Document:

EXHIBIT 10.2

                               AMENDMENT TO LEASE

         This Amendment is entered into on June 17, 1999 by and between Elf
Realty Corporation, as Landlord ("Landlord") and Service 1st Bank as Tenant
("Tenant").

                                    Recitals

          A.   Landlord and Tenant have entered into that certain Lease dated
               April 13, 1999 (the "Lease") pursuant to which Tenant has leased
               certain real property and improvements at 60 West 10th Street,
               Tracy, California.

          B.   Landlord and Tenant now desire to make certain corrections in
               numbering, add language, and clarify the payment of rents.

         NOW THEREFORE, in consideration of good and valuable consideration, the
receipt and adequacy of which is hereby acknowledged, and of the benefits to
accrue to the parties hereto, Landlord and Tenant agree as follows:

          1.   Section 1.01 Basic Lease Provisions - Lease Term Rental
               Commencement Date and Term (Section 2.05). The reference to
               Section 2.05 is hereby changed to Section 2.03.

          2.   Section 1.01 Basic Lease Provisions - Common Area Maintenance
               Payment & Operating Expense (Section 4.01). The reference to
               Section 4.01 is hereby changed to Section 5.01 and 6.02.

          3.   Section 3.01 Fixed Minimum Rent. Add the following to the end of
               the paragraph: All payments of rent shall be made payable and
               sent to HSR Realty, 814 Ackerman Dr., Danville, CA. 94526.

          4.   Section 10.01.5. Add this new paragraph:

                    Notwithstanding any other provision of this Lease, Landlord
                    shall not have the right to take possession of any of
                    Tenant's business records or the records or personal
                    property located on the premises of any customer of Tenant
                    or of any other third party. Furthermore, any rights and
                    remedies of Landlord are subject to the powers of the
                    California Department of Financial Institutions and other
                    Regulatory Authority to enter upon or assume control of the
                    Premises and of any personal property thereon.

          5.   Except as set forth above, the terms and conditions of the Lease
               shall retrain unmodified and in full force and effect.

         IN WITNESS WHEREOF, Landlord and Tenant have caused this Amendment to
Lease to be executed on the date hereinabove set forth.

LANDLORD, Elf Realty Corporation:         TENANT, Service 1st Bank

By:__________________________             By: _______________________________
Brian Collins, President                  Brian Garrett, Chief Executive
                                          Officer
<PAGE>

                                   ARTICLE I
                                   ---------
                             BASIC LEASE PROVISIONS
                            ENUMERATION OF EXHIBITS

SECTION 1.01.                   Basic Lease Provisions.
-------------                   -----------------------

DATE:                           April 13,1999

LANDLORD:                       Elf Realty Corporation

ADDRESS OF LANDLORD:            HSR Realty
                                814 Ackerman Dr.
                                Danville, CA 94526

TENANT:                         Service 1st Bank (Proposed)

ADDRESS OF TENANT:              60 West Tenth Street, Tracy, CA.

PERMITTED USE:                  (1) The delivery of financial services to
                                commercial and retail customers including
                                operating a bank, savings bank, credit union,
                                insurance company/agency, stock brokerage, trust
                                company, or related financial services company
                                or institution, (2) general office use, (3) data
                                processing, or (4) any other business now or in
                                the future operated by Tenant, its affiliates,
                                subsidiaries, or assignees, in accordance with
                                Article IV.

TENANT'S TRADE NAME:            Service 1st Bank (Proposed)

PREMISES:                       The entire building located at 60 West Tenth
                                Street, Tracy, CA.

LEASE TERM RENTAL COMMENCEMENT  Seven (7) years commencing no later than 60 days
DATE AND TERM (Section 2.05):   following the vacating of the Premises by the
                                current Tenant, but no later than May 1, 2000
                                (commencement date)

LEASE YEAR:                     If the Commencement date is other than the first
                                day of a calendar month, the first Lease Year
                                shall be the period of time from said
                                Commencement Date to the end of the month in
                                which said Commencement date shall occur plus
                                the following twelve (12) calendar months. Each
                                Lease Year thereafter shall be successive period
                                of twelve (12) calendar months.

FIXED MINIMUM RENT              $6,100.00 (Six Thousand One Hundred Dollars) per
(Section 3.01):                 calendar month of the Lease Year.

PERIODIC COST OF LIVING         An integral part of this Lease
ADJUSTMENT (Section 3.02):

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                                       1

<PAGE>

COMMON AREA MAINTENANCE         Tenant to pay all taxes and assessments,
PAYMENT & OPERATING EXPENSE     maintenance and repairs.  Landlord to pay real
(Section 4.01):                 property Insurance.

PREPAID RENT:                   $6,100.00 (Six Thousand One Hundred Dollars)
                                upon execution of this Lease as prepaid rent to
                                be applied to the first installment of Fixed
                                Minimum Rent due hereunder.  If this Lease is
                                terminated as per Section 17.21 below, the
                                prepaid rent shall immediately be refunded to
                                Tenant.

SECURITY DEPOSIT:               $6,100.00 (Six Thousand One Hundred Dollars)
                                upon execution of this Lease. If this Lease is
                                terminated as per Section 17.21 below, the
                                Security Deposit shall immediately be refunded
                                to Tenant.

OPTION TO RENEW:                Tenant has two (2) consecutive options to extend
                                the Lease term for five (5) years each as per
                                Section 3.05 below.  The Fixed Minimum Rent
                                shall be adjusted under the terms of this Lease.
                                All other terms of this Lease shall remain in
                                effect.

SECTION 1.02.     Significance of a Basic Lease Provision.
------------      ----------------------------------------

Each reference in this "Lease" to any of the Basic Lease Provisions contained in
Section 1.01 of this Article shall be deemed and construed to incorporate all of
the terms thereof. The Basic Lease Provisions shall be construed in connection
with and limited by any such reference.

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                                        2
<PAGE>

                                   ARTICLE II
                                   ----------
                     DEMISE OF PREMISES AND QUIET ENJOYMENT

SECTION 2.01.     Description and General Obligations.
------------.     ------------------------------------

Landlord owns the building located at 60 West Tenth Street, Tracy, CA. In
consideration of the rents, covenants and agreements reserved and contained in
this Lease, Landlord hereby leases and demises the Premises to Tenant and Tenant
rents same, in order that Tenant shall continuously operate its business
operations thereon in accordance with its Permitted Use, subject only to the
terms and conditions herein contained and all liens, encumbrances, easements,
restrictions, zoning laws, and governmental or other regulations affecting the
Premises.

The Premises shall include the following fixtures: any items left by the
previous Tenant such as the vault, teller line, and other cabinetry to be
mutually agreed upon, and which shall remain the property of Landlord.

SECTION 2.02.     Quiet Enjoyment.
-------------     ----------------

Landlord covenants that Tenant, upon paying all sums due from Tenant to
Landlord, hereunder "Rent", and performing and observing all of Tenant's
obligations under this Lease, shall peacefully and quietly have, hold and enjoy
the Premises and the appurtenances throughout the Lease Term without
interference by the Landlord, subject, nevertheless, to the other terms and
provisions of this Lease.

SECTION 2.03.     Statement of Lease Term.
-------------     ------------------------

When the commencement date and termination date of the Lease Term have been
determined, Landlord and Tenant shall execute and deliver a written statement in
recordable form specifying therein the Rental Commencement Date and termination
date of the Lease Term.

                                   ARTICLE III
                                   -----------
                                      RENT

SECTION 3.02.     Fixed Minimum Rent.
-------------     -------------------

During the entire Lease Term, Tenant covenants and agrees to pay to Landlord, in
lawful money of the United States, without any prior demand and without any
deduction or setoff whatsoever, the fixed Minimum Rent as provided in Section
1.01. The payment of Fixed Minimum Rent by Tenant to Landlord shall be made in
advance on the first day of each calendar month during the Lease Term hereof.
Fixed Minimum Rent for any partial calendar month during the Lease Term shall be
prorated on a per diem basis.

SECTION 3.02      Periodic Cost of Living Adjustment.
------------      -----------------------------------

The minimum monthly rent shall be subject to adjustment at the commencement of
the second year of the term and each year thereafter ("the adjustment date") as
follows:

The base for computing the adjustment is the Consumer Price Index (All Urban
consumers) (base year 1982-1984 - 100) for San Francisco-Oakland-San Jose
published by the United States Department of Labor, Bureau of Labor Statistics
("Index") which was last published one (1) year prior to the Adjustment Date
("Beginning Index"). The Index last published prior to the Adjustment Date
("Extension Index") is to be used in determining the amount of the adjustment.
If the Extension Index has increased over the

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<PAGE>

Beginning Index, the minimum monthly rent for the following year (until the next
rent adjustment) shall be set by multiplying the minimum monthly rent for the
preceding period by a fraction, the numerator of which is the Extension Index
and the denominator of which is the Beginning Index.

The above adjustment shall be subject to a minimum floor of two percent (2%) and
a maximum cap of five percent (5%) therefore the adjusted minimum rent shall be
no less than two percent (2%) greater than the monthly minimum rent in effect
prior to the Adjustment Date then occurring and shall be no more than five
percent (5%) greater than the monthly minimum rent in effect prior to the
Adjustment Date then occurring.

If the Index is changed so that the base year differs from that in effect when
the term commences, the Index shall be converted in accordance with the
conversion factor published by the United States Department of Labor, Bureau of
Labor Statistics. If the Index is discontinued or revised during the term, such
other government index or computation with which it is replaced shall be used in
order to obtain substantially the same result as would be obtained if the Index
had not been discontinued or revised.

SECTION 3.03.     Additional Charges.
-------------     -------------------

In addition to Fixed Minimum Rent, all other payments (except reimbursements) to
be made by Tenant to Landlord shall be deemed to be and shall become "Additional
Rent" hereunder whether or not the same be designated as such, and shall be due
and payable on demand together with any interest thereon; and Landlord shall
have the same remedies for failure to pay same as for a non-payment of Minimum
Rents. (Minimum Rent and Additional Rent are hereinafter sometimes collectively
referred to as "Rent"). If Tenant fails to make any payment of Rent when due as
required under the applicable provisions of this Lease, Tenant shall pay a late
charge in accordance with Section 3.04 hereof.

SECTION 3.04.     Past Due Rent and Additional Rent.
-------------     ----------------------------------

If Tenant shall fail to pay, when the same is due and payable, any Rent or any
Additional Rent, or amounts or charges of the character described in Section
3.03 hereof, Tenant shall pay as Additional Rent a late fee equal to six (6%)
percent of the delinquent amount if such payments are not paid within five days
of their due date. Landlord and Tenant agree that this late charge represents a
reasonable estimate of the costs and expenses Landlord will incur and is fair
compensation to Landlord for its loss suffered by reason of late payment by
Tenant.

SECTION 3.05.     Option to Renew.
-------------     ----------------

If Tenant elects to exercise its Option to Renew provided for in Section 1.01,
then Tenant shall provide Landlord with written notice not earlier than six (6)
months prior to the expiration of the then current term of the Lease, but no
later than 5:00 p.m. (Pacific Time) on the date which is three (3) months prior
to the expiration of the then current term of the Lease. If Tenant fails to
provide such notice, Tenant shall have no further or additional right to extend
or renew the term of the Lease.

SECTION 3.06.     Option Minimum Rent.
-------------     --------------------

The Fixed Minimum Monthly Rent for the Option Period shall be determined by
either the Cost of Living Adjustment (Section 3.02) or the Fair Market Rental
(Section 3.07 below), whichever is greater.

Should the Fair Market Rental Adjustment prevail for one or both of the two
Option Periods, the Fixed Minimum Monthly Rent shall be adjusted in accordance
with Section 3.07 for the first year and Section 3.02 for the second and
subsequent years.

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                                       4
<PAGE>

SECTION 3.07.     Fair Market Rental.
-------------     -------------------

Fair Market Rental shall be the actual rental rates for comparable space of
comparable financial institutions in other comparable areas of Tracy,
California, adjusting to account for, with respect to such rental, any
difference between the lease and the lease(s) of comparable space, including
without limitation, net versus gross lease provisions. Fair Market Rental shall
be determined pursuant to the foregoing factors and shall mean the Fair Market
Rental in effect as of the beginning of the Option Period.

Not less than sixty (60) days before the beginning of each Option Period,
Landlord shall notify Tenant of Landlord's determination of the Fair Market
Rental for the Premises for the coming Option Period (the Fair Market Rental
Notice).

If Tenant disputes the amount of the Fair Market Rental as determined by
Landlord, Tenant may require that Landlord submit the dispute to arbitration.
The judgment rendered in any such arbitration may be entered in any court having
jurisdiction and shall be final and binding between parties. The arbitration
shall be conducted in San Francisco, California, in accordance with the then
prevailing rules of the American Arbitration Association or its successors for
arbitration of commercial disputes, except to the extent that the procedures
mandated by such rules shall be modified as follows:

Tenant shall make demand for arbitration in writing within twenty (20) business
days after receipt of the Fair Market Rental Notice, specifying therein the name
and address of the person to act as the arbitrator on Tenant's behalf. The
arbitrator shall be qualified as a real estate appraiser familiar with the fair
market rental of comparable space in comparable areas in Tracy, California.
Failure on the part of Tenant to make a timely and proper demand for such
arbitration shall constitute a waiver of the right thereto, and rental for the
option period shall be the amount stated in the Fair Market Rental Notice.
Within ten (10) business days after the service of the demand for arbitration,
Landlord shall give notice to Tenant specifying the name and address of the
person designated by Landlord to act as arbitrator on its behalf who shall be
similarly qualified. If Landlord fails to notify Tenant of the appointment of
its arbitrator within or by the time above specified, then the arbitrator
appointed by Tenant shall be the arbitrator to determine the issue.

If two arbitrators are chosen pursuant to the preceding paragraph, the
arbitrators so chosen shall meet within ten (10) business days after the second
arbitrator has been appointed and, if within twenty (20) business days after
such meeting the two arbitrators are unable to agree promptly upon a
determination of Fair Market Rental, they - themselves - shall appoint a third
arbitrator who shall be a competent and impartial person with qualifications
similar to those required of the first two arbitrators.

If the two arbitrators are unable to agree upon such appointment within five (5)
business days after the expiration of such twenty (20) day period, the third
arbitrator shall be selected by the parties themselves, if they can agree
thereon within a further period of ten (10) business days. If the parties cannot
so agree, then either party, on behalf of both, may request the then Chief Judge
of the United States District Court having jurisdiction over the City of San
Francisco, California, to appoint a third arbitrator and the other party shall
not raise any question as to the judge's full power and jurisdiction to
entertain the application for and make the appointment.

Where the issue cannot be resolved by agreement between the two arbitrators
selected by Landlord and Tenant or settled between the parties during the course
of arbitration, the issue shall be resolved by the three arbitrators as follows:
The arbitrator selected by each of the parties shall state in writing his
determination of the Fair Market Rental supported by the reasons therefore with
counterpart copies to each party. The arbitrators shall arrange for a
simultaneous exchange of such proposed resolutions. The role of the third
arbitrator shall be to select which of the two proposed resolutions most closely
approximates his determination of Fair Market Rental. The third arbitrator shall
have no right to propose

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<PAGE>

a middle ground or any modification of either of the two proposed resolutions.
The resolution he chooses as most closely approximating his determination shall
constitute the decision of the arbitrators and shall be final and binding upon
the parties.

If any arbitrator fails, refuses, or is unable to act, his successor shall be
appointed by him, but in the case of the third arbitrator, his successor shall
be appointed in the same manner as provided for the appointment of the third
arbitrator. The arbitrators shall attempt to decide the issue within ten (10)
business days after the appointment of the third arbitrator. Any decision in
which the arbitrator appointed by Landlord and arbitrator appointed by Tenant
concur shall be binding and conclusive upon the parties. Each party shall pay
the fee and expense of its respective arbitrator and both shall share the fees
and expenses of the third arbitrator, if any. The attorneys' fees and expenses
of counsel for the respective parties and of witnesses shall be paid by the
respective party engaging such counsel or calling such witnesses.

The arbitrators shall have the right to consult experts and competent
authorities for factual information or evidence pertaining to a determination of
Fair Market Rental, but any such consultation shall be made in the presence of
both parties with full right on their part to cross-examine. The arbitrators
shall render their decision in writing with counter-part copies to each party.
The arbitrators shall have no power to modify the provisions of the lease.

If the new rental term begins prior to determination of Fair Market Rental, then
the minimum monthly rental initially due during the new rental term shall be the
amount stated in the Fair Market Rental Notice. Within fifteen (15) days after
determination of the Fair Market Rental, the appropriate party shall pay the
other party the difference between the amount actually paid and the amount that
should have been paid pursuant to this Paragraph 2.

In no case shall the Fixed Minimum Monthly Rent be less than the minimum monthly
rent paid immediately preceding the option period year, plus two (2%) percent.

                                   ARTICLE IV
                                   ----------
                                  PERMITTED USE

SECTION 4:01.     Use of Premises.
-------------     ----------------

Tenant shall use and occupy the Premises during the term for the purpose of
delivering financial services to commercial and retail customers including
operating a bank, savings bank, credit union, mortgage company, insurance
company/agency, stock brokerage, trust company, or related financial services
company or institution (2) general office use, (3) data processing, or (4) any
other business now or in the future operated by Tenant, its affiliate,
subsidiaries, or assignees, and for no other purpose whatsoever without the
written consent of Landlord.

SECTION 4.02.     Continuous Operation.
-------------     ---------------------

Tenant shall continuously during the entire term hereof conduct and carry on
Tenant's aforesaid business in the Premises and shall keep said Premises open
for business and cause such business to be conducted thereon during each and
every business day for such number of hours each day as is customary for
business of like character in the City of Tracy, except for a temporary shutdown
on account of strikes, lockouts or causes beyond the control of Tenant, or (for
not more than one (1) day) out of respect to the memory of any deceased officer
or employee of Tenant.

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<PAGE>

Should Tenant close the Premises without the express consent of Landlord,
Landlord may terminate this Lease.

SECTION 4.03.     Abandonment.
-------------     ------------

Tenant agrees not to vacate or abandon the Premises at any time during the Lease
Term. Should Tenant vacate or abandon the Premises or be dispossessed by process
of law or otherwise, such abandonment, vacation or dispossession shall be a
breach of this Lease and, in addition to any other rights which Landlord may
have, Landlord may, after notice to Tenant, terminate this Lease and remove any
personal property belonging to Tenant which remains on the Premises and store
the same in a public warehouse or elsewhere, such removal and storage to be at
the cost of and for the account of Tenant

Notwithstanding the above, Tenant may vacate the Premises, with prior written
notice to Landlord, at any time, for no more than six (6) months, and such
action shall not constitute an event of default provided Tenant continues to
meet all other Lease Obligations, including Rent.

SECTION 4.04.     Surrender of Premises.
-------------     ----------------------

At the termination of this Lease, Tenant shall surrender the Premises in the
same condition (subject to the removals hereinafter required) as the Premises
were on the date Tenant opened the Premises for business to the public,
reasonable wear and tear and loss due to insured casualty excepted, and shall
surrender all keys for the Premises to Landlord at the place then fixed for the
payment of Rents and shall inform Landlord of all combinations on locks, safes
and vaults, if any, in the Premises. Prior to termination, Tenant shall remove
all its trade fixtures, and, to the extent required by Landlord by written
notice, any other installation, alterations or improvements before surrendering
the Premises as aforesaid and shall repair any damage to the Premises caused
thereby. Tenant's obligation to observe or perform this covenant shall survive
the expiration or other termination of the Lease Term.

                                   ARTICLE V
                                   ---------
                                 OPERATING COSTS

SECT10N 5.01.     Operating Costs.
-------------     ----------------

During each month of the Lease Term, Tenant shall pay all taxes, public charges
and assessments of whatsoever nature directly or indirectly assessed or imposed
upon the land, buildings, equipment and improvements constituting the Premises,
including, but not limited to, all real property taxes, rates, duties and
assessments, local improvement taxes, import charges or levies, whether general
or special, that are levied, charged or assessed against the Premises by any
lawful taxing authority whether federal, state, county, municipal, school or
otherwise (other than income, inheritance and franchise taxes thereon).

                                   ARTICLE VI
                                   ----------
                INSTALLATION, MAINTENANCE, OPERATION AND REPAIR

SECTION 6.01.     Tenant Installation.
-------------     --------------------

Tenant shall, at Tenant's sole expense, install all trade fixtures and
equipment required to operate its business (all of which shall be of
first-class quality and workmanship). All trade fixtures, signs, or other
personal property installed in the Premises by Tenant shall remain the property
of Tenant and may be removed at any time provided that Tenant is not in default
hereunder and provided the removal thereof

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<PAGE>

does not cause, contribute to, or result in Tenant's default hereunder; and
further provided that Tenant shall at Tenant's sole expense promptly repair any
damage to the Premises resulting from the removal of personal property and shall
replace same with personal property of like or better quality. The term "trade
fixtures" as used herein shall not include carpeting, floor coverings, attached
shelving, lighting fixtures other than free-standing lamps, wall coverings, or
similar Tenant improvements which upon installation shall immediately become the
property of Landlord but which can be moved, modified, or changed by Tenant at
any time during the Lease Term without permission from Landlord. Tenant shall
not attach any fixtures or articles to any portion of the Premises, nor make any
alterations, additions, improvements, or changes or perform any other work
whatsoever in and to the Premises, other than minor interior cosmetic and
decorative changes which do not exceed Five Thousand Dollars ($5,000.00) in the
aggregate per Lease Year, without in each instance obtaining the prior written
approval of Landlord. Any alterations, additions, improvements, changes to the
Premises or other work permitted herein shall be made by Tenant at Tenant's sole
cost and expense.

