Document:

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                                                                   Exhibit 10.34

                                                           CARVILL AMERICA, INC.
                                                         The Pinnacle, Suite 375
                                                         3455 Peachtree Road, NE
                                                          Atlanta, Georgia 30326
                                                         Telephone: 404-475-0314
                                                         Facsimile: 404-475-0439

<TABLE>
<S>                    <C>
TITLE:                 SECOND EXCESS CESSION REINSURANCE CONTRACT

BETWEEN:               DARWIN NATIONAL ASSURANCE COMPANY, DARWIN SELECT
                       INSURANCE COMPANY, CAPITOL INDEMNITY CORPORATION, CAPITOL
                       SPECIALTY INSURANCE CORPORATION, PLATTE RIVER INSURANCE
                       COMPANY AND/OR ANY OTHER ASSOCIATED, AFFILIATED OR
                       SUBSIDIARY COMPANIES OF ALLEGHANY INSURANCE HOLDING LLC,
                       BUT ONLY IN RESPECT OF BUSINESS UNDERWRITTEN BY DARWIN
                       PROFESSIONAL UNDERWRITERS, INC.

                       AND

                       THE REINSURERS SIGNATORY HERETO

COMMENCING:            APRIL 1, 2005

U.S. CLASSIFICATION:   U.S. REINSURANCE
</TABLE>

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                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
PREAMBLE   IDENTITY OF PARTIES
--------   -------------------
<S>                                                                           <C>
ARTICLE 1  BUSINESS REINSURED..............................................    1
ARTICLE 2  EXCLUSIONS......................................................    1
ARTICLE 3  COVER, LIMIT AND RETENTION......................................    2
ARTICLE 4  WARRANTY........................................................    3
ARTICLE 5  TERRITORIAL SCOPE...............................................    3
ARTICLE 6  PERIOD..........................................................    3
ARTICLE 7  SPECIAL TERMINATION.............................................    4
ARTICLE 8  FOLLOW THE FORTUNES.............................................    5
ARTICLE 9  LOSS RATIO CAP..................................................    5
ARTICLE 10 EXCESS OF ORIGINAL POLICY LIMITS................................    5
ARTICLE 11 EXTRA-CONTRACTUAL OBLIGATIONS...................................    6
ARTICLE 12 PREMIUM.........................................................    7
ARTICLE 13 CEDING COMMISSION...............................................    7
ARTICLE 14 ACCOUNTS AND REPORTS............................................    7
ARTICLE 15 NOTICE OF LOSS AND LOSS SETTLEMENTS.............................    7
ARTICLE 16 INTEREST PENALTY................................................    9
ARTICLE 17 UNEARNED PREMIUM AND OUTSTANDING LOSS RESERVES..................   10
ARTICLE 18 CURRENCY........................................................   12
ARTICLE 19 TAX PROVISIONS..................................................   12
ARTICLE 20 INSOLVENCY OF THE REASSURED.....................................   12
ARTICLE 21 OFFSET..........................................................   13
ARTICLE 22 DELAYS, ERRORS AND OMISSIONS....................................   14
ARTICLE 23 AMENDMENTS AND ALTERATIONS......................................   14
</TABLE>

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<TABLE>
<S>                                                                           <C>
ARTICLE 24 ACCESS TO RECORDS AND CLAIMS REVIEW.............................   14
ARTICLE 25 ARBITRATION.....................................................   14
ARTICLE 26 SERVICE OF SUIT.................................................   16
ARTICLE 27 CONFIDENTIALITY.................................................   17
ARTICLE 28 REGULATORY COMPLIANCE...........................................   17
ARTICLE 29 INTERMEDIARY....................................................   17
ARTICLE 30 GOVERNING LAW...................................................   17
ARTICLE 31 PARTICIPATION...................................................   18
ARTICLE 32 SEVERAL LIABILITY NOTICE........................................   18
</TABLE>

ATTACHMENTS

1.   NUCLEAR INCIDENT EXCLUSION CLAUSES-LIABILITY-REINSURANCE U.S.A./CANADA

2.   NUCLEAR ENERGY RISKS EXCLUSION CLAUSE-REINSURANCE-1994-(WORLDWIDE excluding
     U.S.A. and CANADA)

3.   APPENDIX A LOSS BODERAU FORMAT

4.   APPENDIX B SCHEDULE OF INCREASED LIMIT FACTORS

                                       ii

<PAGE>

                   SECOND EXCESS CESSION REINSURANCE CONTRACT

PREAMBLE

This Contract is made and entered into between Darwin National Assurance
Company, Darwin Select Insurance Company, Capitol Indemnity Corporation, Capitol
Specialty Insurance Corporation, Platte River Insurance Company and/or any other
associated, affiliated or subsidiary companies of Alleghany Insurance Holding
LLC, but only in respect of business underwritten by Darwin Professional
Underwriters Inc. of 76 Batterson Park Road, Farmington, Connecticut 06032 (NAIC
Group Code 10472) (hereinafter referred to as the "Reassured") and the
Reinsurers signatory hereto (hereinafter referred to as the "Reinsurers"), on
the following terms and conditions:

                                    ARTICLE 1

                               BUSINESS REINSURED

This Contract applies to policies of insurance classified by the Reassured as
Healthcare Facility Primary Professional Liability, Healthcare Facility Primary
General Liability, including Employee Benefits and other ancillary liability
coverages, Physician Group Primary Professional Liability, Physician Group
Primary General Liability, and other ancillary liability coverages, Follow Form
Excess Liability and Umbrella Liability as original.

For the purposes of this Contract, the terms "policy", "policies" or "original
policies" as used herein shall be understood to mean all binders, policies,
contracts, endorsements or other evidence of insurance issued in the name of the
Reassured.

Where the Reassured issues a group policy to multiple insureds providing
separate and distinct limits to each insured, then for the purposes of recovery
hereunder each separate and distinct limit shall be deemed to be a separate
policy.

Where the Reassured issues more than one policy to the same original insured
covering the same class of business (such as on a layered basis), then the
combination of such policies shall be considered a program for the purposes
hereof, as solely determined by the Reassured.

                                    ARTICLE 2

                                   EXCLUSIONS

This Contract does not apply to and absolutely excludes the following:

1.   Nuclear Incidents, in accordance with the Nuclear Incident Exclusion
     Clauses - Liability - Reinsurance - U.S.A./Canada - as attached.

<PAGE>

2.   Nuclear Energy Risks, in accordance with the Nuclear Energy Risks Exclusion
     Clause (Reinsurance) (1994) (Worldwide excluding U.S.A. and Canada) - as
     attached

3.   All liability of the Reassured arising by contract, operation of law, or
     otherwise, from its participation or membership, whether voluntary or
     involuntary, in any Insolvency Fund. "Insolvency Fund" includes any
     guarantee fund, insolvency fund, plan, pool, association, fund or other
     arrangement, howsoever denominated, established or governed, which provides
     for any assessment of or payment or assumption by the Reassured of part or
     all of any claim, debt, charge, fee or other obligation of an insurer, or
     its successors or assigns, which has been declared by any competent
     authority to be insolvent, or which is otherwise deemed unable to meet any
     claim, debt, charge, fee or other obligation in whole or in part.

4.   Liability assumed by the Reassured as a Member or Reinsurer of any Pool,
     Association or Syndicate.

5.   Financial Guarantee and Insolvency Insurance.

6.   Surety Business.

7.   Reinsurance Assumed Business, other than reinsurance of a captive insurance
     company, policies "fronted" by another carrier and individually
     underwritten by Darwin Professional Underwriters, Inc, and Inter-Company
     Pooling Arrangements.

                                    ARTICLE 3

                           COVER, LIMIT AND RETENTION

This contract applies to all original policies coming within the scope of this
Contact which are issued by the Reassured for limits in excess of $2,000,000
each and every loss, each Insured, each policy/program. In respect of all such
policies the Reassured shall cede and the Reinsurers shall accept by the way of
reinsurance under this Contract, all liability in excess of underlying limits of
$2,000,000 each and every loss, each Insured, each policy/program, subject to a
limit of liability to the Reinsurers of up to $8,000,000 each and every loss,
each insured, each policy/program. However, in the event the Reassured issues
both a primary and an excess policy to the same Insured, the Reassured shall
cede and the Reinsurers shall accept all liability in excess of underlying
limits of $2,000,000 each and every loss, each Insured, each policy/program,
subject to a limit of liability to the Reinsurers of up to $9,000,000 each and
every loss, each Insured, each policy/program.

The Reassured shall retain the said underlying limits for their own account but
without prejudice to the above shall be at liberty to protect that retention by
way of excess of loss reinsurance for their own account and benefit.

                                        2

<PAGE>

Reinsurers hereon agree to bear their proportional share of all loss adjustment
and defense cost expenses, as per the original policy. Original policies may
provide for costs inclusive or costs in addition coverage. Where coverage is
issued on a cost inclusive basis, costs shall be included within the limit
hereon. Where coverage is issued on a cost in addition basis, pro rata costs
shall be payable in addition to the limit hereon.

The Reassured shall be at liberty to effect specific facultative reinsurance,
for the common account of themselves and Reinsurers, or to omit cessions
hereunder, when they consider it in the best interest of the Reinsurers to do
so.

It is understood and agreed that the limits hereon apply separately to each
original coverage and/or section thereof as applicable, issued by the Reassured,
unless written on a combined, shared limit basis, as per original policies.

The meaning of "each and every loss", "claim", "claim made" and "losses
occurring" shall follow the definitions in the policies covered hereunder, as
finally determined by the Reassured. The Reassured shall also be the determinant
of what constitutes "loss occurrence", "each Insured", "each coverage", "each
section" and "each policy".

                                    ARTICLE 4

                                    WARRANTY

It is warranted that the Reassured shall retain not less than 15.0% of liability
and premium in respect of each cession hereunder, net and unreinsured, except
for internal reinsurance and/or Catastrophe Excess of Loss Reinsurance.

                                    ARTICLE 5

                                TERRITORIAL SCOPE

This Contract shall cover wherever the original policies cover.

                                    ARTICLE 6

                                     PERIOD

This Contract covers all claims made or losses occurring, as original, on
original policies written or renewed with effective dates during the period
April 1st, 2005 12:01 a.m. Standard Time to April 1st, 2006 12:01 a.m. Standard
Time at the place and location of risks insured.

The maximum original policy period shall be twelve (12) months plus odd time not
to exceed eighteen (18) months in all, plus extended reporting period coverage
or endorsements, as original. For the purposes of this Contract, any extension,
discovery period or extended reporting endorsement attaching to a policy covered
hereunder shall be considered as part of the period of the said policy, subject
to the provision that a separate limit of liability will not apply in respect
thereof unless required by statute.

                                        3

<PAGE>

Upon expiry of this Contract, policies in force at the effective time and date
of expiration hereof shall continue to be covered hereunder until their
individual natural expiration or termination dates, whichever sooner, including
extensions, discovery periods, DDR, or other similar extended reporting
endorsements attaching to such policies. The Reassured may however, subject to
agreement by Reinsurers hereon, terminate the liability of the Reinsurers for
claims made or losses occurring, as original, after the effective time and date
of expiration hereof and, in such event, the unearned premium on all ceded
policies attaching hereunder shall be returned to the Reassured by the
Reinsurers less any ceding commission previously allowed on unearned premium.

                                    ARTICLE 7

                               SPECIAL TERMINATION

A.   Either party may terminate this Contract upon thirty (30) days notice in
     the event that the other party's surplus has been reduced by 30% or more of
     the amount of surplus at March 31st, 2005.

B.   The Reassured may terminate the Reinsurer's participation hereon at any
     time by giving thirty (30) days' prior written notice to the Reinsurer in
     the event that:

     (1)  A State Insurance Department or other legal authority has ordered the
          subscribing Reinsurer to cease writing business; or

     (2)  The subscribing Reinsurer has become insolvent or has been placed into
          liquidation or receivership or proceedings have been instituted
          against the subscribing Reinsurer for the appointment of a receiver,
          liquidator, rehabilitator, conservator or trustee in bankruptcy, or
          other agents known by whatever name, to take possession of its assets
          or control of its operation; or

     (3)  The subscribing Reinsurer has reinsured its entire liability under
          this Contract without the Reassured's prior written consent. However,
          the Reinsurer shall be at liberty to effect catastrophe excess and/or
          aggregate stop loss excess reinsurance; or

     (4)  The subscribing Reinsurer has ceased assuming new and renewal treaty
          reinsurance business; or

     (5)  The subscribing Reinsurer experiences a downgrading in their financial
          strength rating from Standard and Poor's Group below BBB or a
          downgrading in rating from A.M. Best Company below A-.

In the event of such termination, the liability of the Reinsurer shall be
terminated as follows:

Policies in force at the effective time and date of termination of this Contract
shall continue to be covered hereunder until their individual expiration dates,
including

                                        4

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extensions, discovery periods or other such similar reporting endorsements or
provisions attached thereto.

The Reassured may however terminate the liability of the Reinsurer for claims
made or losses occurring, as original, after the effective time and date of
termination of this Contract and, in such event, the unearned premium at the
termination date applicable to in force policies, including extensions,
discovery periods or other similar extended reporting endorsements or provisions
attached thereto, shall be returned to the Reassured by the Reinsurers less any
ceding commission previously allowed on unearned premium.

                                    ARTICLE 8

                               FOLLOW THE FORTUNES

The Reinsurer's liability shall attach simultaneously with that of the Reassured
and shall be subject in all respects to the same risks, terms, conditions,
interpretations, and cancellations as the respective insurances (or
reinsurances) of the Reassured, the true intent of this Contract being that the
Reinsurer shall, subject to the terms, conditions, and limits of this Contract
and the policies subject to this Contract follow the underwriting fortunes of
the Reassured. Nothing shall in any manner create any obligations or establish
any rights against the Reinsurer in favor of any third parties or any persons
not parties to this Contract.

                                    ARTICLE 9

                                 LOSS RATIO CAP

Notwithstanding any other provision of this Contract the maximum recoverable
hereon shall not exceed (for 100%) the greater of $32,000,000 or 400% of ceded
Original Gross Net Written Premium.

                                   ARTICLE 10

                        EXCESS OF ORIGINAL POLICY LIMITS

In addition to the coverage afforded under COVER, LIMIT AND RETENTION should the
Reassured incur additional liability as the result of an award in excess of
their original policy limit as defined below, the Reinsurers shall accept the
additional liability incurred solely on cessions made hereunder, up to an
additional cession limit for Excess of Original Policy Limits and Extra
Contractual Obligations combined, in addition to any contractual loss hereunder.
However, specific Excess of Original Policy Limits coverage afforded under the
Reassured's underlying Excess of Loss Reinsurance Contract and First Excess
Cession Reinsurance Contract shall inure to the benefit of Reinsurers hereon. No
separate underlying retention of $2,000,000 shall apply to such additional
Excess of Original Policy Limits coverage hereunder (subject to the Reassured's
15.0% co-participation hereon).

                                        5

<PAGE>

Awards in excess of the original policy limit are defined as contractual losses
which the Reassured may be legally liable to pay, but in excess of the original
policy limit, such losses in excess of the original policy limit having been
incurred because of, but not limited to, the following: failure by the Reassured
to settle within the original policy limit or by reason of alleged or actual
negligence, fraud or bad faith in rejecting an offer of settlement or in the
preparation of the defense or in the trial of any action against an insured or
in the preparation or prosecution of an appeal consequent upon such action.

