exercise this Second Option to Renew Lease, Tenant
          shall deliver to Landlord written notice of that election no earlier
          than six (6) months and no later than three (3) months prior to the
          expiration of the First Option to Renew Lease period. If Tenant fails
          to timely deliver such written notice, this option shall expire
          without further notice and be of no value as if it had never been
          signed. Tenant shall have no further or additional right to extend or
          renew the Term of the Lease.

     (iii) The base monthly rent shall be fixed for the duration of the renewal
          term.

     Landlord and Tenant have carefully read and reviewed this Second Option to
Renew Lease and each item and provision contained herein and, by execution of
this Second Option to Renew Lease, show their informed and voluntary consent
thereto. The parties hereby agree that, at the time this Second Option to Renew
Lease is executed, the terms of this Second Option to Renew Lease are
commercially reasonable and effectuate the intent and purpose of the Landlord
and Tenant with respect to the Premises.

                [REMAINDER OF THIS PAGE INTENTIONALLY LEFT BLANK]

<PAGE>

     Executed in the City of Los Angeles, County of Los Angeles, State of
California.

Dated: December 7, 2000

LANDLORD

Equitable Plaza, L.L.C.


By /s/ Illegible
   -------------------------------
Name:    Illegible
      ----------------------------
Title: Illegible
       ---------------------------

Dated December 07, 2000

California Center Bank


By /s/ Illegible
   -------------------------------
Name:    Illegible
      ----------------------------
Title: Illegible
       ---------------------------