SECTION 6.02.     Maintenance and Repairs by Tenant.
-------------     ----------------------------------

Except as provided in Section 6.01 hereof, Tenant shall, at Tenant's expense, at
all times keep the Premises and appurtenances and every part thereto in good
clean, sanitary and safe order, condition and repair, including fixtures,
electrical, plumbing, sewage systems, sidewalks, parking lot and landscaping,
thereby waiving all rights to make repairs at the expense of Landlord as
provided in Section 1942 of the Civil code of the State of California, and all
rights provided for by Section 1941 of said Civil Code. Tenant shall replace all
broken glass with glass of the same size and quality and on a quarterly basis
maintain and repair HVACs. Any replacement of major parts or an entire HVAC unit
shall be handled as follows: Upon determination of the need for replacement of
parts or an entire unit, and the cost, Tenant shall notify Landlord of the
extent and cost of the replacement, Tenant shall be responsible for the first
$5000 of cost for each HVAC unit. The $5000 shall be cumulative from the
beginning of the Lease Term, and shall continue through the option periods. The
cumulative $5000 shall not include costs paid by Tenant for quarterly
maintenance or minor repairs. If the replacement of parts or an entire unit
exceeds the $5000 cap per unit, Landlord shall pay the difference between the
actual cost and the $5000. Tenant shall, in a manner satisfactory to Landlord,
paint the interior of the Premises when necessary to maintain at all times a
clean and sightly appearance. In the event Tenant fails to perform any of its
obligations as required hereunder, Landlord may, but shall not be required to,
perform and satisfy same, with Tenant hereby agreeing to reimburse Landlord for
the cost hereof promptly upon demand.

Tenant shall make any and all additions, improvements, alterations, and repairs
to or on the Premises (other than those required for the structural repair of
the roof, or exterior walls), which may at any time during the Lease Term be
required or recommended by any lawful authorities, insurance underwriters,
inspection rating bureaus, or insurance inspectors designated by Landlord.
Landlord may, but shall not be obligated to deal directly with any authorities
respecting their requirements for additions, improvements, alterations or
repairs. All such repairs shall be performed in a good and workmanlike manner,
up to code. All such additions, improvements, and alterations thereto shall
become immediately the property of Landlord. Tenant shall comply with all
county, municipal, state, and federal laws and regulations including those
relating to commercial banks, now in force or which hereafter may be in effect
pertaining to the Premises.

SECTION 6.03.     Signs, Awnings and Canopies.
-------------     ----------------------------

Tenant shall not place or suffer to be placed or maintained on any exterior
door, wall or window of the Premises any sign, awning or canopy, or advertising
matter or other thing of any kind, and shall not place or maintain any exterior
lighting, plumbing fixture or protruding object or any decoration, lettering or
advertising matter on the glass of any window or door of the Premises without
first obtaining Landlord's written approval and consent, which shall not be
unreasonably withheld. Notwithstanding the above,

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<PAGE>

Tenant shall be allowed to put the business hours, trade name and logo, and
legal name in vinyl letters on the door windows, and to place signs and banners
on the interior of the windows during marketing promotions without the consent
of Landlord. Tenant further agrees to maintain such sign, awning, canopy,
decoration, lettering, advertising matter or other thing as may be approved in
good condition and repair at all times. Tenant is allowed to place signs and
awnings on the exterior of the building as per City of Tracy codes.

SECTION 6.04.     Discharge Of All Liens.
-------------     -----------------------

Tenant shall not create or permit to be created or to remain, and shall
discharge, any lien (including, but not limited to, the liens of mechanics,
laborers or materialmen for work or materials alleged to be done or furnished in
connection with the Premises), encumbrance or other charge upon the Premises or
any part thereof, upon Tenant's leasehold interest therein, provided, that
Tenant shall not be required to discharge any such liens, encumbrances or
charges as may be placed upon the Premises by the act of Landlord.

Tenant shall have the right to contest, in good faith and by appropriate legal
proceedings, the validity or amount of any mechanics', laborers' or
materialmen's lien or claimed lien. In the event of such contest, Tenant shall
give to Landlord reasonable security as may be required by Landlord to insure
payment thereof and to prevent any sale, foreclosure or forfeiture of the
Premises or any part thereof by reason of such non-payment. On final
determination of such lien or such claim for lien, Tenant shall immediately pay
any judgment rendered, with all proper costs and charges, and shall have such
lien released or judgment satisfied at Tenant's expense, and upon such payment
and release of satisfaction, Landlord shall promptly return to Tenant such
security as Landlord shall have received in connection with such contest.
Landlord reserves the right to enter the Premises to post and keep posted
notices of non-responsibility for any such lien. Tenant shall pay, protect and
indemnify Landlord from and against all liabilities, losses, claims, damages,
costs and expenses, including reasonable attorney's fees, incurred by Landlord
by reason of the filing of any lien and/or the removal of the same.

SECTION 6.05.     Utilities.
-------------     ----------

From the time Tenant first enters the Premises for the purpose of installing
fixtures or from the commencement of the Lease Term, whichever date is the
earlier, Tenant shall pay in a timely manner for water, gas, light, power,
refuse, and all other utilities and services to or consumed in or on the
Premises.

Utility service providers shall be chosen and retained by Landlord.

Tenant shall comply with all present and future laws, order, and regulations of
all federal, state, municipal and local governments, departments, commissions,
and boards regarding the collection, sorting, separation, and recycling of waste
products, garbage, refuse and trash.

SECTION 6.06.     Maintenance by Landlord.
-------------     ------------------------

Except as provided in Section 9 and for damage caused by any negligent or
intentional act or omission of Tenant, Tenant's agents, employees, or invitees,
Landlord, at its sole cost and expense, shall keep in good condition and repair
the foundations, exterior walls, and exterior roof of the Premises. Landlord
shall also maintain the unexposed electrical, plumbing and sewage systems
including, without limitation, those portions of the systems lying outside the
Premises; window frames, gutters and down spouts on the building. If maintenance
or repair of any item in this Section 6.06 is necessary due to the negligent or
intentional act or omission of Tenant, Tenant's agents, employees, or invitees,
Tenant shall repair and maintain such items. Notwithstanding anything in this
Lease to the contrary, Landlord shall only be responsible for repairs of the
items mentioned in this Section if said repairs are due to normal wear and tear,
age, or obsolescence. For example, if wiring in the walls needs repair because
of the age of the wiring or a faulty or old breaker, said repairs shall be the
responsibility of Landlord. If Tenant overloads

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a circuit by attaching too much equipment to it, causing damage to the wiring or
breakers, Tenant shall be responsible for repairing the wires and breakers.

Landlord shall comply with all county, municipal, federal, and state laws and
regulations, including those relating to commercial banks, now in force or which
hereafter may be in effect pertaining to the Premises.

Notwithstanding anything to the contrary contained in this Lease, Landlord shall
not be liable for failure to make repairs required to be made by Landlord under
provisions of this Lease unless Tenant has previously notified Landlord in
writing of the need for such repairs and Landlord has failed to commence and
complete the repairs within a reasonable time following receipt of Tenant's
notification. If Landlord fails to commence such repairs or replacements
required of Landlord pursuant to the foregoing within thirty (30) days after
written notice from Tenant of the need for such work (or if more than thirty
(30) days shall be required because of the nature of the work, if Landlord
shall fail to diligently proceed to commence to perform such work after written
notice), Tenant shall be entitled to make such repairs as are necessary, and
Landlord shall reimburse Tenant for the cost paid by Tenant in doing so within
thirty (30) days after Tenant's delivery to Landlord of an invoice, together
with reasonable back up documentation for same.

SECTION 6.07.     Hazardous Substances.
-------------     ---------------------

Landlord has no knowledge of the presence of hazardous substances in or on the
Premises. Hazardous substances pose only a hazard when disturbed, damaged, or
released into the air. Therefore, Tenant shall inform Landlord anytime Tenant
plans to repair, remove, or otherwise disturb any areas or materials that may
contain hazardous substances and where there may be the possibility of
releasing, disturbing, or coming in contract with hazardous substances.

In the event that any hazardous substances are discovered in or on the Premises,
which may present a danger to Tenant and Tenant's agents, employees, invitees,
etc. when disturbed or released in the air, and it is determined that such
hazardous substances have been placed on the Premises prior to Tenant's
occupancy, such hazardous substances shall be encapsulated (if feasible) or
diligently removed by qualified personnel, at Landlord's cost and expense.

The making of alterations or the removal of all or a portion of such hazardous
substances shall not entitle Tenant to any damages except for injury or damages
arising out of Landlord's negligence or that of its agents nor shall it relieve
Tenant of the obligation to pay any sums due under this Lease except to the
extent that the premises are unusable for the conduct of business during or
after the removal.

Tenant shall not cause or permit the storage or use of any hazardous substances
in or on the Premises.

                                  ARTICLE VII
                                  -----------
                    OPERATING RULES, REGULATIONS, SURRENDER

SECTION 7.01.     Rules and Regulations.
-------------     ----------------------

Tenant agrees to comply with and observe the following rules and regulations:

1.   No aerial or antennae shall be erected on the roof or exterior walls of the
     Premises or on the grounds, without in each instance, the written consent
     of Landlord. Any aerial or antennae so installed without such written
     consent shall be subject to removal without notice at any time at Tenant's
     sole cost and expense.

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                                       10
<PAGE>

2.   The exterior areas immediately adjoining the Premises shall be kept clean
     and free from dirt and rubbish by Tenant to the satisfaction of Landlord,
     and Tenant shall not place or permit any obstructions or merchandise in
     such areas.

3.   The plumbing facilities shall not be used for any other purpose than that
     for which they are constructed, and no foreign substance of any kind shall
     be thrown therein, and the expense of any breakage, stoppage, or damage
     resulting from a violation of this provision shall be borne by Tenant who
     shall, or whose employees, agents or invitees shall, have caused it

4.   Tenant shall not commit or suffer to be committed any waste upon the
     Premises or any nuisance or other act or thing which may disturb the quiet
     enjoyment of any other tenant in the building in which the Premises may be
     located.

6.   Tenant shall, at Tenant's sole cost and expense, comply with all of the
     requirements of all county, municipal, state of California, federal and
     other applicable governmental authorities, now in force, or which may
     hereafter be in force, pertaining to the Premises, and shall faithfully
     observe in the use of the Premises all municipal and county ordinances and
     state and federal statutes now in force or which may hereafter be in force,
     and all regulations, orders and other requirements issued or made pursuant
     to any such ordinances and statutes.

Tenant agrees to comply with and observe the rules and regulations set forth
above. Tenant's failure to keep and observe said rules and regulations shall
constitute a breach of the terms of the Lease Terms in the manner as if the same
were contained herein as covenants. Landlord reserves the right from time to
time to amend or supplement said rules and regulations, and to adopt and
promulgate additional rules and regulations applicable to the Premises provided
these amendments are agreeable to both Landlord and Tenant and both shall be
reasonable in negotiating if negotiation becomes necessary.

                                  ARTICLE VIII
                                  ------------
                                   INSURANCE

SECTION 8.01.     Tenant's Coverage.
-------------     ------------------

Tenant shall maintain at its sole expense during the term hereof, liability
insurance covering the Premises with a $2,000,000 Limit of Liability for
commercial general liability for each occurrence and $2,000,000 annual
aggregate. Tenant shall also keep in force rent insurance as well as special
form property insurance for the full replacement value of Tenant's improvements
and Tenant's property, including, but not limited to, inventory, trade fixtures,
furnishings and other personal property. Tenant shall also have plate glass
insurance covering all plate glass on the Premises at full replacement value,
however for plate glass coverage Tenant shall have the option to either insure
this risk or self-insure. Tenant shall cause such insurance policies to name
Landlord as an additional insured and to be written so as to provide that the
insurer waives all right of recovery by way of subrogation against Landlord in
connection with any loss or damage covered by the policy. In addition, Tenant
shall keep in force workman's compensation or similar insurance to the extent
required by law. Tenant shall deliver to Landlord at least five (5) days prior
to the commencement of the Term a copy of the insurance policy or the
endorsement evidencing coverage and evidencing Landlord, Elf Realty Corporation,
as additional insured. Each insurer under the policies required hereunder shall
agree by endorsement on the policy issued by it or by independent instrument
furnished to Landlord that it will give Landlord thirty (30) days' prior written
notice before the policy or policies in question shall be altered or canceled.

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                                       11
<PAGE>

SECTION 8.02.     Landlord Coverage.
-------------     ------------------

Landlord shall throughout the Lease Term, at its sole cost and expense, keep the
property insured.

SECTION 8.03.     Indemnification.
-------------     ----------------

During the term of this Lease, Tenant shall indemnify and hold Landlord,
Landlord's officers, agents, and employees, harmless from any loss, cost or
expense of any sort or nature, and from any liability to any person on account
of any damage to person or property arising out of any failure of Tenant to
perform and comply in any respect with any of the requirements and provisions of
this Lease, provided that such damage does not result directly or indirectly by
reason of conduct of Landlord, Landlord's officers, agents and employees.
Landlord shall indemnify and save Tenant harmless from any loss, cost or expense
of any sort or nature, and from any liability to any person on account of any
damage to person or property arising out of any failure of Landlord to perform
and comply in any respect with any of the requirements and provisions of this
Lease; provided that such damage does not result directly or indirectly by
reason of conduct of Tenant, its agents and employees.

SECTION 8.04.     Indemnity Agreement.
-------------     --------------------

Tenant hereby agrees to indemnify Landlord, Landlord's officers, agents and
employees against, and hold Landlord, Landlord's officers, agents and employees
harmless from any and all claims, demands, actions, loss or liability because or
on account of injuries to or death of any person (including death or injuries to
Tenant's employees) and damage to property of others, howsoever caused or
sustained (except where caused in whole or in part by negligence of Landlord,
Landlord's officers, agents and/or employees,) and in any way arising out of or
connected with the occupancy or use of the Premises (including the ways
immediately adjoining).

SECTION 8.05.     Release.
-------------     --------

Tenant hereby waives and releases all claims which Tenant may have against
Landlord, Landlord's officers agents and employees, for damages to or loss of
any property of any kind in which Tenant has an interest, howsoever such loss or
damage may have occurred or been caused.

                                   ARTICLE IX
                                   ----------
                              DAMAGE & CONDEMNATION

SECTION 9.01.     Partial Damage.
-------------     ---------------

If the Premises are partially damaged or destroyed and paragraph 9.02 does not
apply, Landlord shall promptly repair the damage and restore the improvement at
Landlord's expense. The completed repair, restoration or replacement shall be
equal in value, quality and use to the condition of the improvement immediately
before the damage.

SECTION 9.02.     Major Damage: Destruction.
-------------     --------------------------

If the Premises are destroyed or damaged and the damage or destruction renders
more than 50% of the Premises permanently untenantable, either party may elect
to terminate the Lease as of the date of the damage or destruction by giving the
other party written notice within 30 days after the date of the damage. In such
event all rights and obligations of the parties shall cease as of the date of
termination, and Tenant shall be entitled to reimbursement of any Prepaid Rent.
If neither party elects to terminate, Landlord shall promptly and diligently
proceed to restore the Premises to substantially the same form as

--------------------------------------------------------------------------------
                                       12
<PAGE>

prior to the damage or destruction. Work shall be commenced as soon as possible
and shall proceed without interruption during normal working hours except for
work stoppages on account of labor disputes and matters outside of Landlord's
control.

SECTION 9.03.     Rent Abatement.
-------------     ---------------

Rent shall be proportionately abated during the repair of any damage to the
Premises to the extent Tenant's use of the Premises is materially impaired.

SECTION 9.04.     Tenant's Work.
-------------     --------------

Promptly following such destruction, Tenant shall, at Tenant's expense, perform
any work required to place the Premises in their prior condition and Tenant
shall restore, repair or replace its stock in trade fixtures, furniture,
furnishings, floor coverings and equipment, and if Tenant has closed, Tenant
shall promptly reopen for business.

SECTION 9.05.     Condemnation.
-------------     -------------

9.05.1    Taking.

          The term "Taking" as used in this Section 9.05, shall mean an
          appropriation or taking under the power of eminent domain by any
          public or quasi-public authority or a voluntary sale or conveyance in
          lieu of condemnation but under threat of condemnation.

9.05.2    Total Taking.

          In the event of a Taking of the entire Premises, this Lease shall
          terminate and expire as of the date possession is delivered to the
          condemning authority, and Landlord and Tenant shall each be released
          from any liability accruing pursuant to this Lease after the date of
          such termination, but Minimum Annual Rent and Additional Rent for the
          last month of Tenant's occupancy shall be prorated and Landlord shall
          refund to Tenant any Minimum Annual Rent and Additional Rent paid in
          advance.

9.05.3    Partial Taking.

          If (a) there is a Taking of a material portion of the Premises and the
          remainder of the Premises is not, in Tenant's sole but reasonable
          business judgment, suitable for the continued operation of Tenant's
          business, Tenant may terminate this Lease upon giving notice in
          writing of such election to Landlord within thirty (30) days after
          receipt by Tenant from Landlord of written notice that a portion of
          the Premises has been so appropriated or taken. In each case, the
          termination of this Lease shall be effective as of the date Tenant is
          required to vacate the Premises, or the portion of the Premises taken.

9.05.4    Award.

          The entire award or compensation in any such condemnation proceeding,
          whether for a total or partial Taking, or for diminution in the value
          of the leasehold or for the fee, shall belong to and be the property
          of Landlord; and, in any event, the holder of any mortgage or deed of
          trust encumbering the Project shall have a first priority to the
          extent of the unpaid balance of principal and interest on its loan.
          Without derogating the rights of Landlord or said lender under the
          preceding sentence, Tenant shall be entitled to recover from the
          condemning authority such compensation as may be separately awarded by
          the condemning authority to Tenant or recoverable from the condemning
          authority by Tenant in its own right for the taking of

--------------------------------------------------------------------------------
                                       13

<PAGE>

          trade fixtures and equipment owned by Tenant and for the expense of
          removing and relocating its trade fixtures and equipment, but only in
          the event that the compensation awarded to Tenant shall be in addition
          to and shall not diminish the compensation awarded to Landlord as
          provided above.

9.05.5    Continuation of Lease.

          In the event of a Taking, if Landlord and Tenant elect not to
          terminate this Lease as provided above (or have no right to so
          terminate), Landlord agrees, at Landlord's cost and expense as soon as
          reasonably possible after the Taking, to restore the Premises (to the
          extent of the condemnation proceeds) on the land remaining to a
          complete unit of like quality and character as existed prior to the
          Taking and, thereafter, Minimum Annual Rent and Additional Rent
          payable by Tenant hereunder shall be reduced on an equitable basis,
          taking into account the relative value of the portion taken as
          compared to the portion remaining, and Landlord shall be entitled to
          receive the total award or compensation in such proceedings.

                                   ARTICLE X
                                   ---------
                              DEFAULT AND REMEDIES

SECTION 10.01.    Tenant's Default.

Each of the following events shall be a default by Tenant and a breach of this
Lease:

10.01.1   Failure to Pay Rent

          Failure of Tenant to make any rent payment within ten days after
          receipt of written notice from Landlord that it is due.

10.01.2   Other Performance Failures.

          Failure of Tenant to perform any other term, condition or covenant of
          the Lease within thirty (30) days after receipt of written notice from
          Landlord specifying the nature of the failure with reasonable
          particularity. If the failure is of such a nature that it cannot be
          completely remedied within the 30-day period, the failure shall not be
          a default if Tenant begins correction of the failure within the 30 day
          period and thereafter proceeds with reasonable diligence and in good
          faith to correct the failure as soon as possible.

10.01.3   Attachment.

          Attachment, execution, levy or other seizure by legal process of any
          right or interest of Tenant under this Lease if not released within
          thirty (30) days.

10.01.4   Bankruptcy.

          An assignment by Tenant for the benefit of creditors, the filing by
          Tenant of a voluntary petition in bankruptcy, the filing of an
          involuntary petition in bankruptcy and failure of Tenant to secure a
          dismissal of the petition within thirty (30) days after filing, the
          appointment of a receiver to take possession of the Premises or
          improvements or the leasehold estate or of Tenant's operations on the
          Premises for any reason.

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                                       14
<PAGE>

10.01.5   Notwithstanding anything to the contrary in this Lease, in the event
          (a) Tenant or its successors or assignees shall become insolvent or
          bankrupt, or it or their interests under this Lease shall be levied
          upon or sold under execution of other legal process, or (b) the
          depository institution then operating on the Premises is closed, or is
          taken over by any depository institution regulatory authority
          ("Regulatory Authority"), Landlord may, in either such event,
          terminate this Lease only with concurrence of any Receiver or
          Liquidator appointed by such Regulatory Authority; provided, that in
          the event this Lease is terminated by the Receiver or Liquidator, the
          maximum claim of Lessor for Rent, damages, or indemnity for injury
          resulting from the termination, rejection, or abandonment of the
          unexpired Lease shall by law in no event be in an amount greater than
          all accrued and Unpaid Rent to the date of termination.

SECTION 10.02.    Rights and Remedies.
--------------    --------------------

Landlord shall have the following remedies if Tenant commits a default. These
remedies are not exclusive; they are cumulative in addition to any remedies now
or later allowed by law.