The date on which any liability in excess of original policy limits is incurred
by the Reassured shall be deemed, in all circumstances, to be the date the
original claim was made or occurred.

However, this Article shall not apply where such awards in excess of original
policy limit have been incurred due to the fraud of a member of the Board of
Directors or a corporate officer of the Reassured acting individually or
collectively or in collusion with any individual or corporation or any other
organization or party involved in the presentation, defense or settlement of any
claim.

                                   ARTICLE 11

                          EXTRA-CONTRACTUAL OBLIGATIONS

In addition to the coverage afforded under COVER, LIMIT AND RETENTION should the
Reassured incur additional liability as the result of an award in respect of any
extra-contractual obligations, as defined below, the Reinsurers shall accept the
additional liability incurred solely on cessions made hereunder, up to an
additional cession limit for Extra Contractual Obligations and Excess of
Original Policy Limits combined, in addition to any contractual loss hereunder.
However, specific Extra Contractual Obligations coverage afforded under the
Reassured's underlying Excess of Loss Reinsurance Contract and First Excess
Cession Reinsurance Contract shall inure to the benefit of Reinsurers hereon. No
separate underlying retention of $2,000,000 shall apply to such additional Extra
Contractual Obligations coverage hereunder (subject to the Reassured's 15.0%
co-participation hereon).

"Extra-contractual obligations" are defined as those liabilities not covered
under any other provision of this Contract and which arise from the handling of
any claim on business covered hereunder, such liabilities arising because of,
but not limited to, the following: failure by the Reassured to settle within the
policy limit, or by reason of alleged or actual negligence, fraud or bad faith
in rejecting an offer of settlement or in the preparation of the defense or in
the trial of any action against an insured or in the preparation or prosecution
of an appeal consequent upon such action.

The date on which any extra-contractual obligation is incurred by the Reassured
shall be deemed, in all circumstances, to be the date the original claim was
made or occurred.

However, this Article shall not apply where such extra-contractual obligations
have been incurred due to the fraud of a member of the Board of Directors or a
corporate officer of

                                        6

<PAGE>

the Reassured acting individually or collectively or in collusion with any
individual or corporation or any other organization or party involved in the
presentation, defense or settlement of any claim.

                                   ARTICLE 12

                                     PREMIUM

In consideration of the liabilities undertaken by the Reinsurers in accordance
with the terns of this Contract, the Reassured shall pay to the Reinsurers their
proportion of the Reassured's Original Gross Net Written Premium for limits
attaching hereon, generated in accordance with the schedule of Increased Limit
Factors (ILFs) established by the Reassured for each class of business covered
hereunder and attached as Appendix B to this Contract.

The term "Original Gross Net Written Premium" shall for the purpose of this
Contract, be understood to mean the full gross amount of the premiums charged by
the Reassured to its original insureds, less cancellations and return premiums,
if applicable.

                                   ARTICLE 13

                                CEDING COMMISSION

The Reinsurers agree to allow the Reassured to deduct and retain-for its own
benefit as Ceding Commission 22.5% of the Original Gross Net Written Premium
payable to the Reinsurers in accordance with the terms of ARTICLE 12 - PREMIUM.

                                   ARTICLE 14

                              ACCOUNTS AND REPORTS

Accounts shall be rendered quarterly in arrears. Premium and bordereau of
cessions shall be rendered by the Reassured within forty-five (45) days of the
close of each calendar quarter being within forty-five (45) days of June 30th,
2005 and quarterly thereafter.

                                   ARTICLE 15

                       NOTICE OF LOSS AND LOSS SETTLEMENTS

Reinsurers agree to abide by all loss settlements of the Reassured which at its
sole discretion shall adjust, settle or compromise all losses and all such
adjustments, settlements or compromises shall be binding upon Reinsurers subject
to the terms, conditions and limitations of the original policies and this
Contract.

Where the Reassured's original policies and/or specific coverage parts of their
original policies provide for loss adjustment expenses in addition to limit, all
loss adjustment expenses paid by the Reassured shall be apportioned in
proportion to the respective interests in the loss of the parties hereto as such
interests finally appear, provided that in

                                        7

<PAGE>

the event a verdict or judgment is reduced by an appeal or a settlement,
subsequent to the entry of the judgment, resulting in an ultimate saving on such
verdict or judgment, or a judgment is reversed outright, the expense incurred in
securing such final reduction or reversal shall be pro rata between the
Reinsurers and the Reassured in the proportion that each benefits from such
reduction or reversal; and the expenses incurred up to the time and date of the
original verdict or judgment shall be pro-rated in proportion to each party's
interest in such verdict or judgment.

In the event of external legal or external adjustment expenses, including
outside monitoring counsel expenses, rescission expenses and declaratory
judgment expenses, which are incurred by the Reassured in connection with a
claim or potential claim hereunder and which are not the subject of the
Reassured's original policy, then Reinsurers shall also be liable for their
proportion of such expenses in addition to their share of the loss recoverable
hereunder.

For the purposes of this Contract loss adjustment expenses shall include all
expenses of litigation, including post judgment interest, but shall exclude the
salaries of regular employees and all office expenses of the Reassured.

All salvages, recoveries or payments recovered or received subsequent to a loss
settlement under this Contract shall be applied as if recovered or received
prior to the aforesaid settlement and all necessary adjustments shall be made by
the parties hereto.

Paid and outstanding loss bordereaux for all claims with incurred amounts
(indemnity, defense and expense combined), established by the Reassured of
$2,000,000 or more for to be rendered by the Reassured within forty-five (45)
days of the end of each calendar quarter, being within forty-five (45) days of
June 30th, 2005 and quarterly thereafter.

It is understood and agreed, both by the Reassured and Reinsurers, that all paid
and outstanding losses shall be advised to Reinsurers solely by quarterly
bordereaux and that no individual loss reports are to be provided unless
specifically requested by Reinsurers.

The bordereaux shall solely comprise numerical details of the paid and
outstanding amounts of each loss together with other data to identify the claim,
all as shown on the example bordereaux format(s) attached hereto as Appendix A
to this Contract and which have been mutually agreed by the Reassured and
Reinsurers. It is clearly understood and agreed that such bordereaux shall not
provide any other details of the claim and that there shall be no requirement to
provide assessment of potential liability or other evaluations of each claim.

Reinsurers agree to settle their share of such loss payments within forty-five
(45) days of receipt of the quarterly bordereaux; the bordereaux being the sole
billing documentation necessary to effect settlements from Reinsurers.

Requests for individual loss reports by Reinsurers hereon shall not delay their
payment of a claim once billing of the claim has been presented by the Reassured
to Reinsurers. In addition, responses to requests for individual loss reports
shall not be delayed or withheld by the Reassured.

                                        8

<PAGE>

Notwithstanding such quarterly bordereaux settlements, the Reassured may request
an immediate cash loss settlement from Reinsurers in the event that the amount
due from Reinsurers in respect of an individual claim is $1,000,000 or more for
100% hereon. Such cash loss billings shall be made solely utilizing the same
format as the quarterly bordereaux collections.

                                   ARTICLE 16

                                INTEREST PENALTY

The provisions of this Article shall not be implemented unless specifically
invoked, in writing, by the Reassured or Reinsurer. The interest amounts
provided for in this Article will apply to the Reinsurer or to the Reassured in
the following circumstances:

1.   Loss payment owed by the Reinsurer to the Reassured shall have a due date
     to the Reassured of forty-five (45) calendar days following the date of the
     Reinsurer's receipt of the billing, but no later than ninety (90) days from
     the Reassured's date of the billing.

2.   Payment of any premium installments shall be due to the Reinsurer within
     thirty (30) calendar days of the date specified in this Contract. Any
     premium adjustments will be due by the debtor party within sixty (60)
     calendar days of the date specified in this Contract.

3.   Payment of return premiums, commissions, profit sharing, or any other
     amounts not provided in paragraphs 1 or 2 above, shall be due by the debtor
     party within sixty (60) calendar days of the due date specified in this
     Contract. If no due date is specified, the due date shall be sixty (60)
     days following the date of the debtor party's receipt of the billing, but
     no later than ninety (90) days from the creditor party's date of the
     billing.

4.   Failure by the Reinsurer or Reassured to comply with their respective
     payment obligations within the time periods as herein provided will result
     in a compound interest penalty payable at a rate equal to the ninety (90)
     day Treasury Bill rate as published in the Money Rate Section or any
     successor section of the Wall Street Journal on the first business day
     following the date a remittance becomes due, plus 2% per annum, to be
     compounded and adjusted quarterly. Any interest which occurs pursuant to
     this Article shall be calculated by the party to which it is owed. The
     accumulation of the number of days that any payment is past due will stop
     on the date the Intermediary, where applicable, receives payment.

5.   The validity of any claim or payment may be contested under the provisions
     of this Contract. If the debtor party prevails in such action, there shall
     be no interest penalty due. Otherwise, any interest will be calculated and
     due as outlined above.

6.   If a Reinsurer advances payment of any claim it is contesting, and prevails
     such action, the Reassured shall return such payment plus pay interest on
     same, calculated as per the provisions of this Article.

                                        9

<PAGE>

7.   Any interest which occurs pursuant to this Article may be waived by the
     party to which it is owed. Further, any interest which is calculated
     pursuant to this Article that is $100 or less shall be waived. Waiver of
     such interest, however, shall not affect the waiving party's right to
     similar interest for any other failure by the other party to make payment
     when due under this Article.

8.   Nothing in this Article shall diminish any legal remedies which either
     party may have against the other.

                                   ARTICLE 17

                 UNEARNED PREMIUM AND OUTSTANDING LOSS RESERVES

This Article applies only to those Reinsurers signatory hereto who do not
qualify for credit under the regulations of the State insurance authorities or
departments which have jurisdiction over the Reassured's reserves.

The Reassured agrees that when, for its Annual Convention Statement purposes, it
files with the authorities or departments mentioned above or sets up in its
books statutory reserves for known outstanding losses and allocated loss
expenses reinsured by this Contract, for unearned premium in respect of business
coming within the scope of this Contract, or for incurred but not reported
losses (IBNR), hereinafter "The Stated Reserves", it shall forward to the
Reinsurers a clear statement of the Reinsurers' proportion of The Stated
Reserves detailing separately the amounts involved for known outstanding losses
and allocated loss expenses and for unearned premium and IBNR, and also how
those amounts are calculated. Reserves for IBNR shall not exceed the actual
amount of IBNR carried on the books of the Reassured for statutory reporting
purposes.

The Reinsurers, promptly upon receipt of the Reassured's statement, shall apply
for, and secure delivery to the Reassured of, clean irrevocable and
unconditional Letters of Credit or such equivalent funding acceptable to the
Reassured, for the benefit of the Reassured in amounts equal to their proportion
of The Stated Reserves.

All Letters of Credit procured pursuant to this Contract shall be issued by a
Bank which is a Member of the Federal Reserve and acceptable to the authorities
or departments mentioned in the first paragraph of this Article current at the
date of the Reassured's statement. Such Letter of Credit shall be in full
conformity with the requirements of such authorities or departments.

Further, all such Letters of Credit shall be "Evergreen" in that they shall be
issued for an initial period of not less than one year and shall be
automatically extended for one year from their original expiration dates and
subsequently from their extended expiration dates unless and until, at least
thirty days before any expiration date, the issuing bank gives notice to the
Reassured by registered mail that the issuing bank elects not to extend the life
of the Letter of Credit in question beyond its forthcoming expiration date.

In consideration of the contract of the Reinsurers to furnish such Letters of
Credit to the Reassured to enable it to obtain credit for the reinsurance
provided under this Contract,

                                       10

<PAGE>

the Reassured hereby undertakes to hold such Letters of Credit and the proceeds
of any drawings made upon them in trust for the Reinsurers and to use and apply
the proceeds of any such drawings for the following purposes only:

a.   To pay the Reinsurers' share or to reimburse the Reassured for that share
     of any liability for loss or allocated loss expense reinsured by this
     Contract or for unearned premium in respect of business coming within the
     scope of this Contract;

b.   To refund to the Reinsurers any balance by which the amount of the Letter
     of Credit exceeds the Reinsurers' proportion of any liability for loss or
     allocated loss expense reinsured by this Contract, incurred but not
     reported losses (IBNR) or for unearned premium in respect of business
     coming within the scope of this Contract.

c.   In the event that one or more of the Reinsurers participating in the Letter
     of Credit gives timely notice of cancellation or non-renewal of their
     participation in the Letter of Credit and provided that the obligations
     secured by the Letter of Credit remain unliquidated and undischarged at the
     time of receipt by the Reassured of such notice, the Reassured shall create
     a cash deposit account, separate from its own assets, in an amount equal to
     the participation of the canceling or non-renewing Reinsurer(s) in the
     Letter of Credit. That cash deposit account may then be used as in
     sub-paragraphs a. and b. above. It is understood and agreed that this
     procedure may only be implemented before the expiry of the notice period in
     respect of cancellation or non-renewal and that if it is implemented, the
     Reassured will ensure that a rate of interest is obtained for the
     Reinsurers on such a deposit account that is at least equal to the rate
     which would be paid by Citibank N.A. in New York, and further that the
     Reassured will account to the Reinsurers on an annual basis for all
     interest accruing on the cash deposit account for the benefit of the
     Reinsurers.

The issuing bank shall have no responsibility whatsoever in connection with the
propriety of drawings made by the Reassured on the Letters of Credit issued
under this Contract or in connection with the disposition of any funds so
withdrawn, except to ensure that drawings are made only upon the order of
properly authorized representatives of the Reassured.

All Letters of Credit procured for the Reassured under this Contract shall be
adjusted at annual intervals, or more frequently as agreed (but never more
frequently than quarterly), to reflect the current balance of the Reinsurers'
proportion of the Reassured's known outstanding loss and allocated loss expense
reserves and unearned premium reserves, and the Reassured shall produce a
statement for this purpose detailed in the same way as the original statement on
the basis of which such Letters of Credit were first issued. If the statement
shows that the Reinsurers' proportion of such losses and allocated expenses,
IBNR or unearned premium reserves exceeds the current amount of the Letters of
Credit, the Reinsurers shall, within thirty days after receipt of the statement,
secure the amendment of the Letters of Credit increasing their amount to the
amount of the current

                                       11

<PAGE>

balance of these items. If, however, the statement shows that the Reinsurers'
proportion of the current balance of those items is less than the amount of the
Letters of Credit the Reassured shall, within thirty days of receipt of a
written request from the Reinsurers to do so, facilitate the release of the
excessive security by authorizing the amendment of the Letters of Credit so as
to reduce their amount to the current balance required.

All expenses incurred in the establishment or maintenance of such Letters of
Credit shall be paid by the Reinsurers.

                                   ARTICLE 18

                                    CURRENCY

The currency to be used for all purposes of this Contract shall be United States
Dollars. All amounts paid or received by the Reassured in any other currency
shall be converted into United States Dollars at the rates of exchange at which
such transactions are converted in the books of the Reassured.

                                   ARTICLE 19

                                 TAX PROVISIONS

The Reassured shall be liable for all taxes (except Federal Excise Tax) levied
on it with respect to premiums payable to the Reinsurers hereunder. Federal
Excise Tax applies only to those Reinsurers, excepting Underwriters at Lloyd's,
London and other Reinsurers exempt from the Federal Excise Tax, who are
domiciled outside the United States of America.

