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                               CONSENT TO SUBLEASE

      This Agreement is made as of the 11th day of February 2000 by and among
Highwoods/Forsyth Limited Partnership ( the "Landlord") and Fidelity Mortgage,
Inc. (the Sublessor"), and MoneyZone.com (the "Sublessee").

                                    RECITALS

      I.    Sublessor and Landlord entered into that certain Lease dated March
            11, 1998 (the "Lease") with respect to 8701 Red Oak Blvd., Suite
            100, Charlotte, Mecklenburg County, North Carolina (the "premises").

      II.   Sublessor has entered into that certain Sublease (the "Sublease")
            dated __________, __________, pursuant to which Sublessor has sublet
            all or a portion of the Premises (the "Subleased Premises") to
            Sublessee. A copy of the Sublease is attached to this Agreement as
            Exhibit "A".

      III.  Sublessor and Sublessee have requested that Landlord consent to
            the subletting of the Subleased Premises by Sublessor to
            Sublessee.

      In consideration of the foregoing, the mutual covenants and conditions
      contained in this Agreement, and other good and valuable considerations,
      the receipt and sufficiency of which are hereby acknowledged, the parties
      to this Agreement, intending to be legally bound, agree as follows:

          1.   INCORPORATION OF RECITALS. The parties warrant and represent that
               the foregoing  Recitals are accurate and correct and  incorporate
               them  in  this  agreement.  All  capitalized  terms  used in this
               agreement  shall  have the same  definitions  as set forth in the
               Lease  unless  otherwise  specifically  indicated  or unless  the
               context clearly indicates as contrary intent.

          2.   CONSENT TO SUBLETTING. Landlord consents to the subletting of the
               Subleased  Premises by Sublessor to Sublessee.  This consent does
               not  constitute  approval  by,  nor  agreement  with,  any of the
               provisions  of the  Sublease by Landlord.  In  addition,  nothing
               contained in this agreement or the Sublease shall be construed as
               amending the Lease in any respect. Any purported modifications to
               the Lease  contained in the  Sublease  will effect the rights and
               obligations as between Sublessor and Sublessee only and shall not
               be binding on  Landlord.  Sublessor  and  Sublessee  specifically
               acknowledge that Landlord is not a party to the Sublease.  Except
               as expressly  provided in this Agreement,  the Lease shall remain
               unmodified  and in full force and effect and the  parties  hereby
               ratify and confirm the terms of the Lease.

          3.   WARRANTIES AND  REPRESENTATIONS.  Sublessor and Sublessee warrant
               and  represent  to Landlord the following:


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                  (a)   The Lease is binding and enforceable upon the Sublessor
                        and nothing done pursuant to the Sublease nor this
                        Agreement shall affect the liability of Sublessor under
                        the Lease.

                  (b)   To the best of Sublessee's knowledge, Landlord is in
                        full and complete compliance with all of its obligations
                        under the Lease.

                  (c)   The Lease, as described above, has not been otherwise
                        amended or modified, either orally or in writing, and
                        represents the entire agreement between Landlord and
                        Sublessor with respect to the Premises.

                  (d)   Neither Sublessor nor Landlord is in default under
                        the Lease, and Sublessor is not aware of any state of
                        facts which, but for the giving of notice and/or the
                        passage of time, would be a default by either party
                        under the Lease.  Sublessor is not entitled to any
                        credit offset, or reduction in rent or other charges
                        due or to become due under the Lease for any reason
                        whatsoever.  Sublessor has no current defenses to the
                        enforcement of the Lease by Landlord, and there
                        currently exists no claims or any facts which could
                        give rise to any claims by Sublessor against
                        Landlord.

                  (d)   Neither the Lease not any rights of Sublessor under
                        the Lease have been assigned by Sublessor.  Other
                        than pursuant to the Sublease, the Premises have not
                        been sublet by Sublessor.  No person or entity other
                        than Sublessee and Sublessor are entitled to possess,
                        use, or occupy the Premises pursuant to any license,
                        concession, or other agreement, whether oral or
                        written.  Neither Sublessor's estate under the Lease
                        or any of its rights under the Lease have been
                        mortgaged or pledged to any third party, whether as
                        security for a loan or otherwise.