Landlord may continue this Lease in full force and effect, and the Lease shall
continue in effect as long as Landlord does not terminate Tenant's right to
possession, and Landlord shall have the right to collect Rent when due during
the original term of this Lease. Tenant shall be liable immediately, however
payment is only due within thirty (30) days of written notice by Landlord, to
Landlord for all reasonable costs Landlord incurs in reletting the Premises,
including, without limitation, brokers' commissions, expenses of remodeling the
Premises required by the reletting, and like costs. Reletting can be for a
period shorter or longer than the remaining Lease Term, but Tenant shall only be
responsible for the obligations under this Lease for original Term hereof.
Tenant shall pay to Landlord the Rent due under this Lease on the dates Rent is
due, less Rent Landlord receives from any reletting. No act by Landlord allowed
by this paragraph shall terminate this Lease unless Landlord notifies Tenant
that Landlord elects to terminate this Lease. After Tenant's default and for as
long as Landlord does not terminate Tenant's right to possession of the
Premises, if Tenant obtains Landlord's consent, Tenant shall have the right to
assign or sublet its interest in this Lease, but Tenant shall not be released
from liability. Landlord's consent to a proposed assignment or subletting shall
not be unreasonably withheld.

If Landlord elects to relet the Premises as provided in this paragraph, Rent
that Landlord receives from reletting shall be applied to the payment of:

First, any indebtedness from Tenant to Landlord other than Rent due from Tenant;

Second, all costs, including those for maintenance and repair, incurred by
Landlord in reletting;

Third, Rent due and unpaid under this Lease. After deducting the payments
referred to in this paragraph, any sum remaining from Rent Landlord receives
from reletting shall be held by Landlord and applied in payment of future Rent
as Rent becomes due under this Lease. In no event shall Tenant be entitled to
any excess Rent received by Landlord. If, on the date Rent is due under this
Lease, the Rent received from the reletting is less than Rent due on that date,
Tenant shall pay to Landlord, in addition to the remaining Rent due, all costs,
including those for maintenance and repair, Landlord incurred in reletting that
remain after applying Rent received from the reletting as provided in this
paragraph.

Landlord may terminate Tenant's right to possession of the Premises at any time.
No act by Landlord other than giving notice to Tenant shall terminate this
Lease. Acts of maintenance, efforts to relet the Premises, or the appointment of
a receiver on Landlord's initiative to protect Landlord's interest under this
Lease shall not constitute a termination of Tenant's right to possession. On
termination, Landlord has the right to recover from Tenant:

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                                       15
<PAGE>

a)   The worth, at the time of the award, of the unpaid Rent that had been
     earned at the time of termination of this Lease;

b)   The worth, at the time of the award, of the amount by which the unpaid Rent
     that would have been earned after the date of termination of this Lease
     until the time of award exceeds the amount of the loss of Rent that Tenant
     proves could have been reasonably avoided;

c)   The worth, at the time of the award, of the amount by which the unpaid Rent
     for the balance of the Term after the time of award exceeds the amount of
     the loss of Rent that Tenant proves could have been reasonably avoided; and

d)   Any other amount, and court costs, necessary to compensate Landlord for all
     detriment proximately caused by Tenant's default.

"The worth, at the time of the award", as used in a) and b) of this paragraph,
shall be 10%. "The worth, at the time of the award", as referred to in c) of
this paragraph, is to be computed by discounting the amount at the discount rate
of the Federal Reserve Bank of San Francisco at the time of the award, plus 1%.

Landlord, at any time after Tenant commits a default, may cure the default at
Tenant's cost. If Landlord at any time, by reason of Tenant's default, pays any
sum or does any act that requires the payment of any sum, the sum paid by
Landlord shall be due immediately from Tenant to Landlord at the time the sum is
paid, and if paid at a later date shall bear interest at the maximum rate an
individual is permitted by law to charge from the date the sum is paid by
Landlord until Landlord is reimbursed by Tenant. The sum, together with interest
on it, shall be Additional Rent.

                                   ARTICLE XI
                                   ----------
                           ASSIGNMENT AND SUBLETTING

SECTION 11.01.    Landlord's Consent Required.
--------------    ----------------------------

Tenant shall not assign or sublease all or any part of its interest in this
Lease or transfer any interest of Tenant therein (any and all such acts being
collectively referred to herein as a "Transfer") without the prior written
consent of Landlord, and attempt to do so without such consent being first had
and obtained shall be wholly void and shall constitute a breach of this Lease.
Landlord shall not unreasonably withhold its consent to a Transfer provided that
the provisions of this Article XI are met. The only exception would be the
transfer to an affiliate or subsidiary in which case the prior written consent
of the Landlord is not required provided that the other provisions of this
Article XI are met.

SECTION 11.02.    Condition of Transfer.
--------------    ----------------------

If Tenant desires to effect a Transfer, Tenant shall submit in writing to
Landlord within a reasonable time for evaluation prior to the proposed Transfer
the following information all in sufficient detail to enable Landlord to
evaluate the proposed Transfer and the prospective Transferee:

a)   The name and legal composition of the proposed Transferee;

b)   The nature of the business proposed to be carried on in the Premises;

c)   The terms and provisions of the proposed Transfer;

d)   Such reasonable financial information as Landlord may request concerning
     the proposed Transferee.

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                                       16
<PAGE>

It is the intent of the parties hereto that this Lease shall confer upon Tenant
only the right to use and occupy the Premises, and to exercise such other rights
as are conferred upon Tenant by this Lease. In the event Tenant seeks to
transfer its interest in this Lease or the Premises, Landlord shall have the
following options, which may be exercised at its sole choice without limiting
Landlord in the exercise of any other right of remedy which Landlord may have by
reason of such proposed Transfer:

1)   Landlord may terminate this Lease effective as of the proposed effective
     date of the proposed Transfer and release Tenant from any liability
     hereunder accruing after such termination date by giving Tenant written
     notice of such termination within fifteen (15) days after receipt by
     Landlord of Tenant's notice of intent to transfer as provided above. If
     Landlord gives such notice, Tenant shall surrender the Premises, in
     accordance with Section 15, on the effective termination date.

2)   Landlord may consent to the proposed Transfer on certain conditions,
     including without limitations one or more of the conditions set forth in
     Section 11.03 (c), and (d) below.

SECTION 11.03.    Reasonable Consent.
--------------    -------------------

The parties hereto agree that Landlord's refusal to consent to any proposed
Transfer, or conditional consent to any Transfer, shall not be deemed
unreasonable if:

a)   The proposed Transferee, or the proposed Transfer of the Premises to such
     Transferee will not attract the same or greater volume of trade and
     patronage to the Building as Tenant of the use of the Premises by Tenant;

b)   Tenant fails to provide Landlord with the information requested by Landlord
     pursuant to Section 11.02 (a), (b), (c), and (d) above, within a reasonable
     time for evaluation prior to the proposed Transfer;

c)   Landlord conditions its consent to such Transfer by requiring that Tenant
     agree to pay to Landlord, as Additional Rent, fifty percent (50%) of any
     and all rents in excess of the Rent to be paid under this Lease. For the
     purpose of this Article 11, the term "Rent" shall include any consideration
     of any kind received or to be received, by Tenant from the Transferee, if
     such sums are related to Tenant's interest in this Lease.

Tenant expressly agrees that the conditions imposed by Landlord for any Transfer
pursuant to this Article 11 are not unreasonable for purposes of Section 1951.4
(b) (2) of the California Civil Code, as amended from time to time.

SECTION 11.04.    Assignment Fees.
--------------    ----------------

Should Tenant request the consent of Landlord to an assignment of this Lease or
of any of Tenant's rights thereunder and whether or not such consent is
ultimately given by Landlord and/or any such assignment, subletting, occupancy
or use is carried out, Tenant agrees to pay to Landlord's agent the sum of
$500.00 for services plus expenses and to Landlord reasonable attorneys' fees
incurred in connection with each such request.

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                                       17
<PAGE>

                                  ARTICLE XII
                                  -----------
                                 RIGHT OF ENTRY

SECTION 12.01.    Right of Entry.
--------------    ---------------

Landlord or Landlord's agents shall have the right to enter the Premises at
reasonable times, with notice if possible, to examine the same, and to show them
to prospective purchasers or tenants, to post notices, and to make such repairs,
alterations, improvements or additions as Landlord may deem necessary, and
Landlord shall be allowed to take all material into and upon the Premises that
may be required therefor without the same constituting an eviction of Tenant in
whole or in part, and the Rent reserved shall in no wise abate while said
repairs, alterations, improvements, or additions are being made, by reason of
loss or interruption of business of Tenant, or otherwise. During the six months
prior to the expiration of the Lease Term or any renewal term, Landlord may
place upon the Premises the usual notices "For Lease" which notices Tenant shall
permit to remain thereon without molestation. Landlord shall limit any "For
Sale" sign placed on the building to no larger than 4 feet by 4 feet, and
clearly indicate on the sign that the building, not the Bank or the business, is
for sale.

                                  ARTICLE XIII
                                  ------------
                                TENANTS PROPERTY

SECTION 13.01.    Taxes.
--------------    ------

Tenant shall be responsible for and shall pay before delinquency all municipal,
county or state taxes, levies and fees of every kind and nature, including, but
not limited to, general or special assessments assessed during the Lease Term
against any personal property of any kind, owned by or placed in, upon or about
the Premises by Tenant and taxes assessed on the basis of Tenant's occupancy
thereof, including, but not limited to, taxes measured by Rents due from Tenant
hereunder.

SECTION 13.02.    Notices by Tenant.
--------------    ------------------

Tenant shall give immediate telephone or facsimile notice to Landlord in case of
fire, casualty, or accidents in the Premises or in the building of which the
Premises are a part or of defects therein or in any fixtures of and/or equipment
and shall promptly thereafter confirm such notice in writing.

                                  ARTICLE XIV
                                  -----------
                       SUCCESSION TO LANDLORD'S INTEREST

SECTION 14.01.    Attornment.
--------------    -----------

If the interest of Landlord is transferred to any person or entity by reason of
foreclosure or other proceedings of enforcement of any mortgage, deed of trust
or security interest or by delivery of a deed in lieu of foreclosure or other
proceedings, Tenant shall upon delivery to Tenant by said transferee of a
nondisturbance agreement, immediately and automatically attorn to such person or
entity. In the event of such transfer, this Lease and Tenant's rights hereunder
shall continue undisturbed so long as Tenant is not in default.

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                                       18
<PAGE>

SECTION 14.02.    Subordination.
--------------    --------------

This Lease shall be subordinate to the lien of any mortgage or security deed or
the lien resulting from any other method of financing or refinancing now or
hereafter in force against the Premises, any portion thereof, or upon any
buildings hereafter placed upon the land of which the Premises are a part, and
to any and all advances to be made under such mortgages, and all renewals,
modifications, extensions, consolidations and replacements thereof. The
aforesaid provisions shall be self-operative and no further instrument of
subordination shall be required to evidence such subordination. Tenant covenants
and agrees to execute and deliver, upon demand, such further instrument or
instruments subordinating this Lease on the foregoing basis to the lien of any
such mortgage or mortgages as shall be desired by Landlord and any mortgagees or
proposed mortgagees.

SECTION 14.03.     Estoppel Certificate.
--------------     ---------------------

Within ten (10) days after request therefor by Landlord, or in the event that
upon any sale, assignment or hypothecation of the Premises and/or the land
thereunder by Landlord, an estoppel certificate shall be required from Tenant,
Tenant agrees to deliver in recordable form, a certificate to any proposed
mortgagee or purchaser, or to Landlord, certifying that this Lease is unmodified
and in full force and effect (or, if there have been modifications, that the
same is in full force and effect as modified, and stating the modification),
that there are no defenses or offsets thereto (or stating those claimed by
Tenant) and the dates to which Fixed Minimum Rent, and other charges have been
paid.

                                   ARTICLE XV
                                   ----------
                             SURRENDER OF PREMISES

SECTION 15.01.    Condition on Surrender.
--------------    -----------------------

At the expiration or earlier termination of this Lease, Tenant shall surrender
the Premises to Landlord broom clean and in the same condition as when tendered
by Landlord, reasonable wear and tear and insured casualty excepted. Tenant
shall promptly repair any damage to the Premises caused by the removal of any
furniture, trade fixtures or other personal property placed in the Premises.

SECTION 15.02.    Holding Over.
--------------    -------------

Should Tenant, with Landlord's written consent, hold over at the end of the
term, Tenant shall become a Tenant at will and any such holding over shall not
constitute an extension of this Lease. During such holding over, Tenant shall
pay rent and other charges at 105% of the highest monthly rate provided for
herein.

                                  ARTICLE XVI
                                  -----------
                             TENANT FINANCIAL DATA

SECTION 16.01.    Tenant Financial Data.
--------------    ----------------------

Within fifteen (15) days after Landlord's written request, Tenant shall furnish
Landlord with financial statements or other reasonable financial information
reflecting Tenants current financial condition, certified by Tenant or its
financial officer. If Tenant is a publicly traded corporation, delivery of
Tenant's last published financial information shall be satisfactory for purposes
of this Section.

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                                       19
<PAGE>

Landlord may request the financial statements set forth herein only if the
request is made for a specific reason, such as in connection with a sale,
financing or refinancing the Project. Any information obtained from Tenant's
financial statements shall be confidential and shall not be disclosed other than
to carry out the purposes of this Lease; provided, however, Landlord shall incur
no liability for the inadvertent disclosure of any such information. Landlord
may divulge the contents of any financial statements in connection with any
financing arrangement or sale of Landlord's interest in the Premises or in
connection with any administrative or judicial proceedings.

                                  ARTICLE XVII
                                  ------------
                                 MISCELLANEOUS

SECTION 17.01.    Waiver.
--------------    -------

The waiver by Landlord of any breach of any term, covenant or condition herein
contained shall not be deemed to be a waiver of such term, covenant or condition
or any subsequent breach of the same or any other term, covenant or condition
herein contained. The subsequent acceptance of Rent hereunder by Landlord shall
not be deemed to be a waiver of any preceding breach by Tenant of any term,
covenant or condition of this Lease, other than the failure of Tenant to pay the
particular rental so accepted, regardless of Landlord's knowledge of such
preceding breach at the time of acceptance of such Rent. No covenant, term or
condition of this Lease shall be deemed to have been waived by Landlord, unless
such waiver be in writing by Landlord.

SECTION 17.02.    Accord and Satisfaction.
--------------    ------------------------

No payment by Tenant or receipt by Landlord of a lesser amount than the monthly
Rent herein stipulated shall be deemed to be other than on account of the
earliest stipulated Rent, nor shall any endorsement or statement on any check or
any letter accompanying any check or payment as Rent be deemed an accord and
satisfaction, and Landlord may accept such check or payment without prejudice to
Landlord's right to recover the balance of such Rent or pursue any other remedy
in this Lease provided.

SECTION 17.03.    Entire Agreement.
--------------    -----------------

This Lease and the Exhibits and Rider, if any, attached hereto and forming a
part hereof, set forth all the covenants, promises, agreements, conditions and
understandings between Landlord and Tenant concerning the Premises and there are
no covenants, promises, agreements, conditions or understandings, either oral or
written, between them other than as are herein set forth. Except as herein
otherwise provided, no subsequent alteration, amendment, change or addition to
this Lease shall be binding upon Landlord or Tenant unless reduced to writing
and signed by them.

SECTION 17.04.    No Partnership.
--------------    ---------------

Landlord does not, in any way or for any purpose, become a partner of Tenant in
the conduct of its business, or otherwise, or joint adventurer or a member of a
joint enterprise with Tenant

SECTION 17.05.    Force Majeure.
--------------    --------------

In the event that Landlord shall be delayed or hindered in or prevented from
doing or performing any act or thing required hereunder by reason of strikes,
lock-outs, casualties, Acts of God, labor troubles, inability to procure
materials, failure of power, governmental laws or regulations, riots,
insurrection, war or other causes beyond the reasonable control of Landlord,
then Landlord shall not be liable or responsible for any such delays and the
doing or performing of such act or thing shall be excused for the

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                                       20
<PAGE>

period of the delay and the period for the performance of any such act shall be
extended for a period equivalent to the period of such delay.

SECTION 17.06.    Notices.
--------------    --------

Any notice, demand, request or other instrument which may be or are required to
be given under this Lease shall be delivered personally or sent by either United
States certified mail postage prepaid or expedited mail service and shall be
addressed (a) if to Landlord at the address provided in Section 1.01 for
Landlord or at such other address as Landlord may designate by written notice
and (b) if to Tenant at the address provided in Section 1.01 for Tenant or at
such other address as Tenant shall designate by written notice. Notices shall be
effective upon delivery unless delivery is refused or cannot be made in which
event notice shall be effective on mailing.

SECTION 17.07.    Captions and Section Numbers.
--------------    -----------------------------

The captions, section numbers, article numbers, and index appearing in this
Lease are inserted only as a matter of convenience and in no way define, limit,
construe, or describe the scope or intent of such section or articles of this
Lease nor in any way affect this Lease.

SECTION 17.08.    Tenant Defined, Use of Pronoun.
--------------    -------------------------------

The word "Tenant" shall be deemed and taken to mean each and every person or
party mentioned as a Tenant herein, be the same one or more; and if there shall
be more than one Tenant, any notice required or permitted by the terms of this
lease may be given by or to any one thereof, and shall have the same force and
effect as if given by or to all thereof. The word "Landlord" shall be deemed and
taken to mean each and every person or party mentioned as a Landlord herein, be
the same one or more; and if there shall be more than one Landlord, any notice
required or permitted by the terms of this Lease shall be given by or to any one
thereof, and shall have the same force and effect as if given by or to all
thereof. The use of the neuter singular pronoun to refer to Landlord or Tenant
shall be deemed a proper reference even though Landlord or Tenant may be an
individual, a corporation, or a group of two or more individuals or
corporations. The necessary grammatical changes required to make the provisions
of this Lease apply in the plural sense where there is more than one Landlord or
Tenant and to either corporations, associations, partnerships, or individuals,
males or females, shall in all instances be assumed as though in each case fully
expressed.

SECTION 17.09.    Partial Invalidity.
--------------    -------------------

If any term, covenant or condition of this Lease or the application thereof to
any person or circumstance shall, to any extent, be invalid or unenforceable,
the remainder of this Lease, or the application of such term, covenant or
condition to persons or circumstances other than those as to which it is held
invalid or unenforceable, shall not be affected thereby and each term, covenant
or condition of this Lease shall be valid and be enforced to the fullest extent
permitted by law.

SECTION 17.10.    Execution of Lease.
--------------    -------------------

The submission of this Lease for examination does not constitute a reservation
of or option for the Premises and this Lease becomes effective as a Lease only
upon execution and delivery thereof by Landlord and Tenant. If Tenant is a
corporation, Tenant shall furnish Landlord with such evidence, as Landlord
reasonably requires to evidence the binding effect on Tenant of the execution
and delivery of this Lease.

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                                       21
<PAGE>

SECTION 17.11.    Recording.
--------------    ----------

Tenant agrees not to record this Lease. However, Tenant and Landlord, upon
request of either, agree to execute and deliver a memorandum or so-called "short
form" of this Lease in recordable form for the purpose of recordation at
Tenant's expense. Said memorandum or short form of this Lease shall describe the
parties, the Premises and the Lease Term and shall incorporate this Lease by
reference.

SECTION 17.12.    Applicable Law.
--------------    ---------------

The Laws of the State of California shall govern the validity, performance and
enforcement of this Lease with venue in San Joaquin County, except where
indicated differently in this Lease.

SECTION 17.13.    Time is of the Essence.
--------------    -----------------------

Time is of the essence of this Agreement.

SECTION 17.14.    Successors and Assigns.
--------------    -----------------------

Except as otherwise provided herein, this Lease shall be binding upon and inure
to the benefit of the parties hereto and their respective heirs, personal
representatives, executors, administrators, successors and assigns; except that
nothing in this Paragraph shall be deemed to permit any assignment, subletting,
occupancy, or use contrary to the provisions of this Article.

SECTION 17.15.    Survival of Obligations.
--------------    ------------------------

Any obligation of Tenant to pay any sum owing in order to perform the provisions
of this Lease after the expiration or other termination of this Lease, shall
survive the expiration or other termination of this Lease.

SECT10N 17.16.  Arbitration.
--------------  ------------

Any controversy between the parties hereto involving the construction or
application of any of the terms, covenants, or conditions of this Lease shall on
written request of one party served on the other be submitted to arbitration and
such arbitration shall comply with and be governed by the provisions of the
American Arbitration Association.

SECTION 17.17.    Attorney Fees.
--------------    --------------

In case suit should be brought for recovery of the Premises, or for any sum or
rents due hereunder, or because of any act which may arise out of the possession
of the Premises, by either party, the prevailing party shall be entitled to all
costs incurred in connection with such action, including a reasonable attorney's
fee.

If Landlord shall be made a party to any litigation commenced by or against
Tenant, Tenant shall pay all costs, expenses and attorneys' fees incurred by
Landlord in connection with such litigation except in the event that such
litigation shall determine that Landlord has committed a breach of this Lease
and shall adjudicate that Landlord is liable therefor.

SECTION 17.18.    Representations.
--------------    ----------------

Tenant acknowledges that neither Landlord nor Landlord's agents, employees, or
contractors have made any representations or promises with respect to the
Premises, or this Lease except as expressly set forth herein.

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                                       22
<PAGE>

SECTION 17.19.    Landlord's Liability.
--------------    ---------------------

Landlord's liability hereunder shall be limited solely to Landlord's interest in
the Premises.

SECTION 17.20.    Landlord's Consent Must Be Reasonable.
--------------    --------------------------------------

Wherever in this Lease the consent or approval of Landlord is required, such
consent or approval shall not be unreasonably withheld.

SECTION 17.21.    Contingency.
--------------    ------------

This Lease is contingent upon regulatory approval by the California Department
of Financial Institutions and the FDIC. If the contingencies are not lifted by
August 1, 1999, the Lease shall become null and void and the security deposit
and Prepaid Rent shall be refunded to Tenant.