To the extent that such premium is subject to Federal Excise Tax, the Reinsurers
hereby agree to allow as a deduction from the premium, for the purpose of paying
Federal Excise Tax, all applicable percentages of the premium payable hereon.

In the event of any return premium becoming due hereunder the Reinsurers will
deduct all applicable percentages from the amount of the return, and the
Reassured or its agents shall take steps to recover the tax from the Government
of the United States of America.

In consideration of the terms under which this Contract is issued, the Reassured
undertakes not to claim any deduction in respect of premium payable hereon when
making tax returns, other than Income or Profits tax returns, to any fiscal
authority of the United States of America or any State or Territory thereof.

                                   ARTICLE 20

                           INSOLVENCY OF THE REASSURED

Amounts due to the Reassured under this Contract shall be payable by the
Reinsurers on the basis of the liability of the Reassured under the original
policies reinsured hereunder

                                       12

<PAGE>

without diminution because of the insolvency of any one or all of the Reassured
Companies.

In the event of the insolvency of the Reassured and the appointment of a
Liquidator, Receiver, Conservator or Statutory Successor, the Liquidator or
Receiver or Conservator or Statutory Successor of the Reassured shall give
written notice to the Reinsurers of the pendency of any claim against the
insolvent Reassured on the original policies reinsured hereunder within a
reasonable time after such claim is filed in the insolvency proceedings. During
the pendency of such claim the Reinsurers may investigate such claim and
intervene, at their own expense, in the proceedings where such claim is to be
adjudicated and interpose any defense or defenses which they may deem available
to the Reassured or its Liquidator or Receiver or Conservator or Statutory
Successor. The expense thus incurred by the Reinsurers shall be chargeable,
subject to court approval, against the insolvent Reassured as part of the
expense of liquidation to the extent of a proportionate share of the benefit
which may accrue to the Reassured solely as a result of the defense so
undertaken by the Reinsurers.

When two or more Reinsurers are involved in the same claim and a majority in
interest elect to investigate the claim and/or to interpose defense to such
claim, the expense shall be apportioned in accordance with the terms of the
above paragraph as though such expense had been incurred by the Reassured.

Should the Reassured go into liquidation or should a receiver be appointed, the
Reinsurers shall be entitled to deduct from any sums which may be or may become
due to the Reassured under this Contract any sums which are due to the
Reinsurers from the Reassured under this Contract and which are payable at a
fixed or stated date, as well as any other sums due to the Reinsurers which are
permitted to be offset under applicable law.

In the event of the insolvency of the Reassured, the amounts due to the
Reassured under this Contract shall be payable by the Reinsurers directly to the
Reassured or to its Liquidator, Receiver or Statutory Successor.

It is the mutual intent of the parties that, in the event of the insolvency of
the Reassured, this Article shall be read to conform with the state or
regulatory requirements of the jurisdiction in which the liquidation or
receivership is conducted. In the event that any provision of this Article is in
conflict with such state or regulatory requirements, then such provision shall
be reformed to be in compliance with such state or regulatory requirements.

                                   ARTICLE 21

                                     OFFSET

Each party hereto shall have, and may exercise in the event of insolvency of the
other or the non-payment by the other of obligations when due hereunder, the
right to offset any balance or balances whether on account of premiums,
commissions, claims or losses,

                                       13

<PAGE>

adjustment expenses, salvage or any amount due from that party to the other
party hereto under this Contract only against any balance or balances due or to
become due to the offsetting party from the other party under this Contract
only. The terms of this Article shall apply separately to this Contract and to
each successive renewal of this Contract.

                                   ARTICLE 22

                          DELAYS, ERRORS AND OMISSIONS

No inadvertent delay, error or omission shall be held to relieve either party
hereto of any liability which would have attached to them under this Contract if
such delay, error or omission had not been made, provided that rectification is
made immediately upon discovery.

                                   ARTICLE 23

                           AMENDMENTS AND ALTERATIONS

The terms herein contained comprise the whole Contract between the Reassured and
the Reinsurers and may only be changed in writing, signed by or on behalf of
both parties.

                                   ARTICLE 24

                       ACCESS TO RECORDS AND CLAIMS REVIEW

All documents and records in the possession of the Reassured concerning this
Contract shall be made available upon reasonable notice at the request of the
Reinsurers for inspection at the Reassured's offices by the Reinsurers or their
nominated representatives for the purposes of obtaining information concerning
this Contract or the subject matter hereof.

Specifically, the Reinsurers shall be entitled to nominate a representative to
assess the Reassured's claims and claims procedures.

For the avoidance of doubt, it is hereby expressly agreed that the rights given
to the Reinsurers by this Article shall continue in effect notwithstanding the
expiration of this Contract and shall be exercised at the Reinsurers' own
expense.

                                   ARTICLE 25

                                   ARBITRATION

As a condition precedent to any right of action hereunder, all disputes or
differences arising out of or connected with this Contract (whether or not
arising before or after expiration) its interpretation or implementation, shall
be referred to arbitration in Farmington, Connecticut, U.S.A., the city in which
the Reassured's principal office is located.

                                       14

<PAGE>

Arbitration shall be initiated by the delivery of a written notice of demand for
arbitration by one party to the other within a reasonable time after the dispute
has arisen stating the nature of the dispute and the remedy sought. Those
Reinsurers involved in the dispute or other matter in controversy shall be
considered as one party for the purpose of allocating the cost of the
arbitration.

Each party shall appoint an individual as arbitrator and the two so appointed
shall then appoint a third arbitrator. If either party refuses or neglects to
appoint an arbitrator within sixty (60) days, the other party may appoint the
second arbitrator. If the two arbitrators do not agree on a third arbitrator
within sixty (60) days of their appointment, within ten (10) days thereafter the
two arbitrators will request the American Arbitration Association ("AAA") to
appoint a third arbitrator with the qualifications set forth below in this
Article without regard to the AAA's Commercial Arbitration Rules. If the AAA
fails to appoint a third arbitrator within thirty (30) days after its receipt of
the two arbitrators' request, either party may apply to a court of competent
jurisdiction to appoint a third arbitrator with the qualifications set forth
below in this Article. The third arbitrator will immediately notify each party
of his selection. In the event of the resignation or death of any member of the
arbitrator panel, a replacement will be appointed in the same manner as the
resigning or deceased member was appointed.

Each arbitrator shall be an active or retired officer of an insurance or
reinsurance company or Underwriter at Lloyd's London; no arbitrator shall have a
personal or financial interest in the result of the arbitration, and shall not
be a present or former officer, attorney, or consultant of the Reassured or the
Reinsurer or either's affiliates.

The arbitrators shall interpret this Contract as an honorable engagement and not
as merely a legal obligation; they are relieved of all judicial formalities and
may abstain from following the strict rules of law, and shall make any award
with a view to effecting the general purpose of this Contract in a reasonable
manner with due regard to the custom and usage of the insurance and reinsurance
business.

The arbitrators shall have full discretion to make such orders as they think fit
in connection with all procedural matters in the Arbitration, including but not
limited to the conduct of the reference by written or oral submissions, the
production of documents, the examination of witnesses, and the imposition of
time limits for the taking of necessary procedural steps. The arbitrators shall
also have full discretion to make such orders as they think fit with regard to
the payment of the costs of the Arbitration including attorneys' costs and fees.

If more than one Reinsurer is involved in the same dispute, all such Reinsurers
shall constitute and act as one party for purposes of this Article and
communications shall be made by the Reassured to each of the Reinsurers
constituting the one party, provided that nothing herein shall impair the rights
of such Reinsurers to assert several, rather than joint, defenses or claims, nor
be construed as changing the liability of the Reinsurers under the terms of this
Contract from several to joint.

                                       15

<PAGE>

Any Award or order of the arbitrators or a majority thereof shall be binding on
the parties and there shall be no right of appeal there from.

Except as provided above, arbitration shall be based, insofar as applicable,
upon the procedures of the American Arbitration Association.

                                   ARTICLE 26

                                 SERVICE OF SUIT

This Article applies only to those Reinsurers signatory hereto who are domiciled
outside the United States of America or, should the Reassured be authorized to
do business in the State of New York, those Reinsurers who are unauthorized in
New York as respects suits instituted in New York.

It is agreed that in the event of the failure of the Reinsurers hereon to pay
any amount claimed to be due hereunder, the Reinsurers hereon, at the request of
the Reassured, will submit to the jurisdiction of a Court of competent
jurisdiction within the United States. Nothing in this Clause constitutes or
should be understood to constitute a waiver of Reinsurers' rights to commence an
action in any Court of competent jurisdiction in the United States, to remove an
action to a United States District Court, or to seek a transfer of a case to
another Court as permitted by the laws of the United States or of any State in
the United States.

It is further agreed that service of process in such suit may be made upon
Mendes & Mount, 750 Seventh Avenue, New York, New York 10019, and that in any
suit instituted against any one of them upon this contract, Reinsurers will
abide by the final decision of such Court or of any Appellate Court in the event
of an appeal.

The above-named are authorized and directed to accept service of process on
behalf of Reinsurers in any such suit and/or upon the request of the Reassured
to give a written undertaking to the Reassured that they will enter a general
appearance upon Reinsurers' behalf in the event such a suit shall be instituted.

Further, pursuant to any statute of any state, territory or district of the
United States which makes provision therefore, Reinsurers hereon hereby
designate the Superintendent, Commissioner or Director of Insurance or other
officer specified for that purpose in the statute, or his successor or
successors in office, as their true and lawful attorney upon whom may be served
any lawful process in any action, suit or proceeding instituted by or on behalf
of the Reassured or any beneficiary hereunder arising out of this contract of
reinsurance, and hereby designate the above-named as the person to whom the said
officer is authorized to mail such process or a true copy thereof.

                                       16

<PAGE>

                                   ARTICLE 27

                                 CONFIDENTIALITY

The confidential nature of this Contract is acknowledged by all parties.
Moreover, the Reinsurers will only disclose to third parties, such as
regulators, auditors, rating agencies, shareholders, reinsurers and the like,
such details of this Contract as are necessary to comply with their obligations
to such third parties as part of their normal business practice.

It is a condition binding on Reinsurers hereon that they may not disclose any
details of this Contract at any time to any other third party without the
agreement of the Reassured.

                                   ARTICLE 28

                              REGULATORY COMPLIANCE

If any provision of this Contract shall be rendered illegal or unenforceable by
the laws, regulations or public policy of any State in the United States, such
provision shall be considered void in such State, but this shall not affect the
validity or enforceability of any other provision of this Contract, or the
validity or enforceability of such provision in any other jurisdiction.

                                   ARTICLE 29

                                  INTERMEDIARY

Carvill America Incorporated is hereby recognized as the Intermediary
negotiating this Contract for all business hereunder. All communications
including notices, premiums, return premiums, commissions, taxes, losses, loss
adjustment expenses, salvages and loss settlements relating thereto shall be
transmitted to the Reinsurer or the Reassured through Carvill America
Incorporated at The Pinnacle, 3455 Peachtree Road, N.E., Suite 375, Atlanta
Georgia 30326. Payments by the Reassured to the Intermediary will be deemed to
constitute payment to the Reinsurer. Payments by the Reinsurer to the
Intermediary will be deemed only to constitute payment to the Reassured to the
extent that such payments are actually received by the Reassured.

                                   ARTICLE 30

                                  GOVERNING LAW

This Contract shall be governed by and construed in accordance with the laws of
the State of Connecticut.

                                       17

<PAGE>

                                   ARTICLE 31

                                  PARTICIPATION

This Contract obligates each of the Reinsurers for their proportion of the
interests and liabilities set forth under this Contract, such proportions being
shown in the attached Schedules.

                                   ARTICLE 32

                            SEVERAL LIABILITY NOTICE

The subscribing Reinsurers obligations under contracts of reinsurance to which
they subscribe are several and not joint and are limited solely to the extent of
their individual subscriptions. The subscribing Reinsurers are not responsible
for the subscription of any co-subscribing Reinsurer who for any reason does not
satisfy all or part of its obligations.

IN WITNESS WHEREOF the parties hereto have, by their duly authorized
representative, executed this Contract as follows:

Signed in Farmington, Connecticut, this 18th day of August 2005.

For and on behalf of the Reassured:

Signed by: /s/ Stephen J. Sills
           --------------------------

And for the Reinsurers by means of and in accordance with the attached
Schedules, which shall be considered to form an integral part of this Contract.

                                       18

<PAGE>

             NUCLEAR INCIDENT EXCLUSION CLAUSE-LIABILITY-REINSURANCE
                                    (U.S.A.)

(1)  This reinsurance does not cover any loss or liability accruing to the
     Reassured as a member of, or subscriber to, any association of insurers or
     reinsurers formed for the purpose of covering nuclear energy risks or as a
     direct or indirect reinsurer of any such member, subscriber or association.

(2)  Without in any way restricting the operation of paragraph (1) of this
     Clause it is understood and agreed that for all purposes of this
     reinsurance all the original policies of the Reassured (new, renewal and
     replacement) of the classes specified in Clause II of this paragraph (2)
     from the time specified in Clause III in this paragraph (2) shall be deemed
     to include the following provision (specified as the Limited Exclusion
     Provision).

LIMITED EXCLUSION PROVISION:

I.   It is agreed that the policy does not apply under any liability coverage,
     to: injury, sickness, disease, death or destruction bodily injury or
     property damage with respect to which an insured under the policy is also
     an insured under a nuclear energy liability policy issued by Nuclear Energy
     Liability Insurance Association, Mutual Atomic Energy Liability
     Underwriters or Nuclear Insurance Association of Canada, or would be an
     insured under any such policy but for its termination upon exhaustion of
     its limit of liability.

II.  Family Automobile Policies (liability only), Special Automobile Policies
     (private passenger automobiles, liability only), Farmers Comprehensive
     Personal Liability Policies (liability only), Comprehensive Personal
     Liability Policies (liability only) or policies of a similar nature; and
     the liability portion of combination forms related to the four classes of
     policies stated above, such as the Comprehensive Dwelling Policy and the
     applicable types of Homeowners Policies.

III. The inception dates and thereafter of all original policies as described in
     II above, whether new, renewal or replacement, being policies which either

     (a)  become effective on or after 1st May, 1960, or

     (b)  become effective before that date and contain the Limited Exclusion
          Provision set out above;

     provided this paragraph (2) shall not be applicable to Family Automobile
     Policies, Special Automobile Policies, or policies or combination policies
     of a similar nature, issued by the Reassured on New York risks, until 90
     days following approval of the Limited Exclusion Provision by the
     Governmental Authority having jurisdiction thereof.

                                       19

<PAGE>

(3)  Except for those classes of policies specified in Clause II of paragraph
     (2) and without in any way restricting the operation of paragraph (1) of
     this Clause, it is understood and agreed that for all purposes of this
     reinsurance the original liability policies of the Reassured (new, renewal
     and replacement) affording the following coverages:

          Owners, Landlords and Tenants Liability, Contractual Liability,
          Elevator Liability, Owners or Contractors (including railroad)
          Protective Liability, Manufacturers and Contractors Liability, Product
          Liability, Professional and Malpractice Liability, Storekeepers
          Liability, Garage Liability, Automobile Liability (including
          Massachusetts Motor Vehicle or Garage Liability)

     shall be deemed to include, with respect to such coverages, from the time
     specified in Clause V of this paragraph (3), the following provision
     (specified as the Broad Exclusion Provision):

BROAD EXCLUSION PROVISION.*

It is agreed that the policy does not apply:

I.   Under any Liability Coverage, to injury, sickness, disease, death or
     destruction bodily injury or property damage

     (a)  with respect to which an insured under the policy is also an insured
          under a nuclear energy liability policy issued by Nuclear Energy
          Liability Insurance Association, Mutual Atomic Energy Liability
          Underwriters or Nuclear Insurance Association of Canada, or would be
          an insured under any such policy but for its termination upon
          exhaustion of its limit of liability;

          or

     (b)  resulting from the hazardous properties of nuclear material and with
          respect to which (1) any person or organization is required to
          maintain financial protection pursuant to the Atomic Energy Act of
          1954, or any law amendatory thereof, or (2) the insured is, or had
          this policy not been issued would be, entitled to indemnity from the
          United States of America, or any agency thereof, under any agreement
          entered into by the United States of America, or any agency thereof,
          with any person or organization.

