Document:

CONSENT TO PARTIAL ASSIGNMENT
                            AND LEASE AMENDMENT NO. 1

     THIS  CONSENT  TO  PARTIAL  ASSIGNMENT  AND  LEASE  AMENDMENT  NO.  1 (THIS
"AMENDMENT") IS MADE AND ENTERED AS OF JULY _____, 2000 (THE "EFFECTIVE  DATE"),
BY AND BETWEEN  BRE/MAXUS,  L.P., A DELAWARE LIMITED  PARTNERSHIP,  SUCCESSOR IN
INTEREST TO MAXUS  TOWER  LIMITED  PARTNERSHIP  ("LANDLORD"),  AND  SOUTHWESTERN
FINANCIAL SERVICES CORPORATION,  A DELAWARE CORPORATION ("SFSC"). All terms used
herein and not otherwise defined shall have the meanings ascribed to them in the
hereinafter defined Lease.

                                   WITNESSETH:

     WHEREAS,  LANDLORD AND SFSC ENTERED INTO THAT CERTAIN LEASE DATED MARCH 27,
1997 (THE "LEASE"),  SAID LEASE COVERING CERTAIN PREMISES COMPRISED OF THE 20TH,
21ST,  22ND,  23RD, AND 24TH FLOORS IN THE OFFICE BUILDING ON THE LAND DESCRIBED
AS BLOCK 243,  DALLAS,  DALLAS  COUNTY,  TEXAS,  WHOSE STREET  ADDRESS IS 717 N.
HARWOOD (THE  "BUILDING"),  AND  CONTAINING  125,253  RENTABLE  SQUARE FEET (THE
"PREMISES"); and

     WHEREAS,  SFSC  DESIRES  TO  ASSIGN  TO  MIDDLEBERG,  RIDDLE & GIANNA  (THE
"ASSIGNEE") ALL OF THE 23RD AND 24TH FLOORS OF THE BUILDING,  CONTAINING  50,622
RENTABLE SQUARE FEET (THE "ASSIGNED  PREMISES"),  AND ASSIGNEE DESIRES TO ASSUME
ALL OF THE  OBLIGATIONS  OF SFSC WITH RESPECT TO THE ASSIGNED  PREMISES FROM AND
AFTER THE EFFECTIVE DATE,  SUCH ASSIGNMENT AND ASSUMPTION  BEING REFLECTED IN AN
ASSIGNMENT AND ASSUMPTION OF LEASE OBLIGATIONS  DATED OF EVEN DATE HEREWITH,  IN
THE FORM ATTACHED HERETO AS EXHIBIT A (THE "ASSIGNMENT"); and

     WHEREAS,  SFSC has requested  Landlord to (i) consent to the Assignment and
(ii)  release  SFSC from its  obligations  under the Lease  with  respect to the
Assigned  Premises  (and only with  respect to the Assigned  Premises)  from and
after the  Effective  Date,  and  Landlord  has agreed to do so on the terms and
conditions hereinafter set forth;

        NOW, THEREFORE,  FOR AND IN consideration of the foregoing recitals, Ten
and  No/100  Dollars  ($10.00)  in  hand  paid,  and  other  good  and  valuable
consideration,  the receipt and  sufficiency  of which are hereby  acknowledged,
Landlord and SFSC hereby agree as follows:

1.   CONDITIONS PRECEDENT. This Amendment shall not be effective for any purpose
     unless and until (a) SFSC and Assignee  execute and deliver to Landlord the
     Assignment  and  (b)  Assignee  enters  into  an  agreement  with  Landlord
     confirming Assignee's assumption of the obligations of the tenant under the
     Lease with respect to the Assigned Premises, with such modifications to the
     terms of the Lease as  Landlord  may  require,  and  otherwise  in form and
     substance   satisfactory  to  Landlord,   in  Landlord's  sole  discretion.

2.   CONSENT TO ASSIGNMENT. Subject to the terms and conditions hereof, Landlord
     hereby consents to the Assignment.  SFSC covenants and agrees to timely pay
     and perform Its obligations under the Assignment;  however,  (a) no default
     in payment or performance  by SFSC or Assignee  under the Assignment  shall
     waive,  alter or reduce any of SFSC's  obligations  under this Amendment or
     the  Lease,   as  modified   hereby,   and  (b)  Landlord   shall  have  no
     responsibility  or  liability   whatsoever  to  SFSC  for  the  payment  or
     performance  (or the  non-payment  or  non-performance)  by Assignee of its
     obligations under the Assignment. This Amendment (and the Lease, as amended
     hereby) shall control over any contrary  provisions of the Assignment  with
     respect to the understanding and agreement between Landlord and SFSC.