IN WITNESS WHEREOF the parties hereto have executed this Lease this day and year
first above written.

LANDLORD, Elf Realty Corporation      TENANT, Service 1st Bank (Proposed)

By:_____________________________      By:_______________________________
Brian Collins                         Brian Garrett
President                             Chief Executive Officer

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                                       23
<PAGE>
                                    ARTICLE I
                                    ---------
                             BASIC LEASE PROVISIONS
                             ENUMERATION OF EXHIBITS

SECTION 1.01. Basic Lease Provisions

DATE:                         April 13,1999

LANDLORD:                     Elf Realty Corporation

ADDRESS OF LANDLORD:          HSR Realty
                              814 Ackerman Dr.
                              Danville, CA. 94526

TENANT:                       Service 1st Bank (Proposed)

ADDRESS OF TENANT:            60 West Tenth Street, Tracy, CA.

PERMITTED USE:                (1) The delivery of financial services to
                              commercial and retail customers including
                              operating a bank, savings bank, credit union,
                              insurance company/agency, stock brokerage, trust
                              company, or related financial services company or
                              institution, (2) general office use, (3) data
                              processing, or (4) any other business now or in
                              the future operated by Tenant, its affiliates,
                              subsidiaries, or assignees, in accordance with
                              Article IV.

TENANT'S TRADE NAME:          Service 1st Bank (Proposed)

PREMISES:                     The entire building located at 60 West Tenth
                              Street, Tracy, CA.

LEASE TERM RENTAL             Seven (7) years commencing no later than 60 days
COMMENCEMENT DATE AND TERM    following the vacating of the Premises by the
(Section 2.05):               current Tenant, but no later than May 1, 2000
                              (commencement date)

LEASE YEAR                    If the Commencement date is other than the first
                              day of a calendar month, the first Lease Year
                              shall be the period of time from said Commencement
                              Date to the end of the month in which said
                              Commencement date shall occur plus the following
                              twelve (12) calendar months. Each Lease Year
                              thereafter shall be successive period of twelve
                              (12) calendar months.

FIXED MINIMUM RENT            $6,100.00 (Six Thousand One Hundred Dollars) per
(Section 3.01):               calendar month of the Lease Year.

PERIODIC COST OF LIVING       An integral part of this Lease
ADJUSTMENT (Section 3.02):

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                                        1
<PAGE>

COMMON AREA MAINTENANCE       Tenant to pay all taxes and assessments,
PAYMENT & OPERATING EXPENSE   maintenance and repairs. Landlord to pay real
(Section 4.01):               property Insurance.

PREPAID RENT:                 $6,100.00 (Six Thousand One Hundred Dollars) upon
                              execution of this Lease as prepaid rent to be
                              applied to the first installment of Fixed Minimum
                              Rent due hereunder. If this Lease is terminated as
                              per Section 17.21 below, the prepaid rent shall
                              immediately be refunded to Tenant.

SECURITY DEPOSIT:             $6,100.00 (Six Thousand One Hundred Dollars) upon
                              execution of this Lease. If this Lease is
                              terminated as per Section 17.21 below, the
                              Security Deposit shall immediately be refunded to
                              Tenant.

OPTION TO RENEW:              Tenant has two (2) consecutive options to extend
                              the Lease term for five (5) years each as per
                              Section 3.05 below. The Fixed Minimum Rent shall
                              be adjusted under the terms of this Lease. All
                              other terms of this Lease shall remain in effect.

SECTION 1.02.     Significance of a Basic Lease Provision.
-------------     ----------------------------------------

Each reference in this "Lease" to any of the Basic Lease Provisions contained in
Section 1.01 of this Article shall be deemed and construed to incorporate all of
the terms thereof. The Basic Lease Provisions shall be construed in connection
with and limited by any such reference.

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                                        2
<PAGE>

                                   ARTICLE II
                                   ----------
                     DEMISE OF PREMISES AND QUIET ENJOYMENT

SECTION 2.01.     Description and General Obligations.
-------------     ------------------------------------

Landlord owns the building located at 60 West Tenth Street, Tracy, CA. In
consideration of the rents, covenants and agreements reserved and contained in
this Lease, Landlord hereby leases and demises the Premises to Tenant and Tenant
rents same, in order that Tenant shall continuously operate its business
operations thereon in accordance with its Permitted Use, subject only to the
terms and conditions herein contained and all liens, encumbrances, easements,
restrictions, zoning laws, and governmental or other regulations affecting the
Premises.

The Premises shall include the following fixtures: any items left by the
previous Tenant, such as the vault, teller line, and other cabinetry to be
mutually agreed upon, and which shall remain the property of Landlord.

SECTION 2.02.     Quiet Enjoyment.
-------------     ----------------

Landlord covenants that Tenant, upon paying all sums due from Tenant to
Landlord, hereunder "Rent", and performing and observing all of Tenant's
obligations under this Lease, shall peacefully and quietly have, hold and enjoy
the Premises and the appurtenances throughout the Lease Term without
interference by the Landlord, subject, nevertheless, to the other terms and
provisions of this Lease.

SECTION 2.03.     Statement of Lease Term.
-------------     ------------------------

When the commencement date and termination date of the Lease Term have been
determined, Landlord and Tenant shall execute and deliver a written statement in
recordable form specifying therein the Rental Commencement Date and termination
date of the Lease Term.

                                  ARTICLE III
                                  -----------
                                      RENT

SECTION 3.01.     Fixed Minimum Rent.
-------------     -------------------

During the entire Lease Term, Tenant covenants and agrees to pay to Landlord, in
lawful money of the United States, without any prior demand and without any
deduction or setoff whatsoever, the fixed Minimum Rent as provided in Section
1.01. The payment of Fixed Minimum Rent by Tenant to Landlord shall be made in
advance on the first day of each calendar month during the Lease Term hereof.
Fixed Minimum Rent for any partial calendar month during the Lease Term shall be
prorated on a per diem basis.

SECTION 3.02.     Periodic Cost of Living Adjustment.
-------------     -----------------------------------

The minimum monthly rent shall be subject to adjustment at the commencement of
the second year of the term and each year thereafter ("the adjustment date") as
follows:

The base for computing the adjustment is the Consumer Price Index (All Urban
consumers) (base year 1982-1984 - 100) for San Francisco-Oakland-San Jose
published by the United States Department of Labor, Bureau of Labor Statistics
("Index") which was last published one (1) year prior to the Adjustment Date
("Beginning Index"). The Index last published prior to the Adjustment Date
("Extension Index") is to be used in determining the amount of the adjustment.
If the Extension Index has increased over the

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                                        3
<PAGE>

Beginning Index, the minimum monthly rent for the following year (until the next
rent adjustment) shall be set by multiplying the minimum monthly rent for the
preceding period by a fraction, the numerator of which is the Extension Index
and the denominator of which is the Beginning Index.

The above adjustment shall be subject to a minimum floor of two percent (2%) and
a maximum cap of five percent (5%), therefore the adjusted minimum rent shall be
no less than two percent (2%) greater than the monthly minimum rent in effect
prior to the Adjustment Date then occurring and shall be no more than five
percent (5%) greater than the monthly minimum rent in effect prior to the
Adjustment Date then occurring.

If the Index is changed so that the base year differs from that in effect when
the term commences, the Index shall be converted in accordance with the
conversion factor published by the United States Department of Labor, Bureau of
Labor Statistics. If the Index is discontinued or revised during the term, such
other government index or computation with which it is replaced shall be used in
order to obtain substantially the same result as would be obtained if the Index
had not been discontinued or revised.

SECTION 3.03.     Additional Charges.
-------------     -------------------

In addition to Fixed Minimum Rent, all other payments (except reimbursements) to
be made by Tenant to Landlord shall be deemed to be and shall become "Additional
Rent" hereunder whether or not the same be designated as such, and shall be due
and payable on demand together with any interest thereon; and Landlord shall
have the same remedies for failure to pay same as for a non-payment of Minimum
Rents. (Minimum Rent and Additional Rent are hereinafter sometimes collectively
referred to as "Rent"). If Tenant fails to make any payment of Rent when due as
required under the applicable provisions of this Lease, Tenant shall pay a late
charge in accordance with Section 3.04 hereof.

SECTION 3.04.     Past Due Rent and Additional Rent.
-------------     ----------------------------------

If Tenant shall fail to pay, when the same is due and payable, any Rent or any
Additional Rent, or amounts or charges of the character described in Section
3.03 hereof, Tenant shall pay as Additional Rent a late fee equal to six (6%)
percent of the delinquent amount if such payments are not paid within five days
of their due date. Landlord and Tenant agree that this late charge represents a
reasonable estimate of the costs and expenses Landlord will incur and is fair
compensation to Landlord for its loss suffered by reason of late payment by
Tenant.

SECTION 3.05.     Option to Renew.
-------------     ----------------

If Tenant elects to exercise its Option to Renew provided for in Section 1.01,
then Tenant shall provide Landlord with written notice not earlier than six (6)
months prior to the expiration of the then current term of the Lease, but no
later than 5:00 p.m. (Pacific Time) on the date which is three (3) months prior
to the expiration of the then current term of the Lease. If Tenant fails to
provide such notice, Tenant shall have no further or additional right to extend
or renew the term of the Lease.

SECTION 3.06.     Option Minimum Rent
-------------     -------------------

The Fixed Minimum Monthly Rent for the Option Period shall be determined by
either the Cost of Living Adjustment (Section 3.02) or the Fair Market Rental
(Section 3.07 below), whichever is greater.

Should the Fair Market Rental Adjustment prevail for one or both of the two
Option Periods, the Fixed Minimum Monthly Rent shall be adjusted in accordance
with Section 3.07 for the first year and Section 3.02 for the second and
subsequent years.

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                                        4
<PAGE>

SECTION 3.07.     Fair Market Rental
-------------     ------------------

Fair Market Rental shall be the actual rental rates for comparable space of
comparable financial institutions in other comparable areas of Tracy,
California, adjusting to account for, with respect to such rental, any
difference between the lease and the lease(s) of comparable space, including
without limitation, net versus gross lease provisions. Fair Market Rental shall
be determined pursuant to the foregoing factors and shall mean the Fair Market
Rental in effect as of the beginning of the Option Period.

Not less than sixty (60) days before the beginning of each Option Period,
Landlord shall notify Tenant of Landlord's determination of the Fair Market
Rental for the Premises for the coming Option Period (the Fair Market Rental
Notice).

If Tenant disputes the amount of the Fair Market Rental as determined by
Landlord, Tenant may require that Landlord submit the dispute to arbitration.
The judgment rendered in any such arbitration may be entered in any court having
jurisdiction and shall be final and binding between parties. The arbitration
shall be conducted in San Francisco, California, in accordance with the then
prevailing rules of the American Arbitration Association or its successors for
arbitration of commercial disputes, except to the extent that the procedures
mandated by such rules shall be modified as follows:

Tenant shall make demand for arbitration in writing within twenty (20) business
days after receipt of the Fair Market Rental Notice, specifying therein the name
and address of the person to act as the arbitrator on Tenant's behalf. The
arbitrator shall be qualified as a real estate appraiser familiar with the fair
market rental of comparable space in comparable areas in Tracy, California.
Failure on the part of Tenant to make a timely and proper demand for such
arbitration shall constitute a waiver of the right thereto, and rental for the
option period shall be the amount stated in the Fair Market Rental Notice.
Within ten (10) business days after the service of the demand for arbitration,
Landlord shall give notice to Tenant, specifying the name and address of the
person designated by Landlord to act as arbitrator on its behalf who shall be
similarly qualified. If Landlord fails to notify Tenant of the appointment of
its arbitrator within or by the time above specified, then the arbitrator
appointed by Tenant shall be the arbitrator to determine the issue.

If two arbitrators are chosen pursuant to the preceding paragraph, the
arbitrators so chosen shall meet within ten (10) business days after the second
arbitrator has been appointed and, if within twenty (20) business days after
such meeting the two arbitrators are unable to agree promptly upon a
determination of Fair Market Rental, they - themselves - shall appoint a third
arbitrator who shall be a competent and impartial person with qualifications
similar to those required of the first two arbitrators.

If the two arbitrators are unable to agree upon such appointment within five (5)
business days after the expiration of such twenty (20) day period, the third
arbitrator shall be selected by the parties themselves, if they can agree
thereon within a further period of ten (10) business days. If the parties cannot
so agree, then either party, on behalf of both, may request the then Chief Judge
of the United States District Court having jurisdiction over the City of San
Francisco, California, to appoint a third arbitrator and the other party shall
not raise any question as to the judge's full power and jurisdiction to
entertain the application for and make the appointment.

Where the issue cannot be resolved by agreement between the two arbitrators
selected by Landlord and Tenant or settled between the parties during the course
of arbitration, the issue shall be resolved by the three arbitrators as follows:
The arbitrator selected by each of the parties shall state in writing his
determination of the Fair Market Rental supported by the reasons therefore with
counterpart copies to each party. The arbitrators shall arrange for a
simultaneous exchange of such proposed resolutions. The role of the third
arbitrator shall be to select which of the two proposed resolutions most closely
approximates his determination of Fair Market Rental. The third arbitrator shall
have no right to propose

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                                        5
<PAGE>

a middle ground or any modification of either of the two proposed resolutions.
The resolution he chooses as most closely approximating his determination shall
constitute the decision of the arbitrators and shall be final and binding upon
the parties.

If any arbitrator fails, refuses, or is unable to act, his successor shall be
appointed by him, but in the case of the third arbitrator, his successor shall
be appointed in the same manner as provided for the appointment of the third
arbitrator. The arbitrators shall attempt to decide the issue within ten (10)
business days after the appointment of the third arbitrator. Any decision in
which the arbitrator appointed by Landlord and arbitrator appointed by Tenant
concur shall be binding and conclusive upon the parties. Each party shall pay
the fee and expense of its respective arbitrator and both shall share the fees
and expenses of the third arbitrator, if any. The attorneys' fees and expenses
of counsel for the respective parties and of witnesses shall be paid by the
respective party engaging such counsel or calling such witnesses.

The arbitrators shall have the right to consult experts and competent
authorities for factual information or evidence pertaining to a determination of
Fair Market Rental, but any such consultation shall be made in the presence of
both parties with full right on their part to cross-examine. The arbitrators
shall render their decision in writing with counter-part copies to each party.
The arbitrators shall have no power to modify the provisions of the lease.

If the new rental term begins prior to determination of Fair Market Rental, then
the minimum monthly rental initially due during the new rental term shall be the
amount stated in the Fair Market Rental Notice. Within fifteen (15) days after
determination of the Fair Market Rental, the appropriate party shall pay the
other party the difference between the amount actually paid and the amount that
should have been paid pursuant to this Paragraph 2.

In no case shall the Fixed Minimum Monthly Rent be less than the minimum monthly
rent paid immediately preceding the option period year, plus two (2%) percent.

                                   ARTICLE IV
                                   ----------
                                 PERMITTED USE

SECTION 4.01.     Use of Premises
-------------     ---------------

Tenant shall use and occupy the Premises during the term for the purpose of
delivering financial services to commercial and retail customers including
operating a bank, savings bank, credit union, mortgage company, insurance
company/agency, stock brokerage, trust company, or related financial services
company or institution (2) general office use, (3) data processing, or (4) any
other business now or in the future operated by Tenant, its affiliate,
subsidiaries, or assignees, and for no other purpose whatsoever without the
written consent of Landlord.

SECTION 4.02.     Continuous Operation
-------------     --------------------

Tenant shall continuously during the entire term hereof conduct and carry on
Tenant's aforesaid business in the Premises and shall keep said Premises open
for business and cause such business to be conducted thereon during each and
every business day for such number of hours each day as is customary for
business of like character in the City of Tracy, except for a temporary shutdown
on account of strikes, lockouts or causes beyond the control of Tenant, or (for
not more than one (1) day) out of respect to the memory of any deceased officer
or employee of Tenant.

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                                        6
<PAGE>

Should Tenant close the Premises without the express consent of Landlord,
Landlord may terminate this Lease.

SECTION 4.03.     Abandonment
-------------     -----------

Tenant agrees not to vacate or abandon the Premises at any time during the Lease
Term. Should Tenant vacate or abandon the Premises or be dispossessed by process
of law or otherwise, such abandonment, vacation or dispossession shall be a
breach of this Lease and, in addition to any other rights which Landlord may
have, Landlord may, after notice to Tenant, terminate this Lease and remove any
personal property belonging to Tenant which remains on the Premises and store
the same in a public warehouse or elsewhere, such removal and storage to be at
the cost of and for the account of Tenant.

Notwithstanding the above, Tenant may vacate the Premises, with prior written
notice to Landlord, at any time, for no more than six (6) months, and such
action shall not constitute an event of default provided Tenant continues to
meet all other Lease Obligations, including Rent.

SECTION 4.04.     Surrender of Premises
-------------     ---------------------

At the termination of this Lease, Tenant shall surrender the Premises in the
same condition (subject to the removals hereinafter required) as the Premises
were on the date Tenant opened the Premises for business to the public,
reasonable wear and tear and loss due to insured casualty excepted, and shall
surrender all keys for the Premises to Landlord at the place then fixed for the
payment of Rent, and shall inform Landlord of all combinations on locks, safes
and vaults, if any, in the Premises. Prior to termination, Tenant shall remove
all its trade fixtures, and, to the extent required by Landlord by written
notice, any other installation, alterations or improvements before surrendering
the Premises as aforesaid and shall repair any damage to the Premises caused
thereby. Tenant's obligation to observe or perform this covenant shall survive
the expiration or other termination of the Lease Term.

                                   ARTICLE V
                                   ---------
                                OPERATING COSTS

SECTION 5.01.     Operating Costs.
-------------     ----------------

During each month of the Lease Term, Tenant shall pay all taxes, public charges
and assessments of whatsoever nature directly or indirectly assessed or imposed
upon the land, buildings, equipment and improvements constituting the Premises,
including, but not limited to, all real property taxes, rates, duties and
assessments, local improvement taxes, import charges or levies, whether general
or special, that are levied, charged or assessed against the Premises by any
lawful taxing authority whether federal, state, county, municipal, school or
otherwise (other than income, inheritance and franchise taxes thereon).

                                   ARTICLE VI
                                   ----------
                INSTALLATION, MAINTENANCE, OPERATION AND REPAIR

SECTION 6.01.     Tenant Installation.
-------------     --------------------

Tenant shall, at Tenant's sole expense, install all trade fixtures and equipment
required to operate its business (all of which shall be of first-class quality
and workmanship). All trade fixtures, signs, or other personal property
installed in the Premises by Tenant shall remain the property of Tenant and may
be removed at any time provided that Tenant is not in default hereunder and
provided the removal thereof

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                                        7
<PAGE>

does not cause, contribute to, or result in Tenant's default hereunder; and
further provided that Tenant shall at Tenant's sole expense promptly repair any
damage to the Premises resulting from the removal of personal property and shall
replace same with personal property of like or better quality. The term "trade
fixtures" as used herein shall not include carpeting, floor coverings, attached
shelving, lighting fixtures other than free-standing lamps, wall coverings, or
similar Tenant improvements which upon installation shall immediately become the
property of Landlord but which can be moved, modified, or changed by Tenant at
any time during the Lease Term without permission from Landlord. Tenant shall
not attach any fixtures or articles to any portion of the Premises, nor make any
alterations, additions, improvements, or changes or perform any other work
whatsoever in and to the Premises, other than minor interior cosmetic and
decorative changes which do not exceed Five Thousand Dollars ($5,000.00) in the
aggregate per Lease Year, without in each instance obtaining the prior written
approval of Landlord. Any alterations, additions, improvements, changes to the
Premises or other work permitted herein shall be made by Tenant at Tenant's sole
cost and expense.

SECTION 6.02.     Maintenance and Repairs by Tenant.
-------------     ----------------------------------

Except as provided in Section 6.01 hereof, Tenant shall, at Tenant's expense, at
all times keep the Premises and appurtenances and every part thereto in good
clean, sanitary and safe order, condition and repair, including fixtures,
electrical, plumbing, sewage systems, sidewalks, parking lot and landscaping,
thereby waiving all rights to make repairs at the expense of Landlord as
provided in Section 1942 of the Civil code of the State of California, and all
rights provided for by Section 1941 of said Civil Code. Tenant shall replace all
broken glass with glass of the same size and quality and on a quarterly basis
maintain and repair HVACs. Any replacement of major parts or an entire HVAC unit
shall be handled as follows: Upon determination of the need for replacement of
parts or an entire unit, and the cost, Tenant shall notify Landlord of the
extent and cost of the replacement. Tenant shall be responsible for the first
$5000 of cost for each HVAC unit. The $5000 shall be cumulative from the
beginning of the Lease Term, and shall continue through the option periods. The
cumulative $5000 shall not include costs paid by Tenant for quarterly
maintenance or minor repairs. If the replacement of parts or an entire unit
exceeds the $5000 cap per unit, Landlord shall pay the difference between the
actual cost and the $5000. Tenant shall, in a manner satisfactory to Landlord,
paint the interior of the Premises when necessary to maintain at all times a
clean and sightly appearance. In the event Tenant fails to perform any of its
obligations as required hereunder, Landlord may, but shall not be required to,
perform and satisfy same, with Tenant hereby agreeing to reimburse Landlord for
the cost hereof promptly upon demand.