II.  Under any Medical Payments Coverage, or under any Supplementary Payments
     Provision relating to immediate medical or surgical relief, first aid, to
     expenses incurred with respect to bodily injury, sickness, disease or death
     bodily injury resulting from the hazardous properties of nuclear material
     and arising out of the operation of a nuclear facility by any person or
     organization.

                                       20

<PAGE>

III. Under any Liability Coverage, to injury, sickness, disease, death or
     destruction bodily injury or property damage resulting from the hazardous
     properties of nuclear material, if

     (a)  the nuclear material (1) is at any nuclear facility owned by, or
          operated by or on behalf of, an insured or (2) has been discharged or
          dispersed there from;

     (b)  the nuclear material is contained in spent fuel or waste at any time
          possessed, handled, used, processed, stored, transported or disposed
          of by or on behalf of an insured; or

     (c)  the injury, sickness, disease, death or destruction bodily injury or
          property damage arises out of the furnishing by an insured of
          services, materials, parts or equipment in connection with the
          planning, construction, maintenance, operation or use of any nuclear
          facility, but if such facility is located within the United States of
          America, its territories, or possessions or Canada, this exclusion (c)
          applies only to injury to or destruction of property at such nuclear
          facility, property damage to such nuclear facility and any property
          thereat.

IV.  As used in this endorsement:

     "HAZARDOUS PROPERTIES" include, radioactive, toxic or explosive properties;
     "NUCLEAR MATERIAL" means source material, special nuclear material or
     byproduct material; "SOURCE MATERIAL", "SPECIAL NUCLEAR MATERIAL", and
     "BYPRODUCT MATERIAL" have the meanings given them in the Atomic Energy Act
     of 1954 or in any law amendatory thereof; "SPENT FUEL" means any fuel
     element or fuel component, solid or liquid, which has been used or exposed
     to radiation in a nuclear reactor; "WASTE" means any waste material (1)
     containing by product material and (2) resulting from the operation by any
     person or organization of any nuclear facility included within the
     definition of nuclear facility under paragraph (a) or (b) thereof; "NUCLEAR
     FACILITY" means

     (a)  any nuclear reactor,

     (b)  any equipment or device designed or used for (1) separating the
          isotopes of uranium or plutonium, (2) processing or utilizing spent
          fuel, or (3) handling, processing or packaging waste,

     (c)  any equipment or device used for the processing, fabricating or
          alloying of special nuclear material if at any time the total amount
          of such material in the custody of the insured at the premises where
          such equipment or device is located consists of or contains more than
          25 grams of plutonium or uranium 233 or any combination thereof, or
          more than 250 grams of uranium 235,

                                       21

<PAGE>

     (d)  any structure, basin, excavation, premises or place prepared or used
          for the storage or disposal of waste,

     and includes the site on which any of the foregoing is located, all
     operations conducted on such site and all premises used for such
     operations; "NUCLEAR REACTOR" means any apparatus designed or used to
     sustain nuclear fission in a self-supporting chain reaction or to contain a
     critical mass of fissionable material;

          With respect to injury or to destruction of property, the word
          "injury" or "destruction" "property damage" includes all forms of
          radioactive contamination of property, includes all forms of
          radioactive contamination of property.

V.   The inception dates and thereafter of all original policies affording
     coverages specified in this paragraph (3), whether new, renewal or
     replacement, being policies which become effective on or after 1st May,
     1960, provided this paragraph (3) shall not be applicable to

     (i)  Garage and Automobile Policies issued by the Reassured on New York
          risks.

     or

     (ii) statutory liability insurance required under Chapter 90, General Laws
          of Massachusetts,

     until 90 days following approval of the Broad Exclusion Provision by the
     Governmental Authority having jurisdiction thereof.

(4)  Without in any way restricting the operation of paragraph (1) of this
     Clause, it is understood and agreed that paragraphs (2) and (3) above are
     not applicable to original liability policies of the Reassured in Canada
     and that with respect to such policies this Clause shall be deemed to
     include the Nuclear Energy Liability Exclusion Provisions adopted by the
     Canadian Underwriters' Association or the Independent Insurance Conference
     of Canada.

*NOTE. The words printed in italics in the Limited Exclusion Provision and
       in the Broad Exclusion Provision shall apply only in relation to original
       liability policies which include a Limited Exclusion Provision or a Broad
       Exclusion Provision containing those words.

21/9/67
N.M.A. 1590

                                       22

<PAGE>

            NUCLEAR INCIDENT EXCLUSION CLAUSE-LIABILITY-REINSURANCE-
                                     CANADA

1.   This Agreement does not cover any loss or liability accruing to the
     Reinsured as a member of, or subscriber to, any association of insurers or
     reinsurers formed for the purpose of covering nuclear energy risks or as a
     direct or indirect reinsurer of any such member, subscriber or association.

2.   Without in any way restricting the operation of paragraph I of this clause
     it is agreed that for all purposes of this Agreement all the original
     liability contracts of the Reinsured, whether new, renewal or replacement,
     of the following classes, namely,

     Personal Liability.
     Farmers' Liability.
     Storekeepers' Liability.

     which become effective on or after 31st December 1992, shall be deemed to
     include, from their inception dates and thereafter, the following
     provision:

     Limited Exclusion Provision.

     This Policy does not apply to bodily injury or property damage with respect
     to which the Insured is also insured under a contract of nuclear energy
     liability insurance (whether the Insured is unnamed in such contract and
     whether or not it is legally enforceable by the Insured) issued by the
     Nuclear Insurance Association of Canada or any other group or pool of
     insurers or would be an Insured under any such policy but for its
     termination upon exhaustion of its limits of liability.

     With respect to property, loss of such property shall be deemed to be
     property damage.

3.   Without in any way restricting the operation of paragraph I of this clause
     it is agreed that for all purposes of this Agreement all the original
     liability contracts of the Reinsured, whether new, renewal or replacement,
     of any class whatsoever (other than Personal Liability, Farmers' Liability,
     Storekeepers' Liability or Automobile Liability contracts), which become
     effective on or after 31st December 1992, shall be deemed to include from
     their inception dates and thereafter, the following provision:

     Broad Exclusion Provision.

     It is agreed that this Policy does not apply:

     (a)  to liability imposed by or arising from any nuclear liability act, law
          or statute or any law amendatory thereof, nor

                                       23

<PAGE>

     (b)  to bodily injury or property damage with respect to which an Insured
          under this policy is also insured under a contract of nuclear energy
          liability insurance (whether the Insured is unnamed in such contract
          and whether or not it is legally enforceable by the Insured) issued by
          the Nuclear Insurance Association of Canada or any other insurer or
          group or pool of insurers or would be an Insured under any such policy
          but for its termination upon exhaustion of its limit or liability; nor

     (c)  to bodily injury or property damage resulting directly or indirectly
          from the nuclear energy hazard arising from:

          (i)  the ownership, maintenance, operation or use of a nuclear
               facility by or on behalf of an Insured;

          (ii) the furnishing by an Insured of services, materials, parts or
               equipment in connection with the planning, construction,
               maintenance, operation or use of any nuclear facility; and

          (iii) the possession, consumption, use, handling, disposal or
               transportation of fissionable substances, or of other radioactive
               material (except radioactive isotopes, away from a nuclear
               facility, which have reached the final stage of fabrication so as
               to be usable for any scientific, medical, agricultural,
               commercial or industrial purpose) used, distributed, handled or
               sold by an Insured.

     As used in this Policy:

1.   The term "nuclear energy hazard" means the radioactive, toxic, explosive,
     or other hazardous properties of radioactive material;

2.   The term "radioactive material" means uranium, thorium, plutonium,
     neptunium, their respective derivatives and compounds, radioactive isotopes
     of other elements and any other substances which may be designated by or
     pursuant to any law, act or statute, or law amendatory thereof as being
     prescribed substances capable of releasing atomic energy, or as being
     requisite for the production, use of application of atomic energy;

3.   The term "nuclear facility" means:

     (a)  any apparatus designed or used to sustain nuclear fission in
          self-supporting chain reaction or to contain a critical mass of
          plutonium, thorium or uranium or any one or more of them;

     (b)  any equipment or device designed or used for (i) separating the
          isotopes of plutonium, thorium and uranium or any one or more of them,
          (ii) processing or utilizing spent fuel, or (iii) handling, processing
          or packaging waste;

                                       24

<PAGE>

     (c)  any equipment or device used for the processing, fabricating or
          alloying of plutonium, thorium or uranium enriched in the isotope
          uranium 233 or in the isotope uranium 235, or any one or more of them
          if at any time the total amount of such material in the custody of the
          Insured at the premises where such equipment or device is located
          consists of or contains more than 25 grams of plutonium or uranium 233
          or any combination thereof, or more than 250 grams of uranium 235;

     (d)  any structure, basin, excavation, premises or place prepared or used
          for the storage or disposal of waste radioactive material;

     and includes the site on which any of the foregoing is located, together
     with all operations conducted thereon and all premises used for such
     operations.

4.   The term "fissionable substance" means any prescribed substance that is, or
     from which can be obtained, a substance capable of releasing atomic energy
     by nuclear fission.

5.   With respect to property, loss of use of such property shall be deemed to
     be property damage.

NMA 1979a (01/04/96) Form approved by Lloyd's Underwriters' Non-Marine
Association Limited

                                       25

<PAGE>

           NUCLEAR ENERGY RISKS EXCLUSION CLAUSE (REINSURANCE) (1994)
                      (WORLDWIDE EXCLUDING U.S.A. & CANADA)

This agreement shall exclude Nuclear Energy Risks whether such risks are written
directly and/or by way of reinsurance and/or via Pools and/or Associations.

For all purposes of this agreement Nuclear Energy Risks shall mean all first
party and/or third party insurances or reinsurances (other than Workers'
Compensation and Employers' Liability) in respect of:

(I)  All Property on the site of a nuclear power station.

     Nuclear Reactors, reactor buildings and plant and equipment therein on any
     site other than a nuclear power station.

(II) All Property, on any site (including but not limited to the sites referred
     to in (I) above) used or having been used for: -

     a)   The generation of nuclear energy; or

     b)   The Production, Use or Storage of Nuclear Material.

(III) Any other Property eligible for insurance by the relevant local Nuclear
     Insurance Pool and/or Association but only to the extent of the
     requirements of that local Pool and/or Association.

(IV) The supply of goods and services to any of the sites, described in (I) to
     (III) above, unless such insurances or reinsurances shall exclude the
     perils of irradiation and contamination by Nuclear Material.

Except as undernoted, Nuclear Energy Risks shall not include:-

(i)  Any insurance or reinsurance in respect of the construction or erection or
     installation or replacement or repair or maintenance or decommissioning of
     Property as described in (I) to (III) above (including contractors' plant
     and equipment);

(ii) Any Machinery Breakdown or other Engineering insurance or reinsurance not
     coming within the scope of (I) above;

Provided always that such insurance or reinsurance shall exclude the perils of
irradiation and contamination by Nuclear Material.

However, the above exemption shall not extend to:-

(1)  The provision of any insurance or reinsurance whatsoever in respect of:

     (a)  Nuclear Material;

                                       26

<PAGE>

     (b)  Any Property in the High Radioactivity Zone or Area of any Nuclear
          Installation as from the introduction of Nuclear Material or - for
          reactor installations - as from fuel loading or first criticality
          where so agreed with the relevant local Nuclear Insurance Pool and/or
          Association.

(2)  The provision of any insurance or reinsurance for the undernoted perils:

     -    Fire, lightning, explosion;

     -    Earthquake;

     -    Aircraft and other aerial devices or articles dropped therefrom;

     -    Irradiation and radioactive contamination;

     -    Any other peril insured by the relevant local Nuclear Insurance Pool
          and/or Association;

in respect of any other Property not specified in (1) above which directly
involves the Production, Use or Storage of Nuclear Material as from the
introduction of Nuclear Material into such Property.

Definitions

"Nuclear Material" means:-

(i)  Nuclear fuel, other than natural uranium and depleted uranium, capable of
     producing energy by a self-sustaining chain process of nuclear fission
     outside a Nuclear Reactor, either alone or in combination with some other
     material; and

(ii) Radioactive Products or Waste.

"Radioactive Products or Waste" means any radioactive material produced in, or
any material made radioactive by exposure to the radiation incidental to the
production or utilization of nuclear fuel, but does not include radioisotopes
which have reached the final stage of fabrication so as to be usable for any
scientific, medical, agricultural, commercial or industrial purpose.

"Nuclear Installation" means:-

(i)  Any Nuclear Reactor;

(ii) Any factory using nuclear fuel for the production of Nuclear Material, or
     any factory for the processing of Nuclear Material, including any factory
     for the reprocessing of irradiated nuclear fuel; and

(iii) Any facility where Nuclear Material is stored, other than storage
     incidental to the carriage of such material.

"Nuclear Reactor" means any structure containing nuclear fuel in such an
arrangement that a self- sustaining chain process of nuclear fission can occur
therein without an additional source of neutrons.

                                       27

<PAGE>

"Production, Use or Storage of Nuclear Material" means the production,
manufacture, enrichment, conditioning, processing, reprocessing, use, storage,
handling and disposal of Nuclear Material.

"Property" shall mean all land, buildings, structures, plant, equipment,
vehicles, contents (including but not limited to liquids and gases) and all
materials of whatever description whether fixed or not.

"High Radioactivity Zone or Area" means:-

(i)  For nuclear power stations and Nuclear Reactors, the vessel or structure
     which immediately contains the core (including its supports and shrouding)
     and all the contents thereof, the fuel elements, the control rods and the
     irradiated fuel store; and

(ii) For non-reactor Nuclear Installations, any area where the level of
     radioactivity requires the provision of a biological shield.

                                       28<PAGE>
                                                                   Exhibit 10.35

                                  OFFICE LEASE

                                 by and between

                           LANCDON LIMITED PARTNERSHIP
                                   (Landlord)

                                       and

                     DARWIN PROFESSIONAL UNDERWRITERS, INC.
                                    (Tenant)

                          Dated: As of February 1, 2005

<PAGE>

                                  OFFICE LEASE

                          Dated: AS OF FEBRUARY 1, 2005

                                 REFERENCE DATA

LANDLORD:           Lancdon Limited Partnership

LANDLORD'S ADDRESS: c/o Mcared Realty, Inc.,
                    51 Sherman Hill Road, Building A,

                    Suite A-1040, Woodbury, CT 06798

TENANT:             Darwin Professional Underwriters, Inc.