          4.   NO  RELEASE.  This  Agreement  shall not be deemed to  release or
               discharge,  in any manner, the liability of Sublessor, as Tenant,
               under  the  Lease  nor any  guarantors  of the  Lease,  and their
               respective  liabilities shall remain in full force and effect and
               to the same extent as existed prior to this Agreement.

          5.   FURTHER  SUBLETTING OR ASSIGNMENT.  This  Agreement  shall not be
               construed as permitting any further subletting of the Premises or
               assignment  of the Lease  except in  strict  accordance  with the
               terms of the Lease.

          6.   SUBLESSEE'S AGREEMENT. Sublessee confirms that it has read and is
               fully  familiar  with the  terms of the  Lease.  Sublessee  shall
               comply with all  applicable  terms and conditions of the Lease to
               be performed by the Tenant under the Lease.

                                      -2-


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          7.   CONTINUING   LIABILITY.   The  Liability  of  Sublessor  and  any
               immediate  and remote  successor  in  interest of  Sublessor  (by
               assignment  or  otherwise),   and  the  due  performance  of  the
               obligations  of the Lease on the Tenant's part to be performed or
               observed,  shall  not in  any  way be  discharged,  released,  or
               impaired by any (i) agreement which modifies any of the rights or
               obligations  of the  parties  under the Lease,  (ii)  stipulation
               which extends the term within which an obligation under the Lease
               is to  be  performed,  (iii)  waiver  of  the  performance  of an
               obligation  required under the Lease,  or (iv) failure to enforce
               any of the obligations set forth in the Lease.

          8.   SUBORDINATION.  The Sublease shall be subject and  subordinate in
               all respects to the Lease and to all renewals, modifications, and
               extensions of the Lease.  Sublessee's rights to use and enjoy the
               Premises are based solely on the  Sublease and  Sublessee  has no
               other rights in and to the  Subleased  Premises.  Landlord has no
               obligation to Sublessee for the  performance of any of the terms,
               covenants,  conditions, and agreements of the Sublessor under the
               Sublease.  Should  Sublessor  be  in  default  under  the  Lease,
               Landlord shall have the right, at its option,  which include, but
               are not  limited  to,  termination  of the Lease or the rights to
               occupy and possess the Premises,  or both. Unless Landlord elects
               otherwise,  if for any reason the Lease or the Sublessor's rights
               to occupy or possess the  Premises are  terminated,  the Sublease
               shall  also be  terminated  and  Sublessee  shall  have no right,
               title, or interest in and to the Subleased Premises,  through the
               Sublease or  otherwise,  and,  accordingly,  it shall  vacate the
               Subleased  Premises  upon  request of the  Landlord.  If Landlord
               elects that the Sublease  shall  survive the  termination  of the
               Lease or termination  of Sublessor's  rights to occupy and posses
               the Premises,  Sublessee will attorn to the Landlord and continue
               to perform its obligations  under the Sublease as if the Lease or
               Sublessor's  rights to occupy and  possess the  Premises  had not
               been terminated the Sublease were a direct lease between Landlord
               and Sublessee.

          9.   BENEFIT AND BINDING EFFECT.  This Agreement shall be binding upon
               and inure to the benefit of the parties to this Agreement,  their
               legal representatives, successors, and permitted assigns.

          10.  AMENDMENT.  This  Agreement  may  not  be  changed,  modified  or
               discharged  in whole or in part except by an agreement in writing
               signed by all parties to this Agreement.

      IN WITNESS WHEREOF, the parties to this Agreement have duly executed this
Agreement as of the date first above stated.


                                      -3-

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WITNESSES:                             LANDLORD:

/S/ MELISSA J. PEARCE                  HIGHWOODS REALTY LIMITED PARTNERSHIP
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    MELISSA J. PEARCE                  By:/S/ Thomas Cochran
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/S/ STEPHANIE D. BROWN                                [CORPORATE SEAL]
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     STEPHANIE D. BROWN

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WITNESSES:                             SUBLESSOR:

                       FIDELITY MORTGAGE, INC.
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                                       By:  /S/ Mark Miller
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                                                      [CORPORATE SEAL]

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WITNESSES:                             SUBLESSEE:

/S/ SUSAN MCAVOY                       MONEYZONE.COM
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                                       By:   /S/ RANDALL GREENE
SUSAN MCAVOY                       ----------------------------------------
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                            _                        [CORPORATE SEAL]

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