Tenant shall make any and all additions, improvements, alterations, and repairs
to or on the Premises (other than those required for the structural repair of
the roof, or exterior walls), which may at any time during the Lease Term be
required or recommended by any lawful authorities, insurance underwriters,
inspection rating bureaus, or insurance inspectors designated by Landlord.
Landlord may, but shall not be obligated to deal directly with any authorities
respecting their requirements for additions, improvements, alterations or
repairs. All such repairs shall be performed in a good and workmanlike manner,
up to code. All such additions, improvements, and alterations thereto shall
become immediately the property of Landlord. Tenant shall comply with all
county, municipal, state, and federal laws and regulations including those
relating to commercial banks, now in force or which hereafter may be in effect
pertaining to the Premises.

SECTION 6.03.     Signs, Awnings and Canopies.
-------------     ----------------------------

Tenant shall not place or suffer to be placed or maintained on any exterior
door, wall or window of the Premises any sign, awning or canopy, or advertising
matter or other thing of any kind, and shall not place or maintain any exterior
lighting, plumbing fixture or protruding object or any decoration, lettering or
advertising matter on the glass of any window or door of the Premises without
first obtaining Landlord's written approval and consent, which shall not be
unreasonably withheld. Notwithstanding the above,

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                                        8
<PAGE>

Tenant shall be allowed to put the business hours, trade name and logo, and
legal name in vinyl letters on the door windows, and to place signs and banners
on the interior of the windows during marketing promotions without the consent
of Landlord. Tenant further agrees to maintain such sign, awning, canopy,
decoration, lettering, advertising matter or other thing as may be approved in
good condition and repair at all times. Tenant is allowed to place signs and
awnings on the exterior of the building as per City of Tracy codes.

SECTION 6.04.     Discharge Of All Liens.
-------------     -----------------------

Tenant shall not create or permit to be created or to remain, and shall
discharge, any lien (including, but not limited to, the liens of mechanics,
laborers or materialmen for work or materials alleged to be done or furnished in
connection with the Premises), encumbrance or other charge upon the Premises or
any part thereof, upon Tenant's leasehold interest therein, provided, that
Tenant shall not be required to discharge any such liens, encumbrances or
charges as may be placed upon the Premises by the act of Landlord.

Tenant shall have the right to contest, in good faith and by appropriate legal
proceedings, the validity or amount of any mechanics', laborers' or
materialmen's lien or claimed lien. In the event of such contest, Tenant shall
give to Landlord reasonable security as may be required by Landlord to insure
payment thereof and to prevent any sale, foreclosure or forfeiture of the
Premises or any part thereof by reason of such non-payment. On final
determination of such lien or such claim for lien, Tenant shall immediately pay
any judgment rendered, with all proper costs and charges, and shall have such
lien released or judgment satisfied at Tenant's expense, and upon such payment
and release of satisfaction, Landlord shall promptly return to Tenant such
security as Landlord shall have received in connection with such contest.
Landlord reserves the right to enter the Premises to post and keep posted
notices of non-responsibility for any such lien. Tenant shall pay, protect and
indemnify Landlord from and against all liabilities, losses, claims, damages,
costs and expenses, including reasonable attorney's fees, incurred by Landlord
by reason of the filing of any lien and/or the removal of the same.

SECTION 6.05.     Utilities.
-------------     ----------

From the time Tenant first enters the Premises for the purpose of installing
fixtures or from the commencement of the Lease Term, whichever date is the
earlier, Tenant shall pay in a timely manner for water, gas, light, power,
refuse, and all other utilities and services to or consumed in or on the
Premises.

Utility service providers shall be chosen and retained by Landlord.

Tenant shall comply with all present and future laws, order, and regulations of
all federal, state, municipal and local governments, departments, commissions,
and boards regarding the collection, sorting, separation, and recycling of waste
products, garbage, refuse and trash.

SECTION 6.06.     Maintenance by Landlord.
-------------     ------------------------

Except as provided in Section 9 and for damage caused by any negligent or
intentional act or omission of Tenant, Tenant's agents, employees, or invitees,
Landlord, at its sole cost and expense, shall keep in good condition and repair
the foundations, exterior walls, and exterior roof of the Premises. Landlord
shall also maintain the unexposed electrical, plumbing and sewage systems
including, without limitation, those portions of the systems lying outside the
Premises; window frames, gutters and down spouts on the building. If maintenance
or repair of any item in this Section 6.06 is necessary due to the negligent or
intentional act or omission of Tenant, Tenant's agents, employees, or invitees,
Tenant shall repair and maintain such items. Notwithstanding anything in this
Lease to the contrary, Landlord shall only be responsible for repairs of the
items mentioned in this Section if said repairs are due to normal wear and tear,
age, or obsolescence. For example, if wiring in the walls needs repair because
of the age of the wiring or a faulty or old breaker, said repairs shall be the
responsibility of Landlord. If Tenant overloads

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                                        9
<PAGE>

a circuit by attaching too much equipment to it, causing damage to the wiring or
breakers, Tenant shall be responsible for repairing the wires and breakers.

Landlord shall comply with all county, municipal, federal, and state laws and
regulations, including those relating to commercial banks, now in force or which
hereafter may be in effect pertaining to the Premises.

Notwithstanding anything to the contrary contained in this Lease, Landlord shall
not be liable for failure to make repairs required to be made by Landlord under
provisions of this Lease unless Tenant has previously notified Landlord in
writing of the need for such repairs and Landlord has failed to commence and
complete the repairs within a reasonable time following receipt of Tenant's
notification. If Landlord fails to commence such repairs or replacements
required of Landlord pursuant to the foregoing within thirty (30) days after
written notice from Tenant of the need for such work (or if more than thirty
(30) days shall be required because of the nature of the work, if Landlord shall
fail to diligently proceed to commence to perform such work after written
notice), Tenant shall be entitled to make such repairs as are necessary, and
Landlord shall reimburse Tenant for the cost paid by Tenant in doing so within
thirty (30) days after Tenant's delivery to Landlord of an invoice, together
with reasonable back up documentation for same.

SECTION 6.07.     Hazardous Substances
-------------     --------------------

Landlord has no knowledge of the presence of hazardous substances in or on the
Premises. Hazardous substances pose only a hazard when disturbed, damaged, or
released into the air. Therefore, Tenant shall inform Landlord anytime Tenant
plans to repair, remove, or otherwise disturb any areas or materials that may
contain hazardous substances and where there may be the possibility of
releasing, disturbing, or coming in contract with hazardous substances.

In the event that any hazardous substances are discovered in or on the Premises,
which may present a danger to Tenant and Tenant's agents, employees, invitees,
etc. when disturbed or released in the air, and it is determined that such
hazardous substances have been placed on the Premises prior to Tenant's
occupancy, such hazardous substances shall be encapsulated (if feasible) or
diligently removed by qualified personnel, at Landlord's cost and expense.

The making of alterations or the removal of all or a portion of such hazardous
substances shall not entitle Tenant to any damages except for injury or damages
arising out of Landlord's negligence or that of its agents nor shall it relieve
Tenant of the obligation to pay any sums due under this Lease except to the
extent that the premises are unusable for the conduct of business during or
after the removal.

Tenant shall not cause or permit the storage or use of any hazardous substances
in or on the Premises.

                                   ARTICLE VII
                                   -----------
                     OPERATING RULES, REGULATIONS, SURRENDER

SECTION 7.01.     Rules and Regulations.
-------------     ----------------------

Tenant agrees to comply with and observe the following rules and regulations:

1.   No aerial or antennae shall be erected on the roof or exterior walls of the
     Premises or on the grounds, without in each instance, the written consent
     of Landlord. Any aerial or antennae so installed without such written
     consent shall be subject to removal without notice at any time at Tenant's
     sole cost and expense.

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                                       10
<PAGE>

2.   The exterior areas immediately adjoining the Premises shall be kept clean
     and free from dirt and rubbish by Tenant to the satisfaction of Landlord,
     and Tenant shall not place or permit any obstructions or merchandise in
     such areas.

3.   The plumbing facilities shall not be used for any other purpose than that
     for which they are constructed, and no foreign substance of any kind shall
     be thrown therein, and the expense of any breakage, stoppage, or damage
     resulting from a violation of this provision shall be borne by Tenant who
     shall, or whose employees, agents or invitees shall, have caused it.

4.   Tenant shall not commit or suffer to be committed any waste upon the
     Premises or any nuisance or other act or thing which may disturb the quiet
     enjoyment of any other tenant in the building in which the Premises may be
     located.

6.   Tenant shall, at Tenant's sole cost and expense, comply with all of the
     requirements of all county, municipal, state of California, federal and
     other applicable governmental authorities, now in force, or which may
     hereafter be in force, pertaining to the Premises, and shall faithfully
     observe in the use of the Premises all municipal and county ordinances and
     state and federal statutes now in force or which may hereafter be in force,
     and all regulations, orders and other requirements issued or made pursuant
     to any such ordinances and statutes.

Tenant agrees to comply with and observe the rules and regulations set forth
above. Tenant's failure to keep and observe said rules and regulations shall
constitute a breach of the terms of the Lease Terms in the manner as if the same
were contained herein as covenants. Landlord reserves the right from time to
time to amend or supplement said rules and regulations, and to adopt and
promulgate additional rules and regulations applicable to the Premises provided
these amendments are agreeable to both Landlord and Tenant and both shall be
reasonable in negotiating if negotiation becomes necessary.

                                  ARTICLE VIII
                                  ------------
                                    INSURANCE

SECTION 8.01.     Tenant's Coverage.
-------------     ------------------

Tenant shall maintain at its sole expense during the term hereof, liability
insurance covering the Premises with a $2,000,000 Limit of Liability for
commercial general liability for each occurrence and $2,000,000 annual
aggregate. Tenant shall also keep in force rent insurance as well as special
form property insurance for the full replacement value of Tenant's improvements
and Tenant's property, including, but not limited to, inventory, trade fixtures,
furnishings and other personal property. Tenant shall also have plate glass
insurance covering all plate glass on the Premises at full replacement value,
however for plate glass coverage Tenant shall have the option to either insure
this risk or self-insure. Tenant shall cause such insurance policies to name
Landlord as an additional insured and to be written so as to provide that the
insurer waives all right of recovery by way of subrogation against Landlord in
connection with any loss or damage covered by the policy. In addition, Tenant
shall keep in force workman's compensation or similar insurance to the extent
required by law. Tenant shall deliver to Landlord at least five (5) days prior
to the commencement of the Term a copy of the insurance policy or the
endorsement evidencing coverage and evidencing Landlord, Elf Realty Corporation,
as additional insured. Each insurer under the policies required hereunder shall
agree by endorsement on the policy issued by it or by independent instrument
furnished to Landlord that it will give Landlord thirty (30) days' prior written
notice before the policy or policies in question shall be altered or canceled.

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                                       11
<PAGE>

SECTION 8.02.     Landlord Coverage.
-------------     ------------------

Landlord shall throughout the Lease Term, at its sole cost and expense, keep the
property insured.

SECTION 8.03.     Indemnification.
-------------     ----------------

During the term of this Lease, Tenant shall indemnify and hold Landlord,
Landlord's officers, agents, and employees, harmless from any loss, cost or
expense of any sort or nature, and from any liability to any person on account
of any damage to person or property arising out of any failure of Tenant to
perform and comply in any respect with any of the requirements and provisions of
this Lease, provided that such damage does not result directly or indirectly by
reason of conduct of Landlord, Landlord's officers, agents and employees.
Landlord shall indemnify and save Tenant harmless from any loss, cost or expense
of any sort or nature, and from any liability to any person on account of any
damage to person or property arising out of any failure of Landlord to perform
and comply in any respect with any of the requirements and provisions of this
Lease; provided that such damage does not result directly or indirectly by
reason of conduct of Tenant, its agents and employees.

SECTION 8.04.     Indemnity Agreement
-------------     -------------------

Tenant hereby agrees to indemnify Landlord, Landlord's officers, agents and
employees against, and hold Landlord, Landlord's officers, agents and employees
harmless from any and all claims, demands, actions, loss or liability because or
on account of injuries to or death of any person (including death or injuries to
Tenant's employees) and damage to property of others, howsoever caused or
sustained (except where caused in whole or in part by negligence of Landlord,
Landlord's officers, agents and/or employees,) and in any way arising out of or
connected with the occupancy or use of the Premises (including the ways
immediately adjoining).

SECTION 8.05.     Release
-------------     -------

Tenant hereby waives and releases all claims which Tenant may have against
Landlord, Landlord's officers agents and employees, for damages to or loss of
any property of any kind in which Tenant has an interest, howsoever such loss or
damage may have occurred or been caused.

                                   ARTICLE IX
                                   ----------
                             DAMAGE & CONDEMNATION

SECTION 9.01.     Partial Damage.
-------------     ---------------

If the Premises are partially damaged or destroyed and paragraph 9.02 does not
apply, Landlord shall promptly repair the damage and restore the improvement at
Landlord's expense. The completed repair, restoration or replacement shall be
equal in value, quality and use to the condition of the improvement immediately
before the damage.

SECTION 9.02.     Major Damage: Destruction.
-------------     --------------------------

If the Premises are destroyed or damaged and the damage or destruction renders
more than 50% of the Premises permanently untenantable, either party may elect
to terminate the Lease as of the date of the damage or destruction by giving the
other party written notice within 30 days after the date of the damage. In such
event all rights and obligations of the parties shall cease as of the date of
termination, and Tenant shall be entitled to reimbursement of any Prepaid Rent.
If neither party elects to terminate, Landlord shall promptly and diligently
proceed to restore the Premises to substantially the same form as

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                                       12
<PAGE>

prior to the damage or destruction. Work shall be commenced as soon as possible
and shall proceed without interruption during normal working hours except for
work stoppages on account of labor disputes and matters outside of Landlord's
control.

SECTION 9.03.     Rent Abatement.
-------------     ---------------

Rent shall be proportionately abated during the repair of any damage to the
Premises to the extent Tenant's use of the Premises is materially impaired.

SECTION 9.04.     Tenant's Work.
-------------     --------------

Promptly following such destruction, Tenant shall, at Tenant's expense, perform
any work required to place the Premises in their prior condition and Tenant
shall restore, repair or replace its stock in trade fixtures, furniture,
furnishings, floor coverings and equipment, and if Tenant has closed, Tenant
shall promptly reopen for business.

SECTION 9.05.     Condemnation.
-------------     -------------

  9.05.1  Taking.

          The term "Taking" as used in this Section 9.05, shall mean an
          appropriation or taking under the power of eminent domain by any
          public or quasi-public authority or a voluntary sale or conveyance in
          lieu of condemnation but under threat of condemnation.

  9.05.2  Total Taking.

          In the event of a Taking of the entire Premises, this Lease shall
          terminate and expire as of the date possession is delivered to the
          condemning authority and Landlord and Tenant shall each be released
          from any liability accruing pursuant to this Lease after the date of
          such termination, but Minimum Annual Rent and Additional Rent for the
          last month of Tenant's occupancy shall be prorated and Landlord shall
          refund to Tenant any Minimum Annual Rent and Additional Rent paid in
          advance.

  9.05.3  Partial Taking.

          If (a) there is a Taking of a material portion of the Premises and the
          remainder of the Premises is not, in Tenant's sole but reasonable
          business judgment, suitable for the continued operation of Tenant's
          business, Tenant may terminate this Lease upon giving notice in
          writing of such election to Landlord within thirty (30) days after
          receipt by Tenant from Landlord of written notice that a portion of
          the Premises has been so appropriated or taken. In each case, the
          termination of this Lease shall be effective as of the date Tenant is
          required to vacate the Premises, or the portion of the Premises taken.

  9.05.4  Award.

          The entire award or compensation in any such condemnation proceeding,
          whether for a total or partial Taking, or for diminution in the value
          of the leasehold or for the fee, shall belong to and be the property
          of Landlord; and, in any event, the holder of any mortgage or deed of
          trust encumbering the Project shall have a first priority to the
          extent of the unpaid balance of principal and interest on its loan.
          Without derogating the rights of Landlord or said lender under the
          preceding sentence, Tenant shall be entitled to recover from the
          condemning authority such compensation as may be separately awarded by
          the condemning authority to Tenant or recoverable from the condemning
          authority by Tenant in its own right for the taking

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                                       13
<PAGE>

          of trade fixtures and equipment owned by Tenant and for the expense of
          removing and relocating its trade fixtures and equipment, but only in
          the event that the compensation awarded to Tenant shall be in addition
          to and shall not diminish the compensation awarded to Landlord as
          provided above.

  9.05.5  Continuation of Lease.

          In the event of a Taking, if Landlord and Tenant elect not to
          terminate this Lease as provided above (or have no right to so
          terminate), Landlord agrees, at Landlord's cost and expense as soon as
          reasonably possible after the Taking, to restore the Premises (to the
          extent of the condemnation proceeds) on the land remaining to a
          complete unit of like quality and character as existed prior to the
          Taking and, thereafter, Minimum Annual Rent and Additional Rent
          payable by Tenant hereunder shall be reduced on an equitable basis,
          taking into account the relative value of the portion taken as
          compared to the portion remaining, and Landlord shall be entitled to
          receive the total award or compensation in such proceedings.

                                    ARTICLE X
                                    ---------
                              DEFAULT AND REMEDIES

SECTION 10.01:    Tenant's Default.
                  -----------------

Each of the following events shall be a default by Tenant and a breach of this
Lease:

 10.01.1  Failure to Pay Rent.

          Failure of Tenant to make any rent payment within ten days after
          receipt of written notice from Landlord that it is due.

 10.01.2  Other Performance Failures.

          Failure of Tenant to perform any other term, condition or covenant of
          the Lease within thirty (30) days after receipt of written notice from
          Landlord specifying the nature of the failure with reasonable
          particularity. If the failure is of such a nature that it cannot be
          completely remedied within the 30-day period, the failure shall not be
          a default if Tenant begins correction of the failure within the 30 day
          period and thereafter proceeds with reasonable diligence and in good
          faith to correct the failure as soon as possible.

 10.01.3  Attachment.

          Attachment, execution, levy or other seizure by legal process of any
          right or interest of Tenant under this Lease if not released within
          thirty (30) days.

 10.01.4  Bankruptcy.

          An assignment by Tenant for the benefit of creditors, the filing by
          Tenant of a voluntary petition in bankruptcy, the filing of an
          involuntary petition in bankruptcy and failure of Tenant to secure a
          dismissal of the petition within thirty (30) days after filing, the
          appointment of a receiver to take possession of the Premises or
          improvements or the leasehold estate or of Tenant's operations on the
          Premises for any reason.

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                                       14
<PAGE>

 10.01.5  Notwithstanding anything to the contrary in this Lease, in the event
          (a) Tenant or its successors or assignees shall become insolvent or
          bankrupt, or it or their interests under this Lease shall be levied
          upon or sold under execution of other legal process, or (b) the
          depository institution then operating on the Premises is closed, or is
          taken over by any depository institution regulatory authority
          ("Regulatory Authority"), Landlord may, in either such event,
          terminate this Lease only with concurrence of any Receiver or
          Liquidator appointed by such Regulatory Authority; provided, that in
          the event this Lease is terminated by the Receiver or Liquidator, the
          maximum claim of Lessor for Rent, damages, or indemnity for injury
          resulting from the termination, rejection, or abandonment of the
          unexpired Lease shall by law in no event be in an amount greater than
          all accrued and Unpaid Rent to the date of termination.

SECTION 10.02.    Rights and Remedies.
--------------    --------------------

Landlord shall have the following remedies if Tenant commits a default. These
remedies are not exclusive; they are cumulative in addition to any remedies now
or later allowed by law.

Landlord may continue this Lease in full force and effect, and the Lease shall
continue in effect as long as Landlord does not terminate Tenant's right to
possession, and Landlord shall have the right to collect Rent when due during
the original term of this Lease. Tenant shall be liable immediately, however
payment is only due within thirty (30) days of written notice by Landlord, to
Landlord for all reasonable costs Landlord incurs in reletting the Premises,
including, without limitation, brokers' commissions, expenses of remodeling the
Premises required by the reletting, and like costs. Reletting can be for a
period shorter or longer than the remaining Lease Term, but Tenant shall only be
responsible for the obligations under this Lease for original Term hereof.
Tenant shall pay to Landlord the Rent due under this Lease on the dates Rent is
due, less Rent Landlord receives from any reletting. No act by Landlord allowed
by this paragraph shall terminate this Lease unless Landlord notifies Tenant
that Landlord elects to terminate this Lease. After Tenant's default and for as
long as Landlord does not terminate Tenant's right to possession of the
Premises, if Tenant obtains Landlord's consent, Tenant shall have the right to
assign or sublet its interest in this Lease, but Tenant shall not be released
from liability. Landlord's consent to a proposed assignment or subletting shall
not be unreasonably withheld.

If Landlord elects to relet the Premises as provided in this paragraph, Rent
that Landlord receives from reletting shall be applied to the payment of:

First, any indebtedness from Tenant to Landlord other than Rent due from Tenant;

Second, all costs, including those for maintenance and repair, incurred by
Landlord in reletting;

Third, Rent due and unpaid under this Lease. After deducting the payments
referred to in this paragraph, any sum remaining from Rent Landlord receives
from reletting shall be held by Landlord and applied in payment of future Rent
as Rent becomes due under this Lease. In no event shall Tenant be entitled to
any excess Rent received by Landlord. If, on the date Rent is due under this
Lease, the Rent received from the reletting is less than Rent due on that date,
Tenant shall pay to Landlord, in addition to the remaining Rent due, all costs,
including those for maintenance and repair, Landlord incurred in reletting that
remain after applying Rent received from the reletting as provided in this
paragraph.