TENANT'S ADDRESS:   76 Batterson Park Road, Farmington, CT 06032

BUILDING:           9 Farm Springs Road, Farmington, CT 06032

PREMISES:           Approximately 36,732 rentable square feet of area in the
                    Building as outlined on EXHIBIT A

TERM.
COMMENCEMENT DATE:  May 1, 2005

TERM:               Six (6) years and five (5) months

RENEWAL TERM:       One (1) term of five (5) years

ANNUAL RENT:        Month 1-3: -0
                    Months 4-75: $20.00 per rentable square foot
                    Months 76 & 77: -0-

RENEWAL TERM
ANNUAL RENT:        95% of market value rent
                    Tenant must provide at least 9 months
                    notice to renew.

The foregoing data is to be used for reference purposes only and not as a
summary or interpretation of any of the terms and conditions of the Lease.

<PAGE>

                                TABLE OF CONTENTS

<TABLE>
<CAPTION>
                                                                            Page
                                                                            ----
<S>                                                                         <C>
1.    PREMISES; COMMON FACILITIES........................................     1
2.    TERM; EARLY ACCESS.................................................     1
3.    RENT...............................................................     1
4.    USE................................................................     6
5.    SERVICES...........................................................     6
6.    UTILITIES..........................................................     6
7.    INTERRUPTION OF SERVICES AND UTILITIES.............................     6
8.    EXTRA SERVICES AND UTILITIES.......................................     7
9.    REPAIRS............................................................     7
10.   YIELD UP AND FIXTURES..............................................     8
11.   CHANGES AND ALTERATIONS............................................     8
12.   INDEMNITY AND INSURANCE............................................     9
13.   SUBLEASING AND ASSIGNMENT..........................................    11
14.   LANDLORD'S RIGHTS IN A TENANT BANKRUPTCY...........................    14
15.   COMPLIANCE WITH LAWS...............................................    14
16.   APPURTENANCES......................................................    15
17.   FIRE OR OTHER CASUALTY.............................................    15
18.   CONDEMNATION.......................................................    16
19.   INTENTIONALLY OMITTED..............................................    16
20.   ACCESS.............................................................    16
21.   LIABILITY..........................................................    17
22.   DEFAULT............................................................    17
23.   BANKRUPTCY.........................................................    18
</TABLE>

                                        i

<PAGE>

<TABLE>
<S>                                                                         <C>
24.   WAIVER OF SUBROGATION..............................................    19
25.   SUBORDINATION......................................................    19
26.   DEFINITION OF LANDLORD.............................................    19
27.   BROKERAGE..........................................................    19
28.   RULES AND REGULATIONS..............................................    19
29.   LIMITATION OF LIABILITY............................................    20
30.   FORCE MAJEURE......................................................    20
31.   INTENTIONALLY OMITTED..............................................    21
32.   NOTICES............................................................    21
33.   SELF HELP..........................................................    21
34.   ESTOPPEL CERTIFICATES..............................................    22
35.   MECHANICS LIENS....................................................    22
36.   CONDITION OF THE PREMISES; LANDLORD'S WORK.........................    22
37.   PRE JUDGMENT REMEDY, REDEMPTION, COUNTERCLAIM AND JURY TRIAL.......    23
38.   RECORDING..........................................................    23
39.   PARTIAL INVALIDITY.................................................    23
40.   ENTIRE AGREEMENT...................................................    23
41.   HEIRS, ASSIGNS, NUMBER AND GENDER..................................    24
42.   MORTGAGEE PROTECTION...............................................    24
43.   INTENTIONALLY OMITTED..............................................    24
44.   HOLDING OVER.......................................................    24
45.   FINANCING..........................................................    24
46.   SHORING............................................................    25
47.   RENEWAL OPTIONS....................................................    25
48.   SATELLITE DISH PROVISIONS..........................................    26
</TABLE>

                                       ii

<PAGE>

<TABLE>
<S>                                                                         <C>
49.   PARKING............................................................    29
50.   ENVIRONMENTAL CONDITION OF THE PROPERTY............................    29
51.   GENERATOR..........................................................    30
52.   SIGNAGE............................................................    30
53.   QUIET ENJOYMENT....................................................    31
</TABLE>

EXHIBITS

Exhibit A - Plan Showing the Premises
Exhibit B - Rules and Regulations

                                       iii

<PAGE>

                                  OFFICE LEASE

          THIS LEASE made as of the 1st day of February, 2005, between LANCDON
LIMITED PARTNERSHIP, a Pennsylvania limited partnership with an office c/o
Mcared Realty, Inc., 51 Sherman Hill Road, Building A, Suite A-104C, Woodbury,
CT 06798 (hereinafter called "Landlord"), and DARWIN PROFESSIONAL UNDERWRITERS,
INC. a Delaware corporation with offices at 76 Batterson Park Road, Farmington,
CT 06032 (hereinafter called "Tenant").

                                   WITNESSETH:

     1.   PREMISES; COMMON FACILITIES.

          (a) Landlord hereby leases to Tenant and Tenant hereby hires from
Landlord, approximately 36,732 rentable square feet of space, located on the
second floor of the building known as 9 Farm Springs Road, Farmington, CT
(hereinafter referred to as the "Building"), as indicated on the plan attached
hereto as Exhibit A (hereinafter referred to as the "Premises").

          (b) As long as this Lease is in full force and effect, Tenant shall
have the right to use, in common with others, (i) the showers and locker rooms
located on the ground floor of the Building; and (ii) any cafeteria in the
Building,

     2.   TERM; EARLY ACCESS.

          (a) The term of this Lease shall commence on May 1, 2005 (the
"Commencement Date") and end on September 30, 2011. Notwithstanding the
foregoing, if the work to be performed by Landlord tinder paragraph 36(b) hereof
is substantially completed prior to May 1, 2005, and Tenant occupies the
Premises and commences business therein prior to May 1, 2005, then the
Commencement Date shall be such earlier date on which both of the foregoing have
occurred. The Commencement Date of this Lease and the obligation of Tenant to
pay rent, additional rent and all other charges hereunder shall not be delayed
or postponed by reason of any delay by Tenant in performing changes or
alterations in the Premises to be perforated by Tenant.

          (b) Tenant shall be entitled to have access to the Premises as of the
earlier of February 7, 2005 or the date that Landlord notifies Tenant that the
existing tenant of the Premises has terminated its lease with respect thereto,
for the purpose of readying the Premises for its occupancy. All of the terms and
conditions of this Lease shall apply to any such early occupancy period.

     3.   RENT. Annual rent shall be as follows:

          (i) Commencement Date through three (3) months after the Commencement
Date: -0-

          (ii) From the date that is three (3) months after the Commencement
Date (i.e., if the Commencement Date is April 15, 2005, the date that is three
(3) months

                                        1

<PAGE>

after the Commencement Date would be July 15, 2005) through the seventy-fifth
(75th) full month after the Commencement Date: $20.00 per rentable square foot.

          (iii) Seventy-sixth (76th) and seventy-seventh (77th) full months
after the Commencement Date:

          For purposes of determining the amount of annual rent payable during
the period from the Commencement Date through the thirty-sixth (36th) full month
after the Commencement Date, the following shall apply:

               (A) For the fourth (4th) through twelfth (12th) full months after
the Commencement Date, annual rent shall be payable based on 20,000 rentable
square feet, provided that if at any time during such time period, Tenant has
more than 108 employees or other people working in the Premises, then during the
balance of such time period, for each employee in excess of 100, annual rent
shall be payable on an additional 225 rentable square feet (tip to a maximum
number of rentable square feet of 36,732).

               (B) For the thirteenth (13th) through twenty-fourth (24th) full
months after the Commencement Date, annual rent shall be payable based on 25,000
rentable square feet, provided that if at any time during such time period,
Tenant has more than 136 employees or other people working in the Premises, then
during the balance of such time period, for each employee in excess of 125,
annual rent shall be payable on an additional 225 rentable square feet (up to a
maximum number of rentable square feet of 36,732).

               (C) For the twenty-fifth (25th) through thirty-fifth (35th) full
months after the Commencement Date, annual rent shall be payable based on 30,000
rentable square feet, provided that if at any time during such time period,
Tenant has more than 163 employees or other people working in the Premises, then
during the balance of such time period, for each employee in excess of 150,
annual rent shall be payable on an additional 225 rentable square feet (up to a
maximum number of rentable square feet of 36,732).

          For the thirty-sixth (36th) full month after the Commencement Date and
thereafter, annual rent shall be payable based on 36,732 rentable square feet,
regardless of the number of employees or other people working in the Premises.

          Tenant covenants and agrees to pay to Landlord the rent c/o Mcared
Realty, Inc., 51 Sherman Hill Road, Building A, Suite A- 104C, Woodbury, CT
06798, or at such other place as Landlord may designate in writing. Rent shall
be payable without notice or demand, without abatement, deduction or setoff,
except as specifically set forth in this Lease. Rent for any portion of a month
shall be pro rated. Annual rent shall be payable in monthly installments on the
first day of each month in advance. All amounts (other than annual rent) payable
to Landlord by Tenant under this Lease shall be deemed additional rent and
Landlord shall have the same rights and remedies by reason of non-payment of
such additional rent as if Tenant had failed to pay an installment of annual
rent.

                                        2

<PAGE>

          In addition to the annual rental payable under this Lease as set forth
above, Tenant shall pay to Landlord, the following:

          (a) A pro rata percentage of any increase in the total Operating
Expenses (as hereinafter defined) for each fiscal year during the term of this
Lease over the amount of Operating Expenses during the base fiscal year of July
1, 2005 through June 30, 2006. The pro rata percentage applicable to this Lease
is twenty-seven and twenty one hundredths percent (27.20%).

          (b) A pro rata percentage of any increase in Real Estate Taxes levied
upon the Building for each fiscal year during the term of this Lease over the
Real Estate Taxes levied upon said property with respect to the base fiscal year
of July 1, 2005 through June 30, 2006. The pro rata percentage applicable to
this Lease is twenty-seven and twenty one hundredths percent (27.20%).

          "Operating Expenses" shall mean all expenses paid or incurred by
Landlord or on Landlord's behalf on commercially reasonable basis in respect of
the management, repair, operation and maintenance of the Building, including but
not limited to (1) salaries, wages and benefits of employees of Landlord engaged
in the management, repair, operation and maintenance of the Building, which
salaries, wages and benefits shall, with respect to any employees that do not
work full time at the Building, be pro-rated in accordance with the percentage
of their time spent at the Building; (2) payroll taxes, worker's compensation,
uniforms and related expenses for such employees; (3) the cost of all charges
for oil, gas, steam, electricity, any alternate source of energy, heating,
ventilation, air-conditioning, water, sewers and other utilities furnished to
the Building (including the Common areas and leased areas thereof), together
with any taxes on such utilities; (4) the cost of painting non-tenant space; (5)
the cost of all charges for rent, casualty, liability and fidelity insurance
with regard to the Building and the maintenance or operation thereof; (6) the
cost of all supplies (including cleaning supplies), tools, materials and
equipment, the rental thereof and sales and other taxes thereon; (7)
depreciation of hand tools and other movable equipment used in the repair,
operation or maintenance of the Building; (8) the cost of all charges for window
and other cleaning and janitorial, snow and ice removal, and security services;
(9) charges of independent contractors; (10) repairs and replacements made by
Landlord at its expense (provided that if such cost would, under generally
accepted accounting principles, be required to be capitalized, then only a
proportionate part of such costs shall be included each year in Operating
Expenses over the useful life (as reasonably estimated by Landlord) of such
repair or replacement); (11) exterior and interior landscaping; (12) alterations
and improvements to the Building made by reason of the laws and requirements of
any public authorities enacted after the Commencement Date hereunder or the
requirements of insurance bodies (provided that if such cost would, under
generally accepted accounting principles, be required to be capitalized, then
only a proportionate part of such costs shall be included each year in Operating
Expenses over the useful life (as reasonably estimated by Landlord) of such
repair or replacement); (13) management fees (which shall not exceed 5% of gross
revenues) or, if no separate managing agent is employed by Landlord, a sum in
lieu thereof which is not in excess of the then prevailing rates for management
fees of other first-class office buildings in the area in which the Building is
located; (14) Intentionally Omitted; (15) the cost of any capital improvements
or

                                        3

<PAGE>

additions to the Building and of any machinery or equipment installed in the
Building which are made or become operational, as the case may be, after the
Base Year and which have the effect of reducing the expenses which otherwise
would be included in Operating Expenses to the extent of the lesser of (A) such
cost, as reasonably amortized by Landlord with interest on the unamortized
amount at the prime rate then generally available in the State, or (B) the
amount of such reduction in Operating Expenses; (16) reasonable legal,
accounting and other professional fees incurred in connection with the
operation, maintenance and management of the Building (provided that legal fees
incurred in negotiating or enforcing leases, or in connection with any financing
on the Building, shall be excluded); (17) subject to Tenant's approval, which
approval shall not be unreasonably withheld, any subsidy that Landlord provides
to the operator of the cafeteria in the Building (nothing herein shall require
that Landlord provide any such subsidy or that Landlord maintain the current
size or scope of the cafeteria or that Landlord keep a cafeteria open in the
Building); and (18) all other charges properly allocable to the repair,
operation and maintenance of the Building in accordance with generally accepted
accounting principles (provided that if such cost would, under generally
accepted accounting principles, be required to be capitalized, then only a
proportionate part of such costs shall be included each year in Operating
Expenses over the useful life (as reasonably estimated by Landlord) of such
repair or replacement). In addition to the above, in the event that for any
period during the base year or during the term of this Lease the Building is
less than 95% leased and occupied, and/or any utilities for any occupied space
in the Building arc directly billed to the occupant thereof, Operating Expenses
shall be equitably adjusted to include such additional expenses as Landlord
would have incurred had the Building been 95% leased and occupied, and/or the
utilities in question had not been directly billed, for such period.

          Excluded from Operating Expenses shall be the following: (aa)
depreciation (except as provided above); (bb) interest on and amortization of
debts; (cc) leasehold improvements including redecorating made for tenants of
the Building; (dd) brokerage commissions and advertising expenses for procuring
new tenants of the Building; (ee) refinancing costs; (ff) Real Estate Taxes;
(gg) the cost of any item included in Operating Expenses under clauses (1) -
(18) to the extent that such cost is reimbursed by an insurance company or a
condemnor a tenant (except as a reimbursement of Operating Expenses) or any
other party.

          Commencing with July 1, 2006 for purposes of payments under
subparagraphs (a) and (b) above, Landlord shall estimate the increases (if any)
which may be payable thereunder. Said estimates shall he based upon careful and
reasonable examination of all available economic data and projections. The
amounts of said estimates shall be divided into equal monthly payments which
shall be paid by Tenant in advance, commencing July 1, 2006, along with Tenant's
regular monthly rental payment. Should the actual annual increases provided for
in subparagraphs (a) and (b) be more than Landlord's estimate, then Tenant's
monthly payment as aforesaid shall be adjusted each January 1st (with respect to
Operating Expenses) and/or July 1st (with respect to real estate tax payments)
to more nearly reflect the actual increases.

          Within thirty (30) days front the date Landlord presents each annual
bill to Tenant for payments under subparagraphs (a) and (b), which annual bill
shall include a

                                        4

<PAGE>

line-item break down of Operating Expenses, Tenant will pay to Landlord in a
lump sum that amount by which Tenant's actual pro rata share exceeds the amount
of Tenant's estimated payments theretofore. Should the amount of Tenant's
estimated payments exceed Tenant's pro rata share, then Landlord shall, within
said thirty (30) day period credit such overpayment to Tenant. A certified bill
for Operating Expenses and a real estate tax bill (or copy thereof) submitted by
Landlord to Tenant shall be sufficient evidence of the amount of Operating
Expenses and real estate taxes with respect to the property and improvements
thereon. Tenant's pro rata share of any increases in such payments hereunder
shall be adjusted in the first and last years of the Lease to take into
consideration the fact that Tenant may only be in possession for a partial year.