3.   RELEASE OF SFSC, SFSC PREMISES; SFSC'S PROPORTIONATE SHARE. LANDLORD HEREBY
     RELEASES SFSC FROM ALL THE DUTIES AND  OBLIGATIONS  OF THE TENANT UNDER THE
     LEASE WITH  RESPECT TO THE SIGNED  PREMISES  (AND ONLY WITH  RESPECT TO THE
     ASSIGNED  PREMISES),  BUT ONLY TO THE EXTENT  ARISING OR ACCRUING  FROM AND
     AFTER THE EFFECTIVE  DATE.  LANDLORD  AGREES TO LOOK SOLELY TO ASSIGNEE FOR
     THE PAYMENT AND  PERFORMANCE  OF THE TENANT'S  OBLIGATIONS  UNDER THE LEASE
     WITH RESPECT TO THE ASSIGNED  PREMISES FROM AND AFTER THE  EFFECTIVE  DATE.
     ACCORDINGLY,  FOR PURPOSES OF  ESTABLISHING  SFSC'S RIGHTS AND  OBLIGATIONS
     UNDER THE  LEASE  FROM AND AFTER THE  EFFECTIVE  DATE  (INCLUDING,  WITHOUT
     LIMITATION, SFSC'S RENTAL OBLIGATIONS, PARKING RIGHTS, AND RIGHTS TO EXTEND
     OR RENEW THE LEASE):  (A) THE TERM  "PREMISES"  SHALL  REFER  SOLELY TO THE
     20TH, 21ST, AND 22ND FLOORS IN THE BUILDING (THE "SFSC PREMISES"),  AND (B)
     THE TERN  "TENANT'S  PROPORTIONATE  SHARE"  shall be 9.0166%,  which is the
     percentage  obtained  by  dividing  the  rentable  square  FEET IN the SFSC
     Premises  (74,631)  by the number of rentable  square feet in the  Building
     (827,704).  Nothing  contained  herein  shall be  construed  to  release or
     discharge  SFSC from any of the duties and  obligations of the tenant under
     the Lease with respect to the  remainder  of the  Premises  (other than the
     Assigned  Premises),  all of which duties and  obligations are ratified and
     confirmed by SFSC.

4.   RELEASE OF LANDLORD;  DIRECT  OBLIGATION.  SFSC hereby releases and forever
     discharges  Landlord from any and all  liabilities and obligations of every
     kind and  character,  known or unknown,  heretofore  or hereafter  arising,
     direct or indirect relating to the Assigned Premises. SFSC acknowledges and
     agrees that (a) the obligations of Assignee under the Lease with respect to
     the Assigned Premises shall be direct  obligations of Assignee to Landlord;
     (b) from and after the  Effective  Date,  SFSC shall have no further  right
     title or interest of any kind or character in or to the Assigned  Premises;
     (c) SFSC shall have no right  title or  interest  of any kind or  character
     with  respect to the rent or other  amounts  payable by Assignee  under the
     Lease (any such right, title or interest being hereby fully and irrevocably
     waived and released by SFSC and  quitclaimed by SFSC to Landlord);  and (d)
     Landlord and Assignee shall have the right to freely amend, modify, expand,
     extend,  or terminate  the Lease as it relates to the Assigned  Premises or
     other-wise deal with the Assigned  Premises without notice to or consent of
     SFSC, and no such amendment expansion,  extension,  or termination shall in
     any manner affect,  amend,  reduce or impair SFSC's  obligations  under the
     Lease,  as amended  hereby,  with respect to the remainder of the Premises.
     Nevertheless,  if the Lease  between  Landlord and Assignee with respect to
     the Assigned  Premises shall ever be terminated for any reason  (Including,
     without  limitation,  the  bankruptcy or insolvency of Assignee),  then, at
     Landlord's request, SFSC shall enter into a new lease with Landlord for the
     remainder  of the Premises  (other than the Assigned  Premises) on the same
     terms and conditions as are set forth in the Lease, as amended hereby.

5.   SURRENDER  OF  ASSIGNED  PREMISES.  SFSC  shall  surrender  and  vacate the
     Assigned Premises as of the Effective Date in accordance with the terms and
     provisions of Section 21 of the Lease.

6.   SPECIAL  PROVISIONS.  SECTIONS 26.A,  26.C,  26.D AND 26.F OF THE LEASE ARE
     HEREBY  DELETED  IN THEIR  ENTIRETY  AND  SHALL BE of no  further  force or
     effect.

7.   REPRESENTATIONS  AND WARRANTS OF SFSC. SFSC hereby  represents and warrants
     to Landlord that (a) SFSC is not receiving any  compensation of any kind or
     character  for the  assignment of the Assigned  Premises to Assignee  other
     than the assumption by Assignee,  and the release.  by Landlord,  of SFSC's
     obligations  with  respect to the  Assigned  Premises;  (b) the  Assignment
     constitutes  the  entire  agreement  and  understanding  between  SFSC  and
     Assignee with respect to the assignment of the Assigned Premises;  (c) SFSC
     is  solvent  and has not  made a  general  assignment  for the  benefit  of
     creditors,  and no  petition  has  been  filed  by or  against  SFSC in any
     bankruptcy  or insolvency  proceeding;  and (d) neither SFSC nor, to SFSC's
     best  knowledge,  Landlord is in default under the Lease,  and no event has
     occurred and no condition  exists that with the giving of notice or passage
     of time or both would constitute such a default under the Lease.