Landlord may terminate Tenant's right to possession of the Premises at any time.
No act by Landlord other than giving notice to Tenant shall terminate this
Lease. Acts of maintenance, efforts to relet the Premises, or the appointment of
a receiver on Landlord's initiative to protect Landlord's interest under this
Lease shall not constitute a termination of Tenant's right to possession. On
termination, Landlord has the right to recover from Tenant:

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                                       15
<PAGE>

a)   The worth, at the time of the award, of the unpaid Rent that had been
     earned at the time of termination of this Lease;

b)   The worth, at the time of the award, of the amount by which the unpaid Rent
     that would have been earned after the date of termination of this Lease
     until the time of award exceeds the amount of the loss of Rent that Tenant
     proves could have been reasonably avoided;

c)   The worth, at the time of the award, of the amount by which the unpaid Rent
     for the balance of the Term after the time of award exceeds the amount of
     the loss of Rent that Tenant proves could have been reasonably avoided; and

d)   Any other amount, and court costs, necessary to compensate Landlord for all
     detriment proximately caused by Tenant's default.

"The worth, at the time of the award", as used in a) and b) of this paragraph,
shall be 10%. "The worth, at the time of the award", as referred to in c) of
this paragraph, is to be computed by discounting the amount at the discount rate
of the Federal Reserve Bank of San Francisco at the time of the award, plus 1%.

Landlord, at any time after Tenant commits a default, may cure the default at
Tenant's cost. If Landlord at any time, by reason of Tenant's default, pays any
sum or does any act that requires the payment of any sum, the sum paid by
Landlord shall be due immediately from Tenant to Landlord at the time the sum is
paid, and if paid at a later date shall bear interest at the maximum rate an
individual is permitted by law to charge from the date the sum is paid by
Landlord until Landlord is reimbursed by Tenant. The sum, together with interest
on it, shall be Additional Rent.

                                   ARTICLE XI
                                   ----------
                            ASSIGNMENT AND SUBLETTING

SECTION 11.01.    Landlord's Consent Required.
--------------    ----------------------------

Tenant shall not assign or sublease all or any part of its interest in this
Lease or transfer any interest of Tenant therein (any and all such acts being
collectively referred to herein as a "Transfer") without the prior written
consent of Landlord, and attempt to do so without such consent being first had
and obtained shall be wholly void and shall constitute a breach of this Lease.
Landlord shall not unreasonably withhold its consent to a Transfer provided that
the provisions of this Article XI are met. The only exception would be the
transfer to an affiliate or subsidiary in which case the prior written consent
of the Landlord is not required provided that the other provisions of this
Article XI are met.

SECTION 11.02.    Condition of Transfer.
--------------    ----------------------

If Tenant desires to effect a Transfer, Tenant shall submit in writing to
Landlord within a reasonable time for evaluation prior to the proposed Transfer
the following information all in sufficient detail to enable Landlord to
evaluate the proposed Transfer and the prospective Transferee:

a)   The name and legal composition of the proposed Transferee;

b)   The nature of the business proposed to be carried on in the Premises;

c)   The terms and provisions of the proposed Transfer;

d)   Such reasonable financial information as Landlord may request concerning
     the proposed Transferee.

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                                       16
<PAGE>

It is the intent of the parties hereto that this Lease shall confer upon Tenant
only the right to use and occupy the Premises, and to exercise such other rights
as are conferred upon Tenant by this Lease. In the event Tenant seeks to
transfer its interest in this Lease or the Premises, Landlord shall have the
following options, which may be exercised at its sole choice without limiting
Landlord in the exercise of any other right of remedy which Landlord may have by
reason of such proposed Transfer:

1)   Landlord may terminate this Lease effective as of the proposed effective
     date of the proposed Transfer and release Tenant from any liability
     hereunder accruing after such termination date by giving Tenant written
     notice of such termination within fifteen (15) days after receipt by
     Landlord of Tenant's notice of intent to transfer as provided above. If
     Landlord gives such notice, Tenant shall surrender the Premises, in
     accordance with Section 15, on the effective termination date.

2)   Landlord may consent to the proposed Transfer on certain conditions,
     including without limitations one or more of the conditions set forth in
     Section 11.03 (c), and (d) below.

SECTION 11.03.    Reasonable Consent.
--------------    -------------------

The parties hereto agree that Landlord's refusal to consent to any proposed
Transfer, or conditional consent to any Transfer, shall not be deemed
unreasonable if:

a)   The proposed Transferee, or the proposed Transfer of the Premises to such
     Transferee will not attract the same or greater volume of trade and
     patronage to the Building as Tenant of the use of the Premises by Tenant;

b)   Tenant fails to provide Landlord with the information requested by Landlord
     pursuant to Section 11.02 (a), (b), (c), and (d) above, within a reasonable
     time for evaluation prior to the proposed Transfer;

c)   Landlord conditions its consent to such Transfer by requiring that Tenant
     agree to pay to Landlord, as Additional Rent, fifty percent (50%) of any
     and all rents in excess of the Rent to be paid under this Lease. For the
     purpose of this Article 11, the term "Rent" shall include any consideration
     of any kind received or to be received, by Tenant from the Transferee, if
     such sums are related to Tenant's interest in this Lease.

Tenant expressly agrees that the conditions imposed by Landlord for any Transfer
pursuant to this Article 11 are not unreasonable for purposes of Section 1951.4
(b) (2) of the California Civil Code, as amended from time to time.

SECTION 11.04.    Assignment Fees
--------------    ---------------

Should Tenant request the consent of Landlord to an assignment of this Lease or
of any of Tenant's rights thereunder and whether or not such consent is
ultimately given by Landlord and/or any such assignment, subletting, occupancy
or use is carried out, Tenant agrees to pay to Landlord's agent the sum of
$500.00 for services plus expenses and to Landlord reasonable attorneys' fees
incurred in connection with each such request.

--------------------------------------------------------------------------------
                                       17
<PAGE>

                                   ARTICLE XII
                                   -----------
                                 RIGHT OF ENTRY

SECTION 12.01.    Right of Entry.
--------------    ---------------

Landlord or Landlord's agents shall have the right to enter the Premises at
reasonable times, with notice if possible, to examine the same, and to show them
to prospective purchasers or tenants, to post notices, and to make such repairs,
alterations, improvements or additions as Landlord may deem necessary, and
Landlord shall be allowed to take all material into and upon the Premises that
may be required therefor without the same constituting an eviction of Tenant in
whole or in part, and the Rent reserved shall in no wise abate while said
repairs, alterations, improvements, or additions are being made, by reason of
loss or interruption of business of Tenant, or otherwise. During the six months
prior to the expiration of the Lease Term or any renewal term, Landlord may
place upon the Premises the usual notices "For Lease" which notices Tenant shall
permit to remain thereon without molestation. Landlord shall limit any "For
Sale" sign placed on the building to no larger than 4 feet by 4 feet, and
clearly indicate on the sign that the building, not the Bank or the business, is
for sale.

                                  ARTICLE XIII
                                  ------------
                                TENANT'S PROPERTY

SECTION 13.01.    Taxes.
--------------    ------

Tenant shall be responsible for and shall pay before delinquency all municipal,
county or state taxes, levies and fees of every kind and nature, including, but
not limited to, general or special assessments assessed during the Lease Term
against any personal property of any kind, owned by or placed in, upon or about
the Premises by Tenant and taxes assessed on the basis of Tenant's occupancy
thereof, including, but not limited to, taxes measured by Rents due from Tenant
hereunder.

SECTION 13.02.    Notices by Tenant.
--------------    ------------------

Tenant shall give immediate telephone or facsimile notice to Landlord in case of
fire, casualty, or accidents in the Premises or in the building of which the
Premises are a part or of defects therein or in any fixtures of and/or equipment
and shall promptly thereafter confirm such notice in writing.

                                   ARTICLE XIV
                                   -----------
                        SUCCESSION TO LANDLORD'S INTEREST

SECTION 14.01.    Attornment.
--------------    -----------

If the interest of Landlord is transferred to any person or entity by reason of
foreclosure or other proceedings of enforcement of any mortgage, deed of trust
or security interest or by delivery of a deed in lieu of foreclosure or other
proceedings, Tenant shall upon delivery to Tenant by said transferee of a
nondisturbance agreement, immediately and automatically attorn to such person or
entity. In the event of such transfer, this Lease and Tenant's rights hereunder
shall continue undisturbed so long as Tenant is not in default.

--------------------------------------------------------------------------------
                                       18
<PAGE>

SECTION 14.02.    Subordination.
--------------    --------------

This Lease shall be subordinate to the lien of any mortgage or security deed or
the lien resulting from any other method of financing or refinancing now or
hereafter in force against the Premises, any portion thereof, or upon any
buildings hereafter placed upon the land of which the Premises are a part, and
to any and all advances to be made under such mortgages, and all renewals,
modifications, extensions, consolidations and replacements thereof. The
aforesaid provisions shall be self-operative and no further instrument of
subordination shall be required to evidence such subordination. Tenant covenants
and agrees to execute and deliver, upon demand, such further instrument or
instruments subordinating this Lease on the foregoing basis to the lien of any
such mortgage or mortgages as shall be desired by Landlord and any mortgagees or
proposed mortgagees.

SECTION 14.03.    Estoppel Certificate.
--------------    ---------------------

Within ten (10) days after request therefor by Landlord, or in the event that
upon any sale, assignment or hypothecation of the Premises and/or the land
thereunder by Landlord, an estoppel certificate shall be required from Tenant,
Tenant agrees to deliver in recordable form, a certificate to any proposed
mortgagee or purchaser, or to Landlord, certifying that this Lease is unmodified
and in full force and effect (or, if there have been modifications, that the
same is in full force and effect as modified, and stating the modification),
that there are no defenses or offsets thereto (or stating those claimed by
Tenant) and the dates to which Fixed Minimum Rent, and other charges have been
paid.

                                   ARTICLE XV
                                   ----------
                              SURRENDER OF PREMISES

SECTION 15.01.    Condition on Surrender.
--------------    -----------------------

At the expiration or earlier termination of this Lease, Tenant shall surrender
the Premises to Landlord broom clean and in the same condition as when tendered
by Landlord, reasonable wear and tear and insured casualty excepted. Tenant
shall promptly repair any damage to the Premises caused by the removal of any
furniture, trade fixtures or other personal property placed in the Premises.

SECTION 15.02.    Holding Over.
--------------    -------------

Should Tenant, with Landlord's written consent, hold over at the end of the
term, Tenant shall become a Tenant at will and any such holding over shall not
constitute an extension of this Lease. During such holding over, Tenant shall
pay rent and other charges at 105% of the highest monthly rate provided for
herein.

                                   ARTICLE XVI
                                   -----------
                              TENANT FINANCIAL DATA

SECTION 16.01.    Tenant Financial Data.
--------------    ----------------------

Within fifteen (15) days after Landlord's written request, Tenant shall furnish
Landlord with financial statements or other reasonable financial information
reflecting Tenants current financial condition, certified by Tenant or its
financial officer. If Tenant is a publicly traded corporation, delivery of
Tenant's last published financial information shall be satisfactory for purposes
of this Section.

--------------------------------------------------------------------------------
                                       19
<PAGE>

Landlord may request the financial statements set forth herein only if the
request is made for a specific reason, such as in connection with a sale,
financing or refinancing the Project. Any information obtained from Tenant's
financial statements shall be confidential and shall not be disclosed other than
to carry out the purposes of this Lease; provided, however, Landlord shall incur
no liability for the inadvertent disclosure of any such information. Landlord
may divulge the contents of any financial statements in connection with any
financing arrangement or sale of Landlord's interest in the Premises or in
connection with any administrative or judicial proceedings.

                                  ARTICLE XVII
                                  ------------
                                  MISCELLANEOUS

SECTION 17.01.    Waiver.
--------------    -------

The waiver by Landlord of any breach of any term, covenant or condition herein
contained shall not be deemed to be a waiver of such term, covenant or condition
or any subsequent breach of the same or any other term, covenant or condition
herein contained. The subsequent acceptance of Rent hereunder by Landlord shall
not be deemed to be a waiver of any preceding breach by Tenant of any term,
covenant or condition of this Lease, other than the failure of Tenant to pay the
particular rental so accepted, regardless of Landlord's knowledge of such
preceding breach at the time of acceptance of such Rent. No covenant, term or
condition of this Lease shall be deemed to have been waived by Landlord, unless
such waiver be in writing by Landlord.

SECTION 17.02.    Accord and Satisfaction.
--------------    ------------------------

No payment by Tenant or receipt by Landlord of a lesser amount than the monthly
Rent herein stipulated shall be deemed to be other than on account of the
earliest stipulated Rent, nor shall any endorsement or statement on any check or
any letter accompanying any check or payment as Rent be deemed an accord and
satisfaction, and Landlord may accept such check or payment without prejudice to
Landlord's right to recover the balance of such Rent or pursue any other remedy
in this Lease provided.

SECTION 17.03.    Entire Agreement.
--------------    -----------------

This Lease and the Exhibits and Rider, if any, attached hereto and forming a
part hereof, set forth all the covenants, promises, agreements, conditions and
understandings between Landlord and Tenant concerning the Premises and there are
no covenants, promises, agreements, conditions or understandings, either oral or
written, between them other than as are herein set forth. Except as herein
otherwise provided, no subsequent alteration, amendment, change or addition to
this Lease shall be binding upon Landlord or Tenant unless reduced to writing
and signed by them.

SECTION 17.04.    No Partnership.
--------------    ---------------

Landlord does not, in any way or for any purpose, become a partner of Tenant in
the conduct of its business, or otherwise, or joint adventurer or a member of a
joint enterprise with Tenant.

SECTION 17.05.    Force Majeure.
--------------    --------------

In the event that Landlord shall be delayed or hindered in or prevented from
doing or performing any act or thing required hereunder by reason of strikes,
lock-outs, casualties, Acts of God, labor troubles, inability to procure
materials, failure of power, governmental laws or regulations, riots,
insurrection, war or other causes beyond the reasonable control of Landlord,
then Landlord shall not be liable or responsible for any such delays and the
doing or performing of such act or thing shall be excused for the

--------------------------------------------------------------------------------
                                       20
<PAGE>

period of the delay and the period for the performance of any such act shall be
extended for a period equivalent to the period of such delay.

SECTION 17.06.    Notices.
--------------    --------

Any notice, demand, request or other instrument which may be or are required to
be given under this Lease shall be delivered personally or sent by either United
States certified mail postage prepaid or expedited mail service and shall be
addressed (a) if to Landlord at the address provided in Section 1.01 for
Landlord or at such other address as Landlord may designate by written notice
and (b) if to Tenant at the address provided in Section 1.01 for Tenant or at
such other address as Tenant shall designate by written notice. Notices shall be
effective upon delivery unless delivery is refused or cannot be made in which
event notice shall be effective on mailing.

SECTION 17.07.    Captions and Section Numbers.
--------------    -----------------------------

The captions, section numbers, article numbers, and index appearing in this
Lease are inserted only as a matter of convenience and in no way define, limit,
construe, or describe the scope or intent of such section or articles of this
Lease nor in any way affect this Lease.

SECTION 17.08.    Tenant Defined, Use of Pronoun.
--------------    -------------------------------

The word "Tenant" shall be deemed and taken to mean each and every person or
party mentioned as a Tenant herein, be the same one or more; and if there shall
be more than one Tenant, any notice required or permitted by the terms of this
lease may be given by or to any one thereof, and shall have the same force and
effect as if given by or to all thereof. The word "Landlord" shall be deemed and
taken to mean each and every person or party mentioned as a Landlord herein, be
the same one or more; and if there shall be more than one Landlord, any notice
required or permitted by the terms of this Lease shall be given by or to any one
thereof, and shall have the same force and effect as if given by or to all
thereof. The use of the neuter singular pronoun to refer to Landlord or Tenant
shall be deemed a proper reference even though Landlord or Tenant may be an
individual, a corporation, or a group of two or more individuals or
corporations. The necessary grammatical changes required to make the provisions
of this Lease apply in the plural sense where there is more than one Landlord or
Tenant and to either corporations, associations, partnerships, or individuals,
males or females, shall in all instances be assumed as though in each case fully
expressed.

SECTION 17.09.    Partial Invalidity.
--------------    -------------------

If any term, covenant or condition of this Lease or the application thereof to
any person or circumstance shall, to any extent, be invalid or unenforceable,
the remainder of this Lease, or the application of such term, covenant or
condition to persons or circumstances other than those as to which it is held
invalid or unenforceable, shall not be affected thereby and each term, covenant
or condition of this Lease shall be valid and be enforced to the fullest extent
permitted by law.

SECTION 17.10.    Execution of Lease.
--------------    -------------------

The submission of this Lease for examination does not constitute a reservation
of or option for the Premises and this Lease becomes effective as a Lease only
upon execution and delivery thereof by Landlord and Tenant. If Tenant is a
corporation, Tenant shall furnish Landlord with such evidence, as Landlord
reasonably requires to evidence the binding effect on Tenant of the execution
and delivery of this Lease.

--------------------------------------------------------------------------------
                                       21
<PAGE>

SECTION 17.11.    Recording.
--------------    ----------

Tenant agrees not to record this Lease. However, Tenant and Landlord, upon
request of either, agree to execute and deliver a memorandum or so-called "short
form" of this Lease in recordable form for the purpose of recordation at
Tenant's expense. Said memorandum or short form of this Lease shall describe the
parties, the Premises and the Lease Term and shall incorporate this Lease by
reference.

SECTION 17.12.    Applicable Law.
--------------    ---------------

The Laws of the State of California shall govern the validity, performance and
enforcement of this Lease with venue in San Joaquin County, except where
indicated differently in this Lease.

SECTION 17.13.    Time is of the Essence.
--------------    -----------------------

Time is of the essence of this Agreement.

SECTION 17.14.    Successors and Assigns.
--------------    -----------------------

Except as otherwise provided herein, this Lease shall be binding upon and inure
to the benefit of the parties hereto and their respective heirs, personal
representatives, executors, administrators, successors and assigns; except that
nothing in this Paragraph shall be deemed to permit any assignment, subletting,
occupancy, or use contrary to the provisions of this Article.

SECTION 17.15.    Survival of Obligations.
--------------    ------------------------

Any obligation of Tenant to pay any sum owing in order to perform the provisions
of this Lease after the expiration or other termination of this Lease, shall
survive the expiration or other termination of this Lease.

SECTION 17.16.    Arbitration.
--------------    ------------

Any controversy between the parties hereto involving the construction or
application of any of the terms, covenants, or conditions of this Lease shall on
written request of one party served on the other be submitted to arbitration and
such arbitration shall comply with and be governed by the provisions of the
American Arbitration Association.

SECTION 17.17.    Attorney Fees.
--------------    --------------

In case suit should be brought for recovery of the Premises, or for any sum or
rents due hereunder, or because of any act which may arise out of the possession
of the Premises, by either party, the prevailing party shall be entitled to all
costs incurred in connection with such action, including a reasonable attorney's
fee.

If Landlord shall be made a party to any litigation commenced by or against
Tenant, Tenant shall pay all costs, expenses and attorneys' fees incurred by
Landlord in connection with such litigation except in the event that such
litigation shall determine that Landlord has committed a breach of this Lease
and shall adjudicate that Landlord is liable therefor.

SECTION 17.18.    Representations.
--------------    ----------------

Tenant acknowledges that neither Landlord nor Landlord's agents, employees, or
contractors have made any representations or promises with respect to the
Premises, or this Lease except as expressly set forth herein.

--------------------------------------------------------------------------------
                                       22
<PAGE>

SECTION 17.19.    Landlord's Liability.
--------------    ---------------------

Landlord's liability hereunder shall be limited solely to Landlord's interest in
the Premises.

SECTION 17.20.    Landlord's Consent Must Be Reasonable.
--------------    --------------------------------------

Wherever in this Lease the consent or approval of Landlord is required, such
consent or approval shall not be unreasonably withheld.

SECTION 17.21.    Contingency.
--------------    ------------

This Lease is contingent upon regulatory approval by the California Department
of Financial Institutions and the FDIC. If the contingencies are not lifted by
August 1, 1999, the Lease shall become null and void and the security deposit
and Prepaid Rent shall be refunded to Tenant.

IN WITNESS WHEREOF, the parties hereto have executed this Lease this day and
year first above written.

LANDLORD, Elf Realty Corporation          TENANT, Service 1st Bank (Proposed)

By: /s/ Brian Collins                     By: /s/ Brian Garrett
    ----------------------------------        ----------------------------------
Brian Collins                             Brian Garrett
President                                 Chief Executive Officer

--------------------------------------------------------------------------------
                                       23Exhibit 10.3

                                SERVICE 1ST BANK

                             1999 STOCK OPTION PLAN
                             ----------------------

                                      INDEX
                                      -----

ARTICLE                                                              COMMENCING
  NO.      DESCRIPTION                                                 ON PAGE
--------------------------------------------------------------------------------

  1.       PURPOSE                                                        1

  2.       ADMINISTRATION                                                 1

  3.       PARTICIPANTS                                                   3

  4.       THE SHARES                                                     3

  5.       GRANTS, TERMS AND CONDITIONS OF OPTIONS                        4

  6.       ADJUSTMENT OF AND CHANGES IN THE SHARES                       10

  7.       LISTING OR QUALIFICATION OF SHARES                            13

  8.       AMENDMENT AND TERMINATION OF THE PLAN                         13

  9.       BINDING EFFECT OF CONDITIONS                                  14

  10.      EFFECTIVENESS OF THE PLAN                                     15

  11.      PRIVILEGES OF STOCK OWNERSHIP;                                15
           SECURITIES LAW COMPLIANCE

  12.      INDEMNIFICATION                                               15

  13.      INFORMATION TO OPTIONEES                                      16

                                        i
<PAGE>

                                SERVICE 1ST BANK

                             1999 STOCK OPTION PLAN

             -------------------[graphic omitted]-------------------

1.   PURPOSE
     -------

           The purpose of this 1999 Stock Option Plan (the "Plan") of Service
1st Bank and its Affiliates (hereinafter collectively referred to as the
"Company"), is to secure for the Company and its stockholders the benefits of
the incentive inherent in the ownership of Common Stock of Service lst Bank by
those key, full-time employees and officers of the Company who will share
responsibility with management of the Company for its future growth and success.