          Tenant shall have the right within twelve (12) months after receipt of
Landlord's certified bill for Operating Expenses for any calendar year and/or
real estate tax bill to review all of the books of account, documents, records
and files of Landlord regarding Operating Expenses and/or real estate taxes for
such calendar year. Any such review shall be upon prior written request of
Tenant and not later than twenty (20) days after such request. Landlord shall
make all of such records available for examination by Tenant or any designated
representative of Tenant at the office to which notices to Landlord are to be
addressed or at the offices of Landlord's management company.

          "Real Estate Taxes" shall mean and include: (i) all general and
special taxes, assessments, duties and levies, if any, of any kind which are
assessed, levied, charged, confirmed or imposed by any public authority upon the
Building, its operations or the rent provided for hereunder, which are payable
(adjusted after protest or litigation, if any) for any part of the term of this
Lease, exclusive of penalties or discounts; and (ii) the reasonable expenses of
contesting the amount or validity of any such taxes, charges or assessments,
such expense to be applicable to the period if the term is contested,

          Tenant shall pay for all ad valorem taxes on its personal property, if
any, and on the value of leasehold improvements to the extent that same exceed
standard building allowances (as determined by Landlord in its reasonable
discretion).

          If Landlord shall receive a refund of Real Estate Taxes for any period
during the term of this Lease after the year during which the term of this Lease
shall commence, then Landlord shall pay over to Tenant the pro rata percentage
of Real Estate Taxes paid by Tenant as set forth above, to the extent Tenant
shall have borne any portion of such taxes so refunded, after deducting from any
such taxes so refunded the fees and expenses incurred by Landlord in obtaining
such refund.

          Rent payable under this Paragraph shall be apportioned for any
fraction of a year at the end of the term of this Lease.

                                       5

<PAGE>

     4.   USE.

          (a) The Premises shall be used for Tenant's office purposes and for no
other purpose whatsoever.

          (b) Tenant shall not at any time use or occupy, or suffer or permit
anyone to use or occupy, the Premises, or do or permit anything to be done in
the Premises, in any manner (i) which causes or is liable to cause injury to the
Building or any equipment, facilities or systems therein; (ii) which constitutes
a violation of the laws and requirements of any public authorities or the
requirements of insurance bodies; (iii) which impairs or tends to impair the
character, reputation or appearance of the Building as a first-class office
Building; (iv) which impairs or tends to impair the proper and economic
maintenance, operation and repair of the Building and/or its equipment,
facilities or systems; or (v) which annoys or inconveniences or tends to annoy
or inconvenience other tenants or occupants of the Building.

     5. SERVICES. Landlord at its expense shall: (a) provide sufficient heat and
air conditioning systems to maintain the Premises at comfortable temperatures
Mondays through Fridays, 8:00 a.m. to 6:00 p.m., and Saturdays 9:00 a.m. to
12:00 p.m., except recognized holidays; and (b) cause the common areas of the
Building in to be kept clean, provided the Premises are kept in good order by
Tenant. Landlord shall provide cleaning and janitorial services Mondays through
Fridays; (c) provide at least one automatic passenger elevator. Tenant shall
have access to the Premises on a 24 hour per day, 7 day per week basis. There is
presently a key card security system for after hours access to the Building.
Landlord shall provide one key card for each of Tenant's employees free of
charge. Landlord may charge a reasonable fee for the replacement of lost key
cards. Landlord will maintain such system or a comparable system, but does not
guarantee that such system or any comparable system will provide adequate
security for Tenant.

     6. UTILITIES. Landlord shall provide electric service of not less than four
(4) watts per rentable square foot connected load (exclusive of HVAC) to the
Premises. Tenant shall pay Landlord all costs and expenses necessary to provide
electric service in the Premises in excess of said standard service. In no event
shall Tenant he allowed to place a load on the electrical system that exceeds
the safe capacity thereof. Landlord shall furnish at its expense hot and cold
water service for ordinary cleaning, toilet, lavatory and drinking purposes.

     7. INTERRUPTION OF SERVICES AND UTILITIES. Landlord shall not be liable for
the interruption, curtailment, stoppage or suspension of services and utilities
to be furnished by Landlord pursuant to Paragraphs 5 and 6 above when necessary
by reason of accident or emergency or suspension of utility services or when
necessary for repairs, alterations, replacements or improvements desirable or
necessary in the reasonable judgment of Landlord or for any cause beyond the
control of Landlord. In the event of any such interruption, curtailment,
stoppage or suspension, there shall be no diminution or abatement of rent,
additional rent or other charges due from Tenant to Landlord hereunder, Tenant's
obligations hereunder shall not be affected or reduced, and Landlord shall have
no responsibility or liability for any such interruption, curtailment,

                                        6

<PAGE>

stoppage or suspension; however, Landlord shall exercise reasonable diligence to
restore any services or utilities so interrupted, curtailed, stopped or
suspended.

     8. EXTRA SERVICES AND UTILITIES. Landlord will use its best efforts upon
reasonable advance written notice from Tenant of its requirements in that regard
to furnish additional services and utilities to the Premises on days and at
times other than as provided in Paragraph 5 above. Tenant agrees to pay Landlord
a reasonable charge for any such additional services and utilities, which is
currently $50.00 per hour, and if Tenant avails itself of such services or
utilities without notice to Landlord, Landlord may impose a charge therefor. Any
charges incurred pursuant to this Paragraph shall be deemed additional rent.

     9.   REPAIRS.

          (a) Landlord shall maintain and repair the Building, including all
structural portions and the exterior, all common areas, the exterior portions of
the land that is part of the 9 Farms Springs property, including the paved and
landscaped areas, and the heating, ventilating, air-conditioning, plumbing and
electrical systems to the extent that such systems are not within the Premises.
Tenant shall maintain and repair the interior of the Premises and keep the same
in a neat and orderly condition and Tenant shall pay to Landlord all costs
incurred by Landlord in making any repairs necessitated by Tenant's, its
servants', agents', and employees' negligence as additional rent, payable within
fifteen (l5) days from the date of rendition of a bill therefor. Notwithstanding
the foregoing, Landlord shall, at Tenant's cost, repair and replace all lighting
tubes, lamps and ballasts within the Premises; in addition, Landlord will, upon
request of Tenant, perform any other repairs or replacements within the
Premises, at Tenant's cost. Tenant covenants that it shall not make any repairs
or in any way tamper with the heating, air conditioning, ventilating,
electrical, plumbing or mechanical systems of the Building outside of the
Premises.

          (b) Tenant shall not place a load upon any floor of the Premises which
exceeds the load per square foot which such floor was designed to carry and
which is allowed by law.

          (c) Business machines and mechanical equipment belonging to Tenant
which cause noise or vibration that may be transmitted to the structure of the
Building or to the Premises to such a degree as to be objectionable to Landlord
shall be placed and maintained by the party owning the machines or equipment at
such party's expense, in setting of cork, rubber or spring type vibration
eliminators sufficient to eliminate noise or vibration. In the event of any
violation, Tenant shall he obligated to make such repairs to the Premises and
Building, resulting therefrom and to take all steps reasonably necessary to
eliminate such noise or vibration.

          (d) Except as otherwise expressly provided in this Lease, Landlord
shall have no liability to Tenant nor shall Tenant's covenants and obligations
under this Lease be reduced or abated in any manner whatsoever by reason of any
inconvenience, annoyance, interruption or injury to business arising from
Landlord's making any repairs or changes which Landlord is required or permitted
by this Lease, or required by law, to

                                        7

<PAGE>

make in or to any portion of the Building or the Premises, or in or to the
fixtures, equipment or appurtenances of the Building of the Premises, however
Landlord shall exercise reasonable diligence to make such repairs or changes in
such manner as not to unreasonably interfere with Tenant's business in the
Premises and as not to impose additional expense under Tenant. Subject to
Paragraph 24 hereof, Landlord shall be responsible for damage to Tenant's
property in the Premises that is caused by Landlord's or its servants', agents',
or employees' negligence in connection with any such repairs or changes.

     10. YIELD UP AND FIXTURES. Tenant shall at the termination of this Lease
peaceably yield up the Premises and Tenant's improvements and permitted
Alterations in good order, repair and condition, fire or unavoidable casualty
and reasonable use and wear excepted, provided that if required by Landlord, any
Alterations made by Tenant, including without limitation, any telephone or data
wiring installed by Tenant, shall be removed by Tenant prior to the termination
of this Lease, in which event the Premises shall be restored to their condition
prior to the Alteration. Tenant shall before the termination of this Lease
remove all furniture, fixtures, and personal property of Tenant From the
Premises and Tenant shall repair any damage to the Premises or the common areas
caused by such removal including the filling in of all holes, and the patching
or replacement of all floor areas or ceilings damaged by such removal.

     11.  CHANGES AND ALTERATIONS.

          (a) Tenant shall not make any changes or alterations ("Alterations")
in or to the Premises without Landlord's prior written consent, which consent
shall not be unreasonably withheld or delayed with regard to Alterations that do
not affect the Building's structure or systems, provided that Landlord's consent
shall not be required for purely cosmetic Alterations (such as paint and carpet)
that cost less than $25,000.00. Any approved Alterations shall be made on the
following conditions: (i) before proceeding with any Alteration, Tenant shall
submit to Landlord for Landlord's approval plans and specifications for the work
to be done, and Tenant shall not proceed with such work until it obtains
Landlord's approval; (ii) Tenant shall pay to Landlord upon demand the
reasonable cost and expense of Landlord in (A) reviewing said plans and
specifications and (B) inspecting the Alterations to determine whether the same
are being performed in accordance with the approved plans and specifications and
all laws and requirements of public authorities, including, without limitation,
the fees of any architect or engineer employed by Landlord for such purpose;
(iii) Intentionally Omitted; (iv) Tenant shall fully and promptly comply with
and observe the rules and regulations of Landlord then in force with respect to
the making of Alterations; (v) the entire cost of the Alterations shall be borne
by Tenant; and (vi) Tenant agrees that any review or approval by Landlord of any
plans or specifications with respect to any Alterations is solely for Landlord's
benefit, and without any representation or warranty whatsoever to Tenant with
respect to the adequacy, correctness or efficiency thereof or otherwise.

          (b) Tenant, at its expense, shall obtain all necessary governmental
permits and certificates for the commencement and prosecution of Alterations and
for final approval thereof upon completion, and shall cause Alterations to be
performed in compliance therewith and with all applicable law and requirements
of public authorities

                                        8

<PAGE>

and with all applicable requirements of insurance bodies. Alterations shall be
diligently performed in a good and workmanlike manner, using new materials and
equipment at least equal in quality and class to the better of (i) the original
installations of the Building, or (ii) the then standards for the Building
established by Landlord. Alterations shall be performed by contractors first
approved by Landlord; provided, however, that any Alterations in or to the
mechanical, electrical, sanitary, heating, ventilating, air-conditioning or
other systems of the Building shall be performed only by contractors designated
by Landlord. Alterations shall be performed in such manner as not to
unreasonably interfere with or delay and as not to impose an additional expense
upon Landlord in the construction, maintenance, repair or operation of the
Building; and if any such additional expense shall be incurred by Landlord as a
result of Tenant's performance of any Alterations, Tenant shall pay such
additional expense upon demand. Throughout the performance of Alterations,
Tenant, at its expense, shall carry, or cause to be carried, worker's
compensation insurance in statutory limits, employer's liability in a minimum
amount of One Hundred Thousand and 00/100 Dollars ($100,000.00), comprehensive
general liability insurance, including completed operation endorsement, and
broad form general liability endorsement and comprehensive auto liability,
including owned, non-owned and hired vehicles, for any occurrence in or about
the Building, under which Landlord and its agent shall be named as parties
insured, in such limits as Landlord may reasonably require, with insurers
reasonably satisfactory to Landlord. Tenant shall furnish Landlord with
reasonably satisfactory evidence that such insurance is in effect at or before
the commencement of Alterations and, on request, at reasonable intervals
thereafter during the continuance of Alterations. All insurance required by this
subparagraph 11(b) must name Landlord and Tenant as additional named insureds.
If any Alterations shall involve the removal of any fixtures, equipment or other
property in the Premises which are not Tenant's Property, such fixtures,
equipment or other property shall be promptly replaced at Tenant's expense with
new fixtures, equipment or other property of like utility and at least equal
value unless Landlord shall otherwise expressly consent.

          (c) Tenant, at its expense, and with diligence and dispatch, shall
procure the cancellation or discharge of all notices of violation arising from
or otherwise connected with Alterations, or any other work, labor, services or
materials done for or supplied to Tenant, or any person claiming through or
under Tenant, which shall be issued by the Town of Farmington, or any other
public authority having or asserting jurisdiction. Tenant shall defend,
indemnify and save harmless Landlord from and against any and all mechanics' and
other liens and encumbrances filed in connection with Alterations, or any other
work, labor, services or materials done for or supplied to Tenant, or any person
claiming through or under Tenant, including, without limitation, security
interests in any materials, fixtures or articles so installed in and
constituting part of the Premises and against all costs, expenses and liability
incurred in connection with any such lien or encumbrance or any action or
proceeding brought thereon. Tenant, at its expense, shall procure tie
satisfaction or discharge or record of all such liens and encumbrances within
three (3) days after the filing thereof.

     12. INDEMNITY AND INSURANCE. Tenant shall indemnify, defend and hold
harmless Landlord, its agents and employees from and against any and all
Liability (statutory or otherwise), claims, suits, demands, judgments, costs,
interest and expense

                                        9

<PAGE>

(including, but not limited to, reasonable attorneys' fees and disbursements)
arising from any injury to, or death of, any person or persons or damage to
property (including loss of use thereof) related to (a) Tenant's use of the
Premises or conduct of business therein, (b) any work or thing whatsoever done,
or any condition created (other than by Landlord, its employees, agents or
contractors) by or on behalf of Tenant in or about the Premises, including
during the period of time, if any, prior to the term commencement date, that
Tenant may have been given access to the Premises for the purpose of doing any
work or making any installations, (c) any condition of the Premises due to or
resulting from any default by Tenant in the performance of Tenant's obligations
under this Lease, or (d) any act, omission or negligence of Tenant or its
agents, contractors, employees, subtenants, licensees or invitees. In case any
action or proceeding is brought against Landlord by reason of any one or more
thereof, Tenant shall pay all costs, reasonable attorneys' fees, expenses and
liabilities resulting therefrom and shall resist such action or proceeding if
Landlord shall so request, at Tenant's expense, by counsel reasonably
satisfactory to Landlord.