8.   BUILDING  SERVICES.  It is  Landlord's  current  policy to  provide  in the
     Building  heating,   ventilating,  and  air  conditioning  to  all  tenants
     twenty-four  (24) hours per day,  seven (7) days per week at no  additional
     charge to the tenants;  however,  Landlord expressly reserves the right to,
     and SFSC agrees that Landlord may, change this policy in the future.

9.   BROKERAGE.  SFSC  REPRESENTS AND WARRANTS TO LANDLORD THAT IT HAS NOT DEALT
     WITH ANY BROKER OR AGENT IN connection with the negotiation or execution of
     this  Amendment or the  Assignment  other than  Trammell  Crow  Dallas/Fort
     Worth,  Inc., CB Commercial and/or NAI Stoneleigh Huff Brous; and that SFSC
     and/or  Assignee shall pay any and all  commissions  owing to CB Commercial
     and/or NAI Stoneleigh  Huff Brous if, as, and when payable  pursuant to any
     separate  commission  agreement  between  or  among  SFSC,   Assignee,   CB
     Commercial  and/or NAI Stoneleigh  Huff Brous (or any combination of them).
     SFSC shall indemnify Landlord against all costs, expenses, attorneys' fees,
     and other  liability for commissions or other  compensation  claimed by any
     other broker or agent claiming the same by,  through,  or under SFSC and/or
     Assignee.

10.  RATIFICATION:  NO WAIVER.  Landlord  and SFSC hereby  ratify and affirm the
     Lease and agree that the Lease is and shall remain in full force and effect
     except as expressly amended hereby. Nothing contained herein, and no course
     of dealing  between  the  parties in  connection  with this  Assignment  or
     otherwise,  shall  obligate  Landlord to consent to, or  acquiesce  in, any
     future  assignment  by SFSC  of any  interest  under  the  Lease  or in the
     Premises or any future sublease by SFSC of any space in the Premises.

11.  MISCELLANEOUS.  This Amendment  shall be binding upon Landlord and SFSC and
     their  respective  successors  and assigns;  may be executed in two or more
     counterparts,  each of which shall be deemed an original,  and all of which
     together  shall  constitute  one and the  same  instrument;  and  shall  be
     governed by the laws of the State of Texas.

     EXECUTED as of the date first above written.

  LANDLORD:                  BRE/MAXUS, L.P., a Delaware limited partnership

                             By:     BRE/MAXUS Inc., a Delaware corporation, its
                                     General Partner

                                     By: /s/Daniel J. Steinberg
                                         ----------------------
                                     Name: Daniel J. Steinberg
                                     Title: Vice President

  SFSC:                      SOUTHWESTERN FINANCIAL SERVICES COR-
                             PORATION, a Delaware corporation

                             By: /s/Jack S. Roberts
                                 ------------------
                             Name: Jack S. Roberts
                             Title: Vice President

<PAGE>

                                    EXHIBIT A

                           APPROVED FORM OF ASSIGNMENT

                               [follows this page]SOUTHWESTERN FINANCIAL SERVICES CORPORATION
                                                               717 NORTH HARWOOD
                                                             DALLAS, TEXAS 75201
                                                              FAX 214. 954. 7008
                                                                  214. 954. 7111

Mr. Michael Feldt
2200 Ross Suite 3700
Dallas, Texas  75201

RE: Lease Amendment - Missing "entered as of" date.

Dear Mr. Feldt,

WITH RESPECT TO CONSENT TO PARTIAL  ASSIGNMENT AND LEASE AMENDMENT NO. 1 between
BRE/Maxus,  L.P and Southwestern Financial Services Corporation,  I noticed that
after the contract was signed the "entered as of" date was left blank (i.e. July
____, 2000).

From our conversations  with you and from courier delivery  documents on file, I
understand  that the document was  executed on behalf of  BRE/Maxus,  L.P. on or
about August 30, 2000. Accordingly we view August 30, 2000 as the effective date
of this document.  Assuming that you concur,  please arrange to have this letter
signed  in  the  space  provided  below  and  returned  to us at  your  earliest
convenience as confirmation.

Best Regards,

/s/David B. Little

David B. Little
Southwestern Financial Services Corporation

BRE/Maxus, L.P.

9/19/00
Date

cc:      Jim Young - Southwestern Life Holdings, Inc.
         BRE/Maxus Lease File

Source: [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00017-of-00352.parquet"}, [{"source": "alea-institute/alea-institute/kl3m-data-edgar-agreements/train-00017-of-00352.parquet"}]]