           The word "Affiliate", as used in this Plan, means any bank or
corporation in an unbroken chain of banks or corporations beginning or ending
with the Company, if at the time of the granting of an option, each such bank or
corporation other than the last in that chain owns stock possessing fifty
percent (50%) or more of the total combined voting power of all classes of stock
in one or the other banks or corporations in the chain.

2.   ADMINISTRATION
     --------------

           The following provisions shall govern the administration of the Plan:

               (a)    The Plan shall be administered by a committee of the Board
of Directors duly appointed by the Board (the "Committee") composed of two (2)
or more directors, each of whom is a "disinterested person" within the meaning
of Rule 16b-3 under the Securities Exchange Act of 1934, as amended (the "1934
Act"), or successor rule or regulation, i.e. each Committee member has not,
during the one year prior to service as a Committee member, received the grant
of an option under the Plan or

<PAGE>

any other plan of the Company, except that participation in a formula plan
meeting the conditions of Rule 16b-3 under the 1934 Act shall not disqualify a
director from being a "disinterested person". The Board of Directors may from
time to time remove members from or add members to the Committee. Vacancies on
the Committee, however caused, shall be filled by the Board of Directors. The
Board of Directors shall designate a Chairman of the Committee from among the
Committee members. Acts of the Committee (i) at a meeting, held at a time and
place and in accordance with rules adopted by the Committee, at which a quorum
of the Committee is present and acting, or (ii) reduced to and approved in
writing by a majority of the members of the Committee, shall be the valid acts
of the Committee.

               (b)    The Company shall effect the grant of options under the
Plan by execution of instruments in writing in a form approved by the Committee.
Subject to the express terms and conditions of the Plan and the terms of any
option outstanding under the Plan, the Committee shall have full power to
construe the Plan and the terms of any option granted under the Plan, to
prescribe, amend and rescind rules and regulations relating to the Plan or such
options and to make all other determinations necessary or advisable for the
Plan's administration, including, without limitation, the power to (i) determine
which persons meet the requirements of Section 3 hereof for selection as
participants in the Plan and which persons are considered to be "employees" for
purposes of the Internal Revenue Code of 1986, as amended (the "Code"), and
therefore eligible to receive incentive stock options under the Plan; (ii)
determine to whom of the eligible persons, if any, options shall be granted
under the Plan; (iii) establish the terms and conditions required or permitted
to be included in every option

                                       2
<PAGE>

agreement or any amendments thereto, including whether options to be granted
thereunder shall be "incentive stock options", as defined in the Code, or
"nonstatutory stock options"; (iv) specify the number of shares to be covered by
each option; (v) in the event a particular option is to be an incentive stock
option, determine and incorporate such terms and provisions, as well as
amendments thereto, as shall be required in the judgement of the Board of
Directors or the Committee, so as to provide for or conform such option to any
change in any law, regulation, ruling or interpretation applicable thereto; and
(vi) to make all other determinations deemed necessary or advisable for
administering the Plan. The Committee's determination on the foregoing matters
shall be conclusive.

3.   PARTICIPANTS
     ------------

     Participants in the Plan shall be those non-employee directors, officers
and key, full-time, salaried employees of the Company to whom options may be
granted from time to time by the Committee.

4.   THE SHARES
     ----------

           The shares of stock initially subject to options authorized to be
granted under the Plan shall consist of two hundred forty thousand (240,000)
shares of Common Stock (the "Shares") of the Company, or the number and kind of
shares of stock or other securities which shall be substituted for such shares
or to which such shares shall be adjusted as provided in Section 6. The Shares
subject to the Plan may be set aside out of the authorized but unissued shares
of Common Stock of the Company not reserved for any other purpose or out of
shares of Common Stock subject to an option which, for any reason, terminates
unexercised as to the Shares.

                                       3
<PAGE>

5.   GRANTS, TERMS AND CONDITIONS OF OPTIONS
     ---------------------------------------

           Options may be granted at any time prior to the termination of the
Plan to non-employee directors, officers and other key, full-time, salaried
employees of the Company who, in the judgment of the Committee, contribute to
the successful conduct of the Company's operation through their judgment,
interest, ability and special efforts; provided, however, that: (i) for
incentive stock options, the aggregate fair market value of the stock
(determined as of the date the option is granted) which is exercisable for the
first time in any calendar year (under all stock option plans of the Company,
its Affiliates or any predecessor of any such corporation) shall not exceed
$100,000; (ii) except in the case of termination by death or disability or cause
or cessation of status as a director, as set forth in Section 5(c) below, the
granted option must be exercised by optionee no later than three (3) months
after any termination of employment or status as a director with the Company and
said employment or status as a director must have been continuous since the
granting of the option. Further, incentive stock options may only be granted to
full-time, salaried employees of the Company.

           In addition, options granted pursuant to the Plan shall be subject to
the following terms and conditions:

           (a) Number of Shares.

               (i)    Each agreement evidencing an option granted under the Plan
shall state the number of Shares subject to the option.

               (ii)   Each Director who is a Director on the date of adoption of
the Plan by the Board of Directors of the Company (the "Commencement Date")
shall be entitled to a one-time grant of an option to purchase Five Thousand
(5,000) Shares (an "Initial Grant"). The date on which options are granted shall
be referred to as the "Date

                                       4
<PAGE>

of Grant". Options may not be exercised until approval of the Plan by the
Shareholders of the Company at the Company's next Annual Meeting of Shareholders
following adoption of the Plan, which shall thereafter vest as provided in
Section 5(d) hereof.

           (b)  Vesting Period of Options. With respect to each option
granted pursuant to Section 5(a) above, each optionee shall agree to remain as a
director and to render his or her services for a period of at least six (6)
months from the Date of Grant, but such agreement shall not impose upon the
Company any obligation to retain the optionee as a director for any period. No
option may be exercised by any optionee unless and until the optionee has served
continuously as a director, officer or employee for a period of six (6) months
from the Date of Grant of such option, except as set forth in Sections 5(e) and
6 hereof. Options granted pursuant to Section 5(a) shall become exercisable as
to one-third of the options each year on the anniversary of the Date of Grant
until exercisable in full.

           (c)  Option Price. The purchase price (the "Option Price") under each
option shall be not less than one hundred percent (100%) of the fair market
value of the Shares subject thereto on the date the option is granted, as such
value is determined by the Committee. The fair market value of such stock shall
be determined in accordance with any reasonable valuation method, including the
valuation methods described in Treasury Regulation Section 20.2031-2. If,
however, an employee owns stock of the Company possessing more than ten percent
(10%) of the total combined voting power of all classes of stock of the Company,
the option price of any incentive stock option granted to such optionee shall be
not less than one hundred ten percent (110%) of such fair market value at the
time such option is granted.

                                       5
<PAGE>

           (d)  Duration and Exercise of Options. Each option shall vest in such
manner and at such time at the rate of at least 20% per year up to but not
exceeding five (5) years from the date the option is granted for all
Participants as the Committee shall determine in its sole discretion, provided
that options shall vest pro rata on a monthly basis between the date of grant
and any anniversary of the date of grant; provided, further, that if an
incentive stock option is granted to an employee owning stock possessing more
than ten percent (10%) of the total combined voting power of all classes of
stock of the Company, such option by its terms is not exercisable after the
expiration of four (4) years from the date such option is granted. Each option
may be exercised for a period of one hundred twenty (120) months from the date
of grant, subject to the vesting provisions set forth herein. The termination of
the Plan shall not alter the maximum duration, the vesting provisions, or any
other term or condition of any option granted prior to the termination of the
Plan.

         To the extent the right to purchase Shares has vested under a
Participant's stock option agreement, options may be exercised from time to time
by delivering payment in full at the Option Price for the number of Shares being
purchased by either: (i) cash, certified check, official bank check or the
equivalent thereof acceptable to the Company; or (ii) shares of the Company's
Common Stock with a fair market value on the date of exercise equal to the
Option Price; or (iii) a combination of (i) and (ii) above; together with
written notice to the Secretary of the Company identifying the option or part
thereof being exercised and specifying the number of Shares for which payment is
being tendered. The Company shall deliver to the Optionee, which delivery shall
be not less than fifteen (15) days and not more than thirty (30) days after the
giving of such

                                       6
<PAGE>

notice, without transfer or issue tax to the Optionee (or other person entitled
to exercise the option) at the principal office of the Company, or such other
place as shall be mutually acceptable, a certificate or certificates for such
Shares dated the date the options were validly exercised; provided, however,
that the time of such delivery may be postponed by the Company for such period
as may be required for it with reasonable diligence to comply with any
requirements of law. If an option covers incentive and non-statutory stock
options, separate stock certificates shall be issued; one or more for stock
acquired upon exercise of the incentive stock options and one or more for the
stock acquired upon exercise of the non-statutory stock options.

           (e)  Termination of Employment, or Director or Officer Status. Upon
the termination of an Optionee's status as an employee, director or officer of
the Company, his or her rights to exercise an option then held shall be only as
follows:

         DEATH OR DISABILITY: If an Optionee's employment or status as an
officer or director is terminated by death or disability, such Optionee or such
Optionee's qualified representative (in the event of the Optionee's mental
disability) or the Optionee's estate (in the event of the Optionee's death)
shall have the right for a period of twelve (12) months following the date of
such death or disability to exercise the option to the extent the Optionee was
entitled to exercise such option on the date of the Optionee's death or
disability, provided the actual date of exercise is in no event after the
expiration of the term of the option.

         An Optionee's "estate" shall mean the Optionee's legal representative
or any person who acquires the right to exercise an option by reason of the
Optionee's death.

                                       7
<PAGE>

         CAUSE: If an employee or officer is determined by the Board of
Directors to have committed an act of embezzlement, fraud, dishonesty, breach of
fiduciary duty to the Company, or to have deliberately disregarded the rules of
the Company which resulted in loss, damage or injury to the Company, or if an
Optionee (other than a director) makes any unauthorized disclosure of any of the
secrets or confidential information of the Company, induces any client or
customer of the Company to break any contract with the Company or induces any
principal for whom the Company acts as agent to terminate such agency relations,
or engages in any conduct which constitutes unfair competition with the Company,
or if an Optionee is removed from any office of the Company by any bank
regulatory agency or by judicial process, the Optionee or the Optionee's estate
shall be entitled to exercise any option with respect to any Shares for a period
of thirty (30) days after termination of employment or status as a director or
officer. The Optionee may receive payment from the Company for vacation pay, for
services rendered prior to termination, for services for the day on which
termination occurred, for salary in lieu of notice, or for other benefits. In
making such determination, the Board of Directors shall act fairly and shall
give the Optionee an opportunity to appear and be heard at a hearing before the
full Board of Directors and present evidence on the Optionee's behalf. For the
purpose of this paragraph, termination of employment or officer status shall be
deemed to occur when the Company dispatches notice or advice to the Optionee
that the Optionee's employment or status as an officer is terminated and not at
the time of Optionee's receipt thereof.

         OTHER REASONS: If an Optionee's employment or status as a director or
officer is terminated for any other reason other than those mentioned above
under

                                       8
<PAGE>

"Death or Disability" and "Cause", the Optionee may, within three (3) months
following such termination, exercise the option to the extent such option was
exercisable by the Optionee on the date of termination of the Optionee's
employment or status as a director or officer, provided the date of exercise is
in no event after the expiration of the term of the option.

           (f)  Transferability of Option. Each option shall be transferable
only by will or the laws of descent and distribution or pursuant to a qualified
domestic relations order as defined by the Code and shall be exercisable during
the Optionee's lifetime only by the Optionee.

           (g)  Other Terms and Conditions. Options may also contain such other
provisions, which shall not be inconsistent with any of the foregoing terms, as
the Committee shall deem appropriate. No option, however, nor anything contained
in the Plan, shall confer upon any Optionee any right to continue in the employ
or in the status as an officer of the Company, nor limit in any way the right of
the Company to terminate an Optionee's employment or status as an officer at any
time.

         Nor shall any option, nor anything contained in the Plan, obligate the
Company or any Affiliate to continue any Optionee's status as a director or to
vote any shares held by the Company's proxy holders in favor of any Optionee at
any shareholders' meeting of the Company at which directors are to be elected.

           (h)  Use of Proceeds from Stock. Proceeds from the sale of Shares
pursuant to the exercise of options granted under the Plan shall constitute
general funds of the Company.

                                       9
<PAGE>

           (i)  Rights as a Shareholder. The Optionee shall have no rights as a
shareholder with respect to any Shares until the date of issuance of a stock
certificate for such Shares. No adjustment shall be made for dividends or other
rights for which the record date is prior to the date of such issuance, except
as provided in Section 6 hereof.

           (j)  Exercisability of Incentive Stock Options. The aggregate fair
market value (determined at the time the option is granted) of the stock with
respect to which incentive stock options are exercisable for the first time by
an optionee during any calendar year (under all such plans of the Company) shall
not exceed $100,000. Any option not complying with this Section 5(j) shall be a
non-qualified stock option.

           (k)  Tax Withholding. The Company may determine that it is required
to withhold taxes relating to the exercise of any option and that such tax
withholding shall be satisfied in a manner satisfactory to the Company before
Shares pursuant to the exercise of an option are delivered to an Optionee. The
Optionee may elect to pay such tax upon the exercise of a stock option by
surrendering a sufficient number of previously issued shares. The value of
Shares surrendered shall be the fair market value of such Shares on the date the
exercise becomes taxable. The election to withhold shares otherwise deliverable
upon exercise of the option, or to surrender previously issued shares, shall be
subject to the approval of the Committee and must be made pursuant to rules
established by the Committee.

6.   ADJUSTMENT OF AND CHANGES IN THE SHARES
     ---------------------------------------

           In the event the shares of Common Stock of the Company, as presently
constituted, shall be changed into or exchanged for a different number or kind
of shares of stock or other securities of the Company or of another corporation
(whether by reason of reorganization, merger, consolidation, recapitalization,
reclassification, split-up,

                                       10
<PAGE>

combination of shares or otherwise), or if the number of shares of Common Stock
of the Company shall be increased through the payment of a stock dividend or
increased or decreased through a stock split, the Board of Directors shall
substitute for or add to each share of Common Stock of the Company theretofore
appropriated or thereafter subject or which may become subject to an option
under the Plan, the number and kind of shares of stock or other securities into
which each outstanding share of Common Stock of the Company shall be so changed,
or for which each share shall be exchanged, or to which each such share shall be
entitled, as the case may be. In addition, the Committee shall make appropriate
adjustment in the number and kind of shares as to which outstanding options, or
portions thereof then unexercised, shall be exercisable so that any Optionee's
proportionate interest in the Company by reason of his rights under unexercised
portions of such options shall be maintained as before the occurrence of such
event. Such adjustment in outstanding options shall be made without change in
the total price of the unexercised portion of the option and with a
corresponding adjustment in the option price per share.

           In the event of sale, dissolution or liquidation of the Company or a
merger or consolidation in which the Company is not the surviving or resulting
corporation, the Committee shall have the power to cause the termination of
every option outstanding hereunder, except that the surviving or resulting
corporation may, in its absolute and uncontrolled discretion, tender an option
or options to purchase its shares on its terms and conditions, both as to the
number of shares and otherwise; provided, however, that in all events the
Optionee shall have the right immediately prior to such sale, dissolution,
liquidation, or merger or consolidation in which the Company is not the
surviving or

                                       11
<PAGE>

resulting corporation to notification thereof as soon as practicable and,
thereafter, to exercise the Optionee's option to purchase Shares subject thereto
to the extent of any unexercised portion of the option, regardless of the
vesting provisions of Sections 5(b) and (d) hereof. This right of exercise shall
be conditioned upon the execution of a final plan of dissolution or liquidation
or a definitive agreement of merger or consolidation.

           In the event of an offer by any person or entity to all shareholders
of the Company to purchase any or all shares of Common Stock of the Company (or
shares of stock or other securities which shall be substituted for such shares
or to which such shares shall be adjusted as provided in Section 6 hereof), any
Optionee under this Plan shall have the right upon the commencement of such
offer to exercise the option and purchase shares subject thereto to the extent
of any unexercised or unvested portion of such option.

           No right to purchase fractional shares shall result from any
adjustment in options pursuant to this Section 6. In case of any such
adjustment, the shares subject to the option shall be rounded down to the
nearest whole share. Notice of any adjustment shall be given by the Company to
each holder of an option which was in fact so adjusted and such adjustment
(whether or not such notice is given) shall be effective and binding for all
purposes of the Plan.

           To the extent the foregoing adjustments relate to stock or securities
of the Company, such adjustments shall be made by the Committee, whose
determination in that respect shall be final, binding and conclusive. Any issue
by the Company of shares of stock of any class, or securities convertible into
shares of any class, shall not affect the

                                       12
<PAGE>

number or price of shares of Common Stock subject to the option, and no
adjustment by reason thereof shall be made.

           The grant of an option pursuant to the Plan shall not affect in any
way the right or power of the Company to make adjustments, reclassification,
reorganizations or changes of its capital or business structure or to merge or
to consolidate or to dissolve, liquidate or sell, or transfer all or any part of
its business or assets.

7.   LISTING OR QUALIFICATION OF SHARES
     ----------------------------------

           All options granted under the Plan are subject to the requirement
that if at any time the Board of Directors or the Committee shall determine in
its discretion that the listing or qualification of the Shares subject thereto
on any securities exchange or under any applicable law, or the consent or
approval of any governmental regulatory body, is necessary or desirable as a
condition of or in connection with the issuance of Shares under the option, the
option may not be exercised in whole or in part unless such listing,
qualification, consent or approval shall have been effected or obtained free of
any condition not acceptable to the Board of Directors or the Committee.

8.   AMENDMENT AND TERMINATION OF THE PLAN
     -------------------------------------

           The Board of Directors shall have complete power and authority to
terminate or amend the Plan; provided, however, that the Board of Directors
shall not, without the approval of the shareholders of the Company, (i)
materially increase the benefits accruing to Participants under the Plan; (ii)
increase the number of securities which may be issued under the Plan; or (iii)
modify the requirements as to eligibility for participation in the Plan; and
provided further that the terms set forth in Section 5 of the Plan shall not be
amended more than once every six months, other than to comport with changes in
the Internal Revenue Code, the Employee Retirement Income Security Act, or

                                       13
<PAGE>

the rules thereunder. Except as provided in Section 6, no termination,
modification or amendment of the Plan may, without the consent of an employee,
director or officer to whom such option shall theretofore have been granted,
adversely affect the rights of such employee, director or officer under such
option. Unless the Plan shall have been terminated by action of the Board of
Directors prior thereto, it shall terminate ten (10) years from the earlier of
its adoption by the Board of Directors or approval by the Company's
shareholders, unless earlier terminated by the Board of Directors.

           Unless the Plan shall have been terminated by action of the Board of
Directors prior thereto, the Plan shall terminate on November 15, 2009 (ten
years from the date of its adoption).

9.   BINDING EFFECT OF CONDITIONS
     ----------------------------

           The conditions and stipulations herein contained, or in any option
granted pursuant to the Plan shall be, and constitute, a covenant running with
all of the Shares acquired by the optionee pursuant to this Plan, directly or
indirectly, whether the same have been issued or not, and those Shares owned by
the optionee shall not be sold, assigned or transferred by any person save and
except in accordance with the terms and conditions herein provided, and the
optionee shall agree to use best efforts to cause the officers of the Company to
refuse to record on the books of the Company any assignment or transfer made or
attempted to be made except as provided in the Plan and to cause said officers
to refuse to cancel old certificates or to issue or deliver new certificates
therefor where the purchaser or assignee has acquired certificates or the Shares
represented thereby, except strictly in accordance with the provisions of the
Plan.

                                       14
<PAGE>

10.  EFFECTIVENESS OF THE PLAN
     -------------------------

           The Plan shall become effective only upon approval by the Board of
Directors. The grant of any options pursuant to the Plan shall be conditioned
upon the registration of the Shares with the Securities and Exchange Commission
and Qualification of the offer and sale of the Shares pursuant to the Plan with
the Commissioner of Corporations of the State of California, unless in the
opinion of counsel to the Company such registration or qualification is not
necessary.

11.  PRIVILEGES OF STOCK OWNERSHIP; SECURITIES LAW COMPLIANCE; NOTICE OF SALE
     ------------------------------------------------------------------------

           No optionee shall be entitled to the privileges of stock ownership as
to any Shares not actually issued and delivered to the optionee. No Shares shall
be purchased upon the exercise of any option unless and until any applicable
requirements of any regulatory agencies having jurisdiction, and of any
exchanges upon which the Common Stock of the Company may be listed, shall have
been satisfied. The Company shall diligently endeavor to comply with all
applicable securities laws before any options are granted under the Plan and
before any Shares are issued pursuant to the exercise of such options. The
optionee shall give the Company notice of any sale or other disposition of any
such Shares not more than five (5) days after such sale or other disposition.

12.  INDEMNIFICATION
     ---------------

           The Company shall indemnify its "agents", as defined in Section 317
of the California Corporations Code, to the full extent permitted by Section
317, as amended from time to time, or as permitted by any successor statute to
Section 317, and by the Company's Articles of Incorporation.