          Landlord shall indemnify, defend and hold harmless Tenant, its agents
and employees from and against any and all liability (statutory or otherwise),
claims, suits, demands, judgments, costs, interest and expense (including, but
not limited to, reasonable attorneys' fees and disbursements) arising from any
injury to, or death of any person or persons or damage to property (including
loss of use thereof) related to (a) Landlord's use of the Building other than
within the Premises, (b) any work or thing whatsoever done or any condition
created (other than by Tenant, its employees, agents or contractors) by or on
behalf of Landlord in or about the Premises and the Building, (c) any condition
of the Premises and/or the Building due to or resulting from any default by
Landlord in the performance of Landlord's obligations under this Lease, or (d)
any act, omission or negligence of Landlord or its agents, contractors,
employees, subtenants, licensees or invitees (subject to Paragraph 24 hereof).
In case any action or proceeding is brought against Tenant by reason of any one
or more thereof, Landlord shall pay all costs, reasonable attorneys' fees,
expenses and liabilities resulting therefrom and shall resist such action or
proceeding if Tenant shall so request, at Landlord's expense, by counsel
reasonably satisfactory to Tenant.

          Tenant shall at Tenant's expense, obtain and keep in force at all
times during the tern of this Lease Agreement, Commercial General Liability
Insurance including broad form general liability endorsement and contractual
liability on an occurrence basis and comprehensive auto liability, including
owned, non-owned and hired vehicles with limits of not less than Three Million
and 00/100 Dollars ($3,000,000.00) combined single limit insuring Landlord (and
all general partners of Landlord) and Tenant against any liability arising out
of the use, occupancy or maintenance of the Premises, the Building and all areas
appurtenant thereto. Such insurance may be provided by not less than
$1,000,000.00 of primary coverage and the balance by umbrella coverage. The
limit of said insurance shall not, however, limit the liability of Tenant
hereunder. Tenant may carry said insurance under a blanket policy provided an
endorsement naming Landlord as an additional insured is attached thereto.

                                       10

<PAGE>

          Tenant shall maintain insurance against such other perils and in such
amounts as Landlord may from time to time reasonably require in writing,
provided that such coverage is commercially reasonable.

          Insurance required hereunder shall be in companies licensed in the
State of Connecticut and have a "Bests' Insurance Guide" rating of B+/-/12 or
better. Mutual insurance companies may be used only if they are nonassessable.
No policy shall he cancelable or subject to reduction of coverage except after
thirty (30) days' written notice to Landlord. All policies of insurance
maintained by Tenant shall be in form acceptable to Landlord with satisfactory
evidence that all premiums have been paid. Tenant agrees not to knowingly
violate or permit to be violated any of the conditions or provisions of the
insurance policies required to be furnished hereunder, and agrees to promptly
notify Landlord of any fire or other casualty.

          Landlord nay require that the amount of Commercial General Liability
Insurance to be maintained by Tenant under this Paragraph 12 be increased from
time to time to a commercially reasonable amount.

     13.  SUBLEASING AND ASSIGNMENT.

          (a) Tenant covenants and agrees that neither this Lease nor the term
and estate hereby granted, nor any interest herein or therein, will be assigned,
mortgaged, pledged, encumbered or otherwise transferred, and that neither the
Premises, nor any part thereof, will be sublet or encumbered in any manner by
reason of any act or omission on the part of Tenant, or used or occupied, or
permitted to be used or occupied, or utilized for desk space or for mailing
privileges, by anyone other than Tenant, or for any use or purpose other than as
stated in Paragraph 4, without the prior written consent of Landlord, which
consent shall not he unreasonably withheld or delayed. Notwithstanding the
foregoing, Landlord's consent shall not be required with respect to an
assignment of this Lease or a sublease of all or any portion of the Premises, to
an Affiliate. An "Affiliate" shall mean any entity that Controls Tenant, is
Controlled by Tenant or is under common Control with Tenant. "Control" means,
with respect to a publicly traded company, ownership of more than 10% ownership
plus management control, and with respect to a non-publicly traded company shall
mean more than 51% ownership.

          (b) If Tenant should desire to assign this Lease or sublease the
Premises or any portion thereof, Tenant shall give Landlord written notice of
such desire to make such assignment or effect such sublease. If Landlord's
consent is not required thereto, then Tenant's notice shall set forth the
reasons therefor and shall include reasonable documentation supporting the same.
If Landlord's consent is required thereto, then at the time of giving such
notice, Tenant shall provide Landlord with a copy of the proposed assignment or
sublease document, and such information as Landlord may reasonably request
concerning the proposed sublessee or assignee to assist Landlord in making an
informed judgment regarding the financial condition, reputation, operation, and
general desirability of the proposed sublessee or assignee. Landlord shall then
have a period of thirty (30) days following receipt of such notice within which
to notify Tenant in writing of Landlord's election to:

                                       11

<PAGE>

          (i) permit Tenant to assign or sublet the Premises or said portion
thereof; or

          (ii) refuse to consent to Tenant's assignment or subleasing of the
Premises or said portion thereof and to continue this Lease in full force and
effect as to the entire Premises.

          If Landlord should fail to notify Tenant of its election within said
thirty (30) day period, Landlord shall have elected option 13(b)(i) above.

          (c) It is hereby expressly understood and agreed, however, if Tenant
is a corporation or a limited liability company, that the assignment or transfer
of this Lease, and the term and estate hereby granted, to any corporation or
limited liability company into which Tenant is merged or with which Tenant is
consolidated, which corporation or limited liability company shall have a net
worth (calculated in accordance with GAAP) at least equal to that of Tenant
immediately prior to such merger or consolidation, (such corporation or limited
liability company being hereinafter called "Assignee") without the prior written
consent of Landlord shall not be deemed to be prohibited hereby if, and upon the
express condition that, Assignee and Tenant shall promptly execute, acknowledge
and deliver to Landlord an agreement in form and substance satisfactory to
Landlord whereby Assignee shall agree to be bound by and upon all the covenants,
agreements, terms, provisions and conditions set forth in this Lease on the part
of Tenant to he performed, and whereby Assignee shall expressly agree that the
provisions of this Paragraph 13 shall, notwithstanding such assignment of
transfer, continue to be binding upon it with respect to all future assignments
and transfers.

          (d) If, at any time during the Term of this Lease, Tenant is:

          (i) a corporation or a trust (whether or not having shares of
beneficial interest) and there shall occur any change in more than 50% of the
ownership interests of such corporation or trust (which 50% requirement shall
not apply as long as the new shareholders or other owners do not participate in
the management of the affairs of Tenant) that is not covered by the exception to
the Landlord consent requirement in Paragraph 13(c) above; or

          (ii) a partnership, association, limited liability company or
otherwise not a natural person (and is not a corporation or a trust) and there
shall occur any change in more than 50% of the ownership interests of such
partnership, association, limited liability company or other entity (which 50%
number requirement shall not apply as long as the new owners do not participate
in the management of the affairs of Tenant) that is not covered by the exception
to the Landlord consent requirement in Paragraph 13(c) above;

The same shall constitute an assignment of this Lease for purposes of this
Paragraph 13. This Paragraph 13(d) shall not apply if the initial tenant earned
herein is a corporation and the outstanding voting stock thereof is listed on a
recognized securities exchange.

                                       12

<PAGE>

          (e) The listing of any name other than that of Tenant, whether on the
doors of the Premises or on the building directory, or otherwise, shall not
operate to vest any right or interest in this Lease or in the Premises or be
deemed to be the written consent of Landlord mentioned in this Paragraph 13, it
being expressly understood that any such listing is a privilege extended by
Landlord revocable at will by written notice to Tenant. Tenant shall be
permitted to list up to 5 names of subsidiaries or affiliates of Tenant on the
Building directory, subject to availability of space thereon. If this Lease be
assigned, or if the Premises or any part thereof he sublet or occupied by
anybody other than Tenant, Landlord may, at any time and from time to time,
collect rent and other charges from the assignee, subtenant or occupant, and
apply the net amount collected to the rent and other charges herein reserved. No
assignment, subletting, occupancy or collection shall be deemed a release of
Tenant or any guarantor of this Lease from the further performance by Tenant or
such guarantor of covenants on the part of Tenant contained in this Lease. No
assignment, subletting or use of the Premises by an affiliate of Tenant shall
affect the purpose for which the Premises may be used as stated in Paragraph 4.

          (f) No assignment or subletting which requires the consent of Landlord
as provided for herein shall be effective unless consented to in writing by
Landlord and no assignment or subletting shall be effective until an instrument
in form reasonably satisfactory to Landlord's counsel has been delivered to
Landlord under the terms of which the assignee or sublessee, as the case may be,
has effectively assumed and agreed to pay the rent and additional rent hereunder
and to perform all the terms and conditions contained in this Lease. The consent
by Landlord to an assignment or subletting shall not in any way be construed to
relieve Tenant from obtaining the express consent in writing of Landlord to any
further assignment or subletting.

          (g) For the purposes of this Paragraph 13, the subletting for the
remainder of the term of this Lease shall be deemed to be a subletting and not
an assignment. No subletting shall be allowed if the result thereof is to divide
the Premises into more than two (2) demised spaces.

          (h) If (i) the rent and other sums received by Tenant on account of a
sublease of all or any portion of the Premises exceeds the rent and additional
rent allocable to the space subject to the sublease (in the proportion of the
area of such space to the entire Premises) plus actual out-of-pocket expenses
incurred by Tenant in connection with Tenant's subleasing of such space,
including brokerage commissions to a licensed broker and the cost of preparing
such space for occupancy by the subtenant, Tenant shall pay to Landlord, as an
additional charge, fifty percent (50%) of such excess, monthly as received by
Tenant or (ii) any payment received by Tenant on account of any assignment of
this Lease exceeds the actual out-of-pocket expenses including brokerage
commissions to a licensed broker and the cost of preparing space for the
assignee, Tenant shall pay to Landlord, as an additional charge, fifty percent
(50%) of such excess when received by Tenant.

          (i) Tenant shall reimburse Landlord on demand for any reasonable costs
that Landlord may incur in connection with any assignment or sublease, including
the reasonable costs of investigation, the acceptability of the proposed
assignee or

                                       13

<PAGE>

subtenant, and reasonable legal costs incurred in connection with the granting
of any requested consent.

     14. LANDLORD'S RIGHTS IN A TENANT BANKRUPTCY. In the event any or all of
Tenant's interest in the Premises and/or this Lease is transferred by operation
of law to any trustee, receiver or other representative or agent of Tenant, or
to Tenant as a debtor in possession, and subsequently any or all of Tenant's
interest in the Premises and/or this Lease is offered or to be offered by Tenant
or any trustee, receiver, or other representative or agent of Tenant as to its
estate or property, (such person, firm or entity being hereinafter referred to
as the "Grantor"), for assignment, conveyance, lease, or other disposition to a
person, firm or entity other than Landlord, (each such transaction being
hereinafter referred to as a "Disposition"), it is agreed that Landlord has and
shall have a right of first refusal to purchase, take, or otherwise acquire the
same upon the same terms and conditions as the Grantor thereof shall accept upon
such Disposition to such other person, firm, or entity; and as to each such
Disposition the Grantor shall give written notice to Landlord in reasonable
detail of all of the terms and conditions of such Disposition within twenty (20)
days next following its determination to accept the same but prior to accepting
the same, and it shall not make the Disposition until and unless Landlord has
failed or refused to accept such right of first refusal as to the Disposition,
as set forth herein.

          Landlord shall have sixty (60) days next following its receipt of the
written notice as to such Disposition in which to exercise the option to acquire
Tenant's interest by such Disposition, and the exercise of the option by
Landlord shall be effected by written notice to that effect sent to the Grantor
by certified or registered mail; but nothing herein shall require Landlord to
accept a particular Disposition or any Disposition, nor does the rejection of
any one such offer of first refusal constitute a waiver or release of the
obligation of the Grantor to submit other offers hereunder to Landlord. In the
event Landlord accepts such offer of first refusal, the transaction shall be
consummated pursuant to the terms and conditions of the Disposition described in
the notice to Landlord. In the event Landlord rejects such offer of first
refusal, the Grantor may consummate the Disposition with such other person,
firm, or entity; but any decrease in price of more than two percent (2%) of the
price sought from Landlord or any change in the terms of payment for such
Disposition shall constitute a new transaction requiring a further option of
first refusal to be given to Landlord hereunder.

     15. COMPLIANCE WITH LAWS. Tenant shall, at its own cost and expense: (a)
comply with all governmental laws, ordinances, orders and regulations affecting
the Premises now in force or which hereafter may be in force, provided that with
respect to any compliance that requires capital improvements, Landlord shall be
responsible for making such capital improvements unless the same are required as
a result of Tenant's specific manner of use of the Premises or Tenant's
Alterations; (b) comply with and execute all rules, requirements and regulations
of the Board of Fire Underwriters, Landlord's insurance companies and other
organizations establishing insurance rates; provided that with respect to any
compliance that requires capital improvements, Landlord shall be responsible for
making such capital improvements unless the same are required as a result of
Tenant's specific manner of use of the

                                       14

<PAGE>

Premises and Tenant's Alteration; and (c) not suffer, permit, or commit any
waste or nuisance.

     16. APPURTENANCES. The Premises include the right of ingress and egress
thereto and therefrom; however, Landlord reserves the right to make changes and
alterations to the Building, fixtures and equipment thereof, in the street
entrances, doors, halls, corridors, lobbies, passages, elevators, escalators,
stairways, toilets and other parts thereof which Landlord may deem necessary or
desirable. Neither this Lease nor any use by Tenant of the Building or any
passage, door, tunnel, concourse, plaza or any other area connecting the garages
or other buildings with the Building, shall give Tenant any right or easement of
such use and the use thereof may, upon reasonable advance notice to Tenant, be
regulated or discontinued at any time and from time to time by Landlord without
liability of any kind to Tenant and without affecting the obligations of Tenant
under this Lease, provided that access to the Building and to the Premises
within the Building shall continue to be comparable, in quality and scope, to
the access that exists on the Commencement Date.

     17.  FIRE OR OTHER CASUALTY.

          (a) If (i) the Premises by reason of a casualty insurable under
Landlord's insurance policy are rendered untenantable, or (ii) the Premises
should be damaged as a result of a risk which is not covered by Landlord's
insurance, or (iii) the Premises should be damaged in whole or in part during
the last three (3) years of the term or any renewal term hereof, or (iv) the
Building (whether the Premises are damaged or not) should be damaged to the
extent of fifty percent (50%) or more of the then monetary value thereof, or if
any or all of the Building or the common areas thereof are damaged, whether or
not the Premises are damaged, to such an extent that the Building cannot, in the
sole judgment of Landlord be operated as an integral unit, then or in any of
such events, Landlord may either elect to repair the damage or may cancel this
Lease by notice of cancellation within ninety (90) days after such event and
thereupon this Lease shall expire, and Tenant shall vacate and surrender the
Premises to Landlord. In addition, Landlord shall notify Tenant of its good
faith estimate of the time necessary to substantially restore any damage to the
Premises or access thereto, and if such estimate is longer than one hundred
eighty (180) days, then Tenant shall have the right to terminate this Lease, but
only if Tenant so notifies Landlord, in writing, within fifteen (15) days after
receipt of Landlord's estimate. If Landlord shall have decided to repair any
damage as aforesaid, the damage (except as to Tenant's fixtures or improvements
made by Tenant) shall be repaired by and at the expense of Landlord and the rent
shall be apportioned according to the part of the Premises which is useable by
Tenant, but Landlord shall not be required to do such repair or restoration work
except during business hours of business days.