                                       15
<PAGE>

13.  INFORMATION TO OPTIONEES
     ------------------------

           The Company shall provide to each optionee during the period for
which he or she has one or more options outstanding, copies of all annual
reports and other information which are provided to all shareholders of the
Company. The Company shall not be required to provide such information to
directors or key employees whose duties in connection with the Company assure
their access to equivalent information.

                                       16
<PAGE>

                                SERVICE 1st BANK

                      1999 INCENTIVE STOCK OPTION AGREEMENT
                      -------------------------------------

                                                                  Date of Grant:

TO:

         We are pleased to notify you that Service 1st Bank (the "Company") this
day hereby grants to you an option to purchase all or any part of __________
shares of the Common Stock of the Company (the "Shares") at the Option Price of
____________ per share (the "Option") as a Stock Option under the Company's 1999
Stock Option Plan (the "Plan").

         THIS OPTION MAY BE EXERCISED ONLY IN ACCORDANCE WITH THE TERMS OF THE
PLAN. ONLY CERTAIN PROVISIONS OF THE PLAN ARE SUMMARIZED IN THIS AGREEMENT. A
COPY OF THE PLAN IS PROVIDED WITH THIS AGREEMENT.

         THIS OPTION MAY BE EXERCISED ONLY IF THE PLAN IS APPROVED BY
SHAREHOLDERS HOLDING A MAJORITY OF THE ISSUED AND OUTSTANDING SHARES OF THE
COMPANY.

         1.    Purpose of the Option.
               ---------------------

         One of the purposes of the Plan is to advance the interests of the
Company by stimulating the efforts of officers and full-time salaried employees
on behalf of the Company, by granting them financial participation in the
progress and success of the Company.

         2.    Signature on Option Agreement.
               -----------------------------

         This option cannot be exercised unless you first sign this document in
the place provided and return it to the Secretary of the Company. If you fail to
do so, this option will terminate and be of no effect. However, your signing and
delivering this letter will not bind you to
<PAGE>

purchase any of the shares subject to this Option. Your obligation to purchase
the Shares can arise only when you exercise this Option in the manner set forth
in Paragraph 3 below.

         3.    Terms of Option and Exercise of Option.
               --------------------------------------

         The aggregate fair market value (as determined at the time the option
is granted) of the shares pursuant to this Agreement which are exercisable by
you for the first time during any calendar year shall not exceed $100,000 under
all stock option plans of the Company, its affiliates or any predecessor of any
such corporation.

         Subject to the provisions of Paragraph 4 below and this Paragraph 3,
this Option can be exercised by you at any time during a period of ____________
(______________) months from the granting date as follows:

              (a)    After the expiration of ______________________
(___________) months from the granting date, this Option may be exercised to the
extent of ________________percent (__________________%) of the Shares;

               (b)    After the expiration of _____________(__________) months
from the granting date, this Option may be exercised to the extent of an
additional ___________ percent (______________%) of the Shares;

               (c)    After the expiration of _____________(__________) months
from the granting date, this Option may be exercised to the extent of an
additional __________________ percent (___%) of the Shares;

               (d)    After the expiration of__________________ (____) months
from the granting date, this option may be exercised to the extent of an
additional ___________percent(_____%) of the Shares.

                                       2
<PAGE>

               (e)    after the expiration of _____________(__________) months
from the granting date, this Option may be exercised to the extent of an
additional ___________________ percent (______________%) of the Shares.

         Any portion of the Option that you do not exercise shall accumulate and
can be exercised by you any time prior to the expiration of _____________
(___________ ) months from the date of grant.

         This Option may be exercised by delivering to the Secretary of the
Company payment in full at the Option Price for the number of Shares being
purchased in either: (i) cash or by certified check or official bank check or
the equivalent thereof acceptable to the Company; or (ii) shares of the
Company's Common Stock with a fair market value on the date of exercise equal to
the Option Price; or (iii) a combination of (i) and (ii) above; together with a
written notice in a form satisfactory to the Company, signed by you specifying
the number of Shares you then desire to purchase and the time of delivery
thereof, which shall not be less than fifteen (15) days and not more than thirty
(30) days after the giving of such notice unless an earlier or later date is
mutually agreed upon. At such time the Company shall, without transfer or issue
tax deliver to you (or such other person entitled to exercise the option) at the
principal office of the Company, or such other place as shall be mutually
acceptable, a certificate or certificates for such Shares dated the date the
Options were validly exercised; provided, however, that the time of such
delivery may be postponed by the Company for such period as may be required for
it with reasonable diligence to comply with any requirements of law. No
fractional Shares shall be issued or delivered.

                                       3
<PAGE>

         As a holder of an Option, you shall have the rights of a shareholder
with respect to the Shares subject to this Option only after such Shares shall
have been issued to you upon the exercise of this option.

         4.    Termination of Office or Employment.
               -----------------------------------

         If your status as an employee or officer of the Company or its
Affiliates (as such term is defined in the Plan) is terminated for any reason
other than death, disability or cause, this Option may be exercised within three
(3) months from the date of such termination to the extent you were entitled to
exercise the Option on the date of termination, but in no event may this Option
be exercised after the expiration of the term of this Option. If, however, you
are removed from your office or your employment with the Company or its
Affiliates is terminated for cause as defined in the Plan, this Option shall
expire thirty (30) days after the time notice or advice of such removal or
termination is dispatched by the Company or its Affiliates and notwithstanding
anything else herein to the contrary, neither you nor your estate shall be
entitled to exercise any Option with respect to any Shares whatsoever after
thirty (30) days following such removal or termination.

         5.    Death or Disability.
               -------------------

         If you die or become disabled while an officer or employee of the
Company or its Affiliates, the Option may be exercised in whole or in part by
you or your qualified representative (in the event of your mental disability) or
by the duly authorized executor of your Will or by the duly authorized
administrator or special administrator of your estate (in the event of your
death) within twelve (12) months from the date of your death or disability to
the extent that you had the right to exercise this Option on the date of your
death or disability, but in no event after the expiration of the term of this
Option.

                                       4
<PAGE>

         Disability shall be determined under Section 422 of the Code in effect
at the date of such disability. Section 422 of the Code currently uses the
definition of Section 22(e)(3) of the Code which states:

         "(3) PERMANENT AND TOTAL DISABILITY DEFINED -- An individual
         is permanently and totally disabled if he is unable to engage
         in any substantial gainful activity by reason of any
         medically determinable physical or mental impairment which
         can be expected to result in death or which has lasted or can
         be expected to last for a continuous period of not less than
         12 months. An individual shall not be considered to be
         permanently and totally disabled unless he furnishes proof of
         the existence thereof in such form and manner, and at such
         times, as the Secretary may require."

         6.    Nontransferability of Option.
               ----------------------------

         This Option shall not be transferable except by Will or the laws of
descent and distribution, and this Option may be exercised during your lifetime
only by you. Any purported transfer or assignment of this Option shall be void
and of no effect, and shall give the Company the right to terminate this Option
as of the date of such purported transfer or assignment.

         7.    Adjustment of and Changes in the Shares.
               ---------------------------------------

         Notwithstanding the preceding provisions of this Option Agreement, upon
receipt of notice from the Stock Option Committee or the Board of Directors of
the pendency of dissolution or liquidation of the Company or a reorganization,
merger, or consolidation of the Company with one or more corporations as a
result of which the Company will not be the surviving corporation, or a sale of
substantially all the assets and property of the Company to another person (a
"Terminating Event"), this option shall be exercisable in full and not only as
to those shares with respect to which installments, if any, have then accrued.
Upon the date thirty (30) days after receipt of said notice, this option or any
portion hereof not exercised shall terminate, unless provision shall be made in

                                       5
<PAGE>

connection with the Terminating Event for assumption of this Option or for
substitution for this Option of new options covering stock of a successor
employer corporation, or a parent or subsidiary corporation thereof, solely at
the option of such successor corporation or parent or subsidiary corporation,
with appropriate adjustments as to the number and kind of shares and prices.

         8.    Subject to Terms of the Plan.
               ----------------------------

         This Agreement shall be subject in all respects to the terms and
conditions of the Plan. Your signature herein represents your acknowledgement of
receipt of a copy of the Plan. Any dispute or disagreement which shall arise
under or as a result of or pursuant to this Agreement shall be finally and
conclusively determined by the Board of Directors of the Company or duly
appointed Committee in its sole discretion, and such determination shall be
binding upon all parties.

         9.    Grant and Exercise of Option: Conditions.
               ----------------------------------------

         The grant of this option is conditioned upon approval of the Plan by
the shareholders of the Company, registration of the Shares with the Securities
and Exchange Commission and qualification of the offer and sale of the Shares to
be issued under the Plan by the Commissioner of Corporations of the State of
California, unless in the opinion of counsel to the Company such registration or
qualification is not necessary.

         10.   Tax Effects.
               -----------

         THE FEDERAL TAX CONSEQUENCES OF EMPLOYEE STOCK OPTIONS ARE COMPLEX AND
SUBJECT TO CHANGE. A TAXPAYER'S PARTICULAR SITUATION MAY BE SUCH THAT SOME
VARIATION OF THE GENERAL RULE IS APPLICABLE. ACCORDINGLY, AN OPTIONEE (OR HIS
GUARDIAN, ESTATE OR LEGATEE) SHOULD

                                       6
<PAGE>

CONSULT WITH HIS OWN TAX ADVISOR BEFORE EXERCISING ANY OPTION OR DISPOSING OF
ANY SHARES ACQUIRED UPON THE EXERCISE OF AN OPTION.

         11.   Rights as a Shareholder.
               -----------------------

         You have no rights as a shareholder of the Company with respect to any
Shares until the date of the issuance of a stock certificate to you for such
Shares.

         12.   Notification of Sales.
               ---------------------

         You agree that you, or any person acquiring Shares upon exercise of
this Option, will notify the Company not more than five (5) days after any sale
or disposition of such Shares.

         13.   Information to Optionees.
               ------------------------

         The Company shall provide to you during the period for which you have
one or more options outstanding copies of all annual reports and other
information which are provided to all shareholders of the Company. The Company
is not required to provide such information to key employees whose duties assure
their access to equivalent information.

         14.   Tax Withholding.
               ---------------

         Where in the opinion of counsel to the Company it would be appropriate
for the Company to withhold taxes relating to the exercise of any option, the
Committee may in its discretion require that such tax obligation be satisfied in
a manner satisfactory to the Company before shares deliverable pursuant to the
exercise of such option are transferred to the optionee. The optionee may make
an election to pay such tax by surrendering a sufficient number of previously
issued Shares. The value of Shares surrendered shall be the fair market value of
such Shares on the date the exercise becomes taxable. The election to withhold
shares otherwise deliverable upon

                                       7
<PAGE>

exercise of the option, or to surrender previously issued Shares, shall be
subject to the approval of the Committee and must be made pursuant to rules
established by the Committee.

                                       Service 1st Bank

                                       By:______________________________________

                                       Its:_____________________________________

Agreed to this ________day of ______, 19__.

______________________________________
Signature of Optionee
<PAGE>

                                SERVICE 1ST BANK

                               1999 NON-QUALIFIED

                             STOCK OPTION AGREEMENT
                             ----------------------

                                                                  Date of Grant:

TO:

         We are pleased to notify you that Service 1st Bank (the "Company") this
day hereby grants to you an option to purchase all or any part of __________
shares of the Common Stock of the Company (the "Shares") at the Option Price
of ________ per share (the "Option") as a Stock Option under the Company's 1999
Stock Option Plan (the "Plan").

         THIS OPTION MAY BE EXERCISED ONLY IN ACCORDANCE WITH THE TERMS OF THE
PLAN. ONLY CERTAIN PROVISIONS OF THE PLAN ARE SUMMARIZED IN THIS AGREEMENT. A
COPY OF THE PLAN IS PROVIDED WITH THIS AGREEMENT.

         THIS OPTION MAY BE EXERCISED ONLY IF THE PLAN IS APPROVED BY
SHAREHOLDERS HOLDING A MAJORITY OF THE ISSUED AND OUTSTANDING SHARES OF THE
COMPANY.

         1.    Purpose of the Option.
               ---------------------

         One of the purposes of the Plan is to advance the interests of the
Company by stimulating the efforts of officers, directors and full-time salaried
employees on behalf of the Company, by granting them financial participation in
the progress and success of the Company.
<PAGE>

         2.    Signature on Option Agreement.
               -----------------------------

         This option cannot be exercised unless you first sign this document in
the place provided and return it to the Secretary of the Company. If you fail to
do so, this option will terminate and be of no effect. However, your signing and
delivering this letter will not bind you to purchase any of the shares subject
to the option. Your obligation to purchase the Shares can arise only when you
exercise this option in the manner set forth in Paragraph 3 below.

         3.    Terms of Option and Exercise of Option.
               --------------------------------------

         Subject to the provisions of Paragraph 4 below and this Paragraph 3,
this option can be exercised by you at any time during a period of
__________________ (____) months from the granting date as follows:

               (a)    After the expiration of__________________ (____) months
from the granting date, this option may be exercised to the extent of not more
than __________________ percent (_____________%) of the Shares.

               (b)    After the expiration of__________________ (____) months
from the granting date, this option may be exercised to the extent of an
additional ________________percent (______%) of the shares.

               (c)    After the expiration of_________________ (____)months from
the granting date, this option may be exercised to the extent of an additional
_______________ percent (_________%) of the Shares.

                                       2
<PAGE>

               (d)    After the expiration of__________________ (____) months
from the granting date, this option may be exercised to the extent of an
additional ___________percent(_____%) of the Shares.

               (e)    After the expiration of__________________ (____) months
from the granting date, this option may be exercised to the extent of an
additional ___________ percent (______%) of the Shares.

               (f)    After the expiration of__________________ (____) months
from the granting date, this option may be exercised to the extent of an
additional _____________ percent (___________%) of the Shares.

         Any portion of the options that you do not exercise shall accumulate
and can be exercised by you any time prior to the expiration of________________
(___________) months from the granting date.

         This option may be exercised by delivering to the Secretary of the
Company, payment in full at the Option Price for the number of Shares being
purchased in either: (i) cash or by certified check or official bank check or
the equivalent thereof acceptable to the Company; or (ii) shares of the
Company's Common Stock with a fair market value on the date of exercise equal to
the Option Price; or (iii) a combination of (i) and (ii) above; together with a
written notice in a form satisfactory to the Company, signed by you specifying
the number of Shares you then desire to purchase and the time of delivery
thereof, which shall not be less than fifteen (15) days and not more than thirty
(30) days after the giving of such notice unless an earlier or later date is
mutually agreed upon. At such time, the Company shall, without transfer or issue
tax to you (or such other person entitled to exercise the

                                       3
<PAGE>

option), deliver to you (or such other person entitled to exercise the option)
at the principal office of the Company, or such other place as shall be mutually
acceptable a certificate or certificates for such shares dated the date the
options were validly exercised; provided, however, that the time of such
delivery may be postponed by the Company for such period as may be required for
it with reasonable diligence to comply with any requirements of law. No
fractional shares shall be issued or delivered.

         As a holder of an option, you shall have the rights of a shareholder
with respect to the Shares subject to this option only after such Shares shall
have been issued to you upon the exercise of this option.

         4.    Termination of Officer or Director Status or Employment.
               -------------------------------------------------------

         If your status as an employee, director or officer of the Company or
its Affiliates (as such term is defined in the Plan) is terminated for any
reason other than death, disability or cause, this option may be exercised
within three (3) months from the date of such termination to the extent you were
entitled to exercise the option on the date of termination, but in no event may
this option be exercised after the expiration of the term of this option. If,
however, you are removed from your office as an officer or director or your
employment with the Company or its Affiliate is terminated for cause as defined
in the Plan, this option shall expire thirty (30) days after the time notice or
advice of such removal or termination is dispatched by the Company or its
Affiliates, or in the instance of a non-employee director at the time of any
removal proceeding by any appropriate bank regulatory agency or by judicial
process and notwithstanding anything else herein to the contrary, neither you
nor your estate shall be entitled to exercise any option with respect to any
Shares whatsoever after thirty (30) days following such removal or termination.

                                       4
<PAGE>

         5.    Death or Disability.
               -------------------

         If you die or become disabled while an officer, director or employee of
the Company or its Affiliates, the option may be exercised in whole or in part
by you or your qualified representative (in the event of your mental disability)
or by the duly authorized executor of your Will or by the duly authorized
administrator or special administrator of your estate (in the event of your
death) within twelve (12) months from the date of your death or disability to
the extent that you had the right to exercise this option on the date of your
death or disability, but in no event after the expiration of the term of this
option.

         Disability shall be determined under Section 422 of the Code in effect
at the date of such disability. Section 422 of the Code currently uses the
definition of Section 22(e)(3) of the Code which states:

         "(3) PERMANENT AND TOTAL DISABILITY DEFINED -- An individual
         is permanently and totally disabled if he is unable to engage
         in any substantial gainful activity by reason of any
         medically determinable physical or mental impairment which
         can be expected to result in death or which has lasted or can
         be expected to last for a continuous period of not less than
         12 months. An individual shall not be considered to be
         permanently and totally disabled unless he furnishes proof of
         the existence thereof in such form and manner, and at such
         times, as the Secretary may require."

                                       5
<PAGE>

         6.    Nontransferability of Option.
               ----------------------------

         This option shall not be transferable except by Will or the laws of
descent and distribution, and this option may be exercised during your lifetime
only by you. Any purported transfer or assignment of this option shall be void
and of no effect, and shall give the Company the right to terminate this option
as of the date of such purported transfer or assignment.

         7.    Adjustment of and Changes in the Shares.
               ---------------------------------------

         Notwithstanding the preceding provisions of this option agreement, upon
receipt of notice from the Stock Option Committee or the Board of Directors of
the pendency of dissolution or liquidation of the Company or a reorganization,
merger, or consolidation of the Company with one or more corporations as a
result of which the Company will not be the surviving corporation, or a sale of
substantially all the assets and property of the Company to another person (a
"Terminating Event"), this option shall be exercisable in full and not only as
to those shares with respect to which installments, if any, have then accrued.
Upon the date thirty (30) days after receipt of said notice, this option or any
portion hereof not exercised shall terminate, unless provision shall be made in
connection with the Terminating Event for assumption of this option or for
substitution for this option of new options covering stock of a successor
employer corporation, or a parent or subsidiary corporation thereof, solely at
the option of such successor corporation or parent or subsidiary corporation,
with appropriate adjustments as to the number and kind of shares and prices.

                                       6
<PAGE>

         8.    Subject to Terms of the Plan.
               ----------------------------

         This Agreement shall be subject in all respects to the terms and
conditions of the Plan. Your signature herein represents your acknowledgment of
receipt of a copy of the Plan. Any dispute or disagreement which shall arise
under or as a result of or pursuant to this agreement shall be finally and
conclusively determined by the Board of Directors of the Company or duly
appointed Committee in its sole discretion, and such determination shall be
binding upon all parties.

         9.    Grant and Exercise of Option: Conditions.
               ----------------------------------------

         The grant of this option is conditioned upon approval of the Plan by
the shareholders of the Company, registration of the Shares with the Securities
and Exchange Commission and qualification of the offer and sale of the Shares to
be issued under the Plan by the Commissioner of Corporations of the State of
California, unless in the opinion of counsel to the Company such registration or
qualification is not necessary.

         10.   Tax Effects.
               -----------

         THE FEDERAL TAX CONSEQUENCES OF EMPLOYEE OR DIRECTOR STOCK OPTIONS ARE
COMPLEX AND SUBJECT TO CHANGE. A TAXPAYER'S PARTICULAR SITUATION MAY BE SUCH
THAT SOME VARIATION OF THE GENERAL RULE IS APPLICABLE. ACCORDINGLY, AN OPTIONEE
(OR HIS GUARDIAN, ESTATE OR LEGATEE) SHOULD CONSULT WITH HIS OWN TAX ADVISOR
BEFORE EXERCISING

                                       7
<PAGE>

ANY OPTION OR DISPOSING OF ANY SHARES ACQUIRED UPON THE EXERCISE OF AN OPTION.

         11.   Rights as a Shareholder.
               -----------------------

         You have no rights as a shareholder of the Company with respect to any
Shares until the date of the issuance of a stock certificate to you for such
Shares.

         12.   Notification of Sales.
               ---------------------

         You agree that you, or any person acquiring Shares upon exercise of
this Option, will notify the Company not more than five (5) days after any sale
or disposition of such Shares.

         13.   Information to Optionees.
               ------------------------

         The Company shall provide to you during the period for which you have
one or more options outstanding copies of all annual reports and other
information which are provided to all shareholders of the Company. The Company
is not required to provide such information to key employees whose duties assure
their access to equivalent information.

         14.   Tax Withholding.
               ---------------

         Where in the opinion of counsel to the Company it would be appropriate
for the Company to withhold taxes relating to the exercise of any option, the
Committee may in its discretion require that such tax obligation be satisfied in
a manner satisfactory to the Company before shares deliverable pursuant to the
exercise of such option are transferred to the optionee. The optionee may make
an election to pay such tax by surrendering a sufficient number of previously

                                       8
<PAGE>

issued Shares. The value of Shares surrendered shall be the fair market value of
such Shares on the date the exercise becomes taxable. The election to withhold
shares otherwise deliverable upon exercise of the option, or to surrender
previously issued Shares, shall be subject to the approval of the Committee and
must be made pursuant to rules established by the Committee.

                                       Service 1st Bank

                                       By:______________________________________

                                       Its:_____________________________________

Agreed to this ___day of __________, 19______.

___________________________________
Signature of Optionee

                                        9

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