          (b) Notwithstanding any of the provisions of Paragraph 17(a) hereof,
if by reason of some act or omission on the part of Tenant or any of its
subtenants or its or their partners, directors, officers, servants, employees,
agents or contractors, either (i) Landlord or any Mortgagee shall be unable to
collect all of the insurance proceeds (including, without limitation, rent
insurance proceeds) applicable to damage or destruction of the Premises or the
Building by fire or other casualty, or (ii) the Premises

                                       15

<PAGE>

of the Building shall be damaged or destroyed or rendered completely or
partially untenantable on account of fire or other casualty, then without
prejudice to any other remedies which may be available against Tenant, there
shall be no abatement or reduction of rent or additional rent. Further, nothing
contained in this Paragraph 17 shall relieve Tenant from any liability that may
exist as a result of any damage or destruction by fire or other casualty.

     18.  CONDEMNATION.

          (a) If the whole of the Building shall be lawfully taken by
condemnation or in any other manner for any public or quasi-public use or
purpose, this Lease and the terms and estate hereby granted shall forthwith
terminate as of the date of vesting of title in such condemning authority (which
date is hereinafter also referred to as the date of taking), and the rents shall
be prorated and adjusted as of such date.

          (b) If any part of the Building shall be so taken, this Lease shall be
unaffected by such taking, except that (i) Landlord may, at its option,
terminate this Lease by giving Tenant notice to that effect within ninety (90)
days after the Date of the Taking, and (ii) if ten percent (10%) or more of the
Premises shall be so taken and the remaining area of the Premises shall not be
reasonably sufficient for Tenant to continue feasible operation of its business,
or if twenty percent (20%) or more of the parking at the Building is so taken
and Landlord is unable to replace the lost parking elsewhere on the 9 Farms
Springs property to the extent necessary to result in less than twenty percent
(20%) having been lost, Tenant may terminate this Lease by giving Landlord
notice to that effect within ninety (90) days after the Date of the Taking. This
Lease shall terminate on the date that such notice from Landlord or Tenant to
the other shall be given, and the rent and additional rent shall be prorated and
adjusted as of such termination date. Upon such partial taking and this Lease
continuing in force as to any part of the Premises, the rent and additional rent
shall be adjusted according to the rentable area remaining.

          (c) In the event of any taking, partial or whole, provided for in this
Section, all of the proceeds of any award, judgment or settlement payable by the
condemning authority shall be and remain the sole and exclusive property of
Landlord, and Tenant shall not be entitled to any portion of such award,
judgment or settlement received by Landlord from such condemning authority.
Tenant, however, may pursue its own claim against the condemning authority for
any damage or award permitted under applicable statutes of the State of
Connecticut to be paid directly to tenants without diminishing or reducing the
award, judgment or settlement generally payable with respect to the Building
(including the land that is part of the 9 Farms Springs property).

     19.  INTENTIONALLY OMITTED.

     20. ACCESS. Landlord's agents, employees, contractors, prospective
purchasers and prospective tenants shall have the right to enter the Premises at
reasonable hours upon notice to Tenant for the purpose of inspecting the same
and, Landlord, its employees, agents and contractors shall have the right to
enter the Premises at any time for the purpose of making repairs thereto and to
the Building and its mechanical systems and for the purpose of performing the
services to be performed by Landlord pursuant to

                                       16

<PAGE>

the terms hereof and for the purpose of curing any violations of rules and
regulations or defaults under this Lease created by or suffered by Tenant.

     21. LIABILITY. Neither Landlord, nor any agent or employee of Landlord,
shall be liable for (a) loss of or damage to any property of Tenant, or of any
other person, entrusted to any of Landlord's agents or employees, (b) loss of or
damage to any property of Tenant or of any other person by theft or otherwise,
except to the extent caused by Landlord's negligence, (c) any injury or damage
to any person or property resulting from fire, explosion, falling plaster,
steam, gas, electricity, dust, water or snow, or leaks from any part of the
Building or from the pipes, appliances or plumbing system, or from the roof,
street or subsurface or any other place or by dampness, or from any other cause
whatsoever, except to the extent caused by Landlord's negligence (but subject to
paragraph 24 hereof), (d) any such damage caused by other occupants or persons
in the Building or by construction of any private, public or quasi-public work,
except to the extent caused by Landlord's negligence, or (e) any latent defect
in the Premises or the Building, except to the extent caused by Landlord's
negligence.

     22. DEFAULT. In the event of any failure of Tenant to pay the rent or
additional rent due hereunder within ten (10) days after the same is due and
payable (provided that Landlord will, not more than two (2) times during any
twelve (12) month period, be required to provide Tenant with written notice that
a payment of rent or additional rent was not paid when due, and Tenant shall
have ten (10) days after receipt of such notice in which to make the payment,
before a default shall exist), or any failure to commence and diligently pursue
the performance of any of the other terms, covenants, and conditions of this
Lease to be observed and performed by Tenant for more than thirty (30) days
after written notice of such default, or if Tenant makes any transfer,
assignment, conveyance, sale, pledge or disposition of all or a substantial
portion of its property in a distress situation, or if the Tenant's interest
herein shall be sold under execution, or if Tenant shall abandon the Premises
(failure to occupy shall not, by itself, constitute abandonment), then Landlord,
at its option, may terminate this Lease without further notice to Tenant and
upon such termination Tenant shall quit and surrender the Premises to Landlord,
but such termination shall not affect the Landlord's right to recover damages or
exercise any other right hereinafter provided; however, in lieu of terminating
this Lease, Landlord may elect to recover possession of the Premises without
terminating this Lease and Landlord shall have the right to re-enter the
Premises and to remove all persons or property therefrom and store any property
in a public warehouse or elsewhere at the cost and for the account of Tenant,
all without service of notice, except as notice is in this Paragraph 22
required, or resort to legal process, and Landlord shall not be liable for any
loss or damage resulting from such re-entry nor shall Landlord he deemed guilty
of trespass therefor. In the event of termination of this Lease or a re-entry of
the Promises pursuant to this Paragraph 22, Landlord may re-let the whole or any
part of the Premises on behalf of Tenant for a period equal to, greater or less
than the remainder of the then term of this Lease, at such rental and upon such
terms and conditions as Landlord shall deem reasonable, provided that if this
Lease is terminated as a result of a Tenant default, then Landlord shall use
commercially reasonable efforts to mitigate its damages as a result of such
default. Landlord shall not be liable in any respect for the failure to relet
the Premises or in the event of such reletting, for failure to collect the rent
thereunder and any sums received by Landlord on a reletting shall belong to
Landlord. In

                                       17

<PAGE>

the event of a termination of this Lease, Landlord shall forthwith be entitled
to recover from Tenant, as liquidated damages, the amount by which the sum of
(a) rent and additional rent payable for the remainder of the term of this
Lease; and (h) all expenses of Landlord incurred in recovering possession of the
Premises and reletting the same including costs of repair and renovating the
Premises, management agents' commissions a

          Landlord and Tenant shall each he entitled to a reasonable attorney's
fee from the other in the event that either shall retain an attorney to
successfully enforce the provisions of this Lease or successfully defend an
action brought by the other relating to this Lease, including any suit shall
brought by Landlord for recovery of possession of the Premises, for recovery of
rent or additional rent or any suit brought by either party because of the
breach of any other covenant herein contained on the part of the other party to
be performed.

          In the event that Tenant is in default of any provision of this Lease
requiring the payment of monies for more than ten (10) days after the due date
thereof, then Tenant shall pay to Landlord as additional rent the greater of (a)
interest at the rate of eighteen percent (18%) per annum or the highest rate
permitted by law, whichever is less, on the amount due Landlord hereunder, or
(b) a late charge of five percent (5%) of the amount due, provided that not more
than one (1) time in any twelve (12) month period, Landlord shall give Tenant
written notice of a non-payment, and ten (10) days thereafter, before such late
charge is imposed.

          In the event of a breach or threatened breach by Tenant of any of its
obligations under this Lease, Landlord shall also have the right of injunction.
The special remedies to which Landlord may resort hereunder are cumulative and
are not intended to be exclusive of any other remedies to which Landlord may
lawfully be entitled at any time and Landlord may invoke any remedy allowed at
law or in equity as if specific remedies were not provided for herein.

          In addition to any remedies which Landlord may have under this Lease,
and without reducing or adversely affecting any of Landlord's rights and
remedies under this Paragraph 22, if there shall be a default hereunder by
Tenant which shall not have been remedied within the applicable grace period,
Landlord shall not be obligated to furnish to Tenant or the Premises any heat,
ventilation or air-conditioning services outside of Business Hours on Business
Days, or any extra or additional cleaning services; and the discontinuance of
any one or in more such services shall be without liability by Landlord to
Tenant and shall not reduce, diminish or otherwise affect any of Tenant's
covenants and obligations under this Lease.

     23. BANKRUPTCY. To the full extent permissible under the Bankruptcy Reform
Act of 1978, specifically Section 365 thereof (11 U.S.C. 365) or any successor
thereto, if Tenant shall file a voluntary petition in bankruptcy or take the
benefit of any insolvency act or be dissolved or adjudicated a bankrupt, or if a
receiver shall be appointed for its business or its assets and the appointment
of such receiver is not vacated within sixty (60) days after such appointment,
or if it shall make an assignment for the

                                       18

<PAGE>

benefit of its creditors, then and forthwith thereafter the Landlord shall have
all the rights provided in Paragraph 22 above in the event of nonpayment of
rent.

     24. WAIVER OF SUBROGATION. All fire and extended coverage insurance
maintained by Landlord and Tenant on the Premises, the property therein, and the
Building and its appurtenances shall include a waiver by the insurer of all
right of recovery against Landlord or Tenant in connection with any loss or
damage by fire or peril included within fire and extended coverage insurance and
neither party shall be liable to the other for loss or damage resulting from
such included peril and further, Landlord and Tenant each release the other from
any and all claims with respect to any such loss to the extent of the insurance
proceeds paid with respect thereto.

     25. SUBORDINATION. This Lease shall, at Landlord's option, be subordinate
to the lien of any first mortgage which may now or hereafter affect the
Building, and to all renewals, modifications, consolidations, replacements and
extensions thereof. In confirmation of such subordination, Tenant shall execute
promptly any subordination agreement that Landlord may request. Tenant hereby
constitutes and appoints Landlord the Tenant's attorney-in-fact to execute any
such subordination agreement or agreements for and on behalf of Tenant. Landlord
represents that there are currently no mortgages encumbering the Building.
Landlord agrees to use commercially reasonable efforts to obtain for Tenant a
"non-disturbance agreement" from any mortgagee of the Building.

          Tenant shall attorn to any foreclosing first mortgagee, purchaser at a
foreclosure sale or purchaser by deed in lieu of foreclosure, but no such
mortgagee or purchaser shall be (a) liable for any act or omission of Landlord,
(b) bound by any payment of rent, additional rent or other charge made more than
ten (10) days in advance of the due date thereof, or (c) bound by any
assignment, surrender, termination, cancellation, amendment or modification of
this Lease made without the express written consent of such mortgagee or
purchaser.

     26. DEFINITION OF LANDLORD. The term, Landlord, as used in this Lease means
only the owner or the mortgagee in possession of the Building, or the tenant
under a ground lease of the Building, and in the event of any sale or sales of
the Building, or the creation of a leasehold estate by virtue of a ground lease,
then Landlord shall be and hereby is entirely freed and relieved of all its
covenants, obligations and liability hereunder except liabilities which accrued
prior to such sale or lease. Notwithstanding the foregoing, a mortgagee in
possession shall not be required to fulfill any of Landlord's obligations under
this Lease unless it agrees to do so in writing.

     27. BROKERAGE. Landlord and Tenant represent to each other that they have
not dealt with any real estate agent or broker in connection with this Lease
other than CB Richard Ellis (whose commission Landlord shall pay) and it shall
indemnify the other and hold it harmless against the claims of any other
broker(s) arising out of its actions.

     28. RULES AND REGULATIONS. Tenant covenants that Tenant, Tenant's
employees, agents and licensees shall faithfully observe and strictly comply
with the

                                       19

<PAGE>

rules and regulations attached hereto as Exhibit B and such reasonable changes
therein (whether by modification, elimination or addition) as Landlord may
hereafter adopt, (at any time and from time to time as being, in the judgment of
Landlord necessary or desirable for (a) the reputation, safety, care or
appearance of the Building or the preservation of good order therein, (b) the
operation or maintenance of the Building or the equipment thereof, (c) the
comfort of other lessees and occupants in the Building, or (d) the use or
enjoyment of the Building, or any part thereof, by any of its occupants,
provided, however, that in the case of any conflict between the provisions of
this Lease and any such changes, the provisions of this Lease shall control.
Landlord shall notify Tenant of the adoption of any changes and they shall be
deemed to be reasonable within the meaning of the foregoing sentence unless
Tenant shall assert to the contrary by notifying Landlord within ten (10) days
after such notice to Tenant. Nothing contained in this Lease shall be construed
to impose upon Landlord any duty or obligation to enforce the rules and
regulations, or the provisions of any other lease, as against any other lessee,
and Landlord shall not be liable to Tenant for violation thereof by any other
lessee or its employees, agents or licensees, or anyone else.

     29. LIMITATION OF LIABILITY. Anything in this Lease to the contrary
notwithstanding, Tenant agrees that it shall look solely to the estate and
property of Landlord in the Building, subject to the prior rights of any
mortgagee of the Building and subject to Landlord's rights under a leasehold
interest of said Building or part thereof, for the collection of any judgment
(or other judicial process) requiring the payment of money by Landlord in the
event of any default or breach by Landlord with respect to any of the terms,
covenants and conditions of this Lease to be observed and/or performed by
Landlord, and no other assets of Landlord nor any partner, member or shareholder
of Landlord shall be subject to levy, execution or other procedures for the
satisfaction of Tenant's remedies.

     30. FORCE MAJEURE. Landlord shall be excused for the period of any delay in
the performance of any obligations hereunder, when prevented from so doing by
cause or causes beyond Landlord's control which shall include, without
limitation, all labor disputes, civil commotion, war, war-like operations,
invasion, rebellion, hostilities, military or usurped power, sabotage,
governmental regulations or controls, fire or other casualty, inability to
obtain any material, services or financing or through acts of God. Tenant shall
similarly be excused for delay in the performance of obligations hereunder
provided:

          (a) nothing contained in this Paragraph or elsewhere in this Lease
shall be deemed to excuse or permit any delay in the payment of any sums of
money required hereunder, or any delay in the cure of any default which may be
cured by the payment of money;

          (b) no reliance by Tenant upon this Paragraph shall limit or restrict
in any way Landlord's right of self-help as provided in this Lease; and

          (c) Tenant shall not be entitled to rely upon this Paragraph unless it
shall advise Landlord in writing, of the existence of any force majeure
preventing the

                                       20

<PAGE>

performance of an obligation of Tenant within five (5) days after the
commencement of the force majeure.

     31. INTENTIONALLY OMITTED.

     32. NOTICES. Any notice required or permitted to be given hereunder must be
in writing and may be given by personal delivery or by mail, and if given by
mail shall be deemed sufficiently given if sent by registered or certified mail,
or by recognized overnight courier service, addressed as follows:

     If to Landlord:   Lancdon Limited Partnership
                       c/o Mcared Realty, Inc.
                       51 Sherman Hill Road, Building A, Suite A-l04C
                       Woodbury, CT 06798

     with a copy to:   Rogin, Nassau, Caplan, Lassman & Hirtle, LLC
                       CityPlace 1, 22nd Floor
                       185 Asylum Street
                       Hartford, CT 00103-3460
                       Attention: Peter S. Sorokin, Esq.

     If to Tenant prior to the Commencement Date:

                       Darwin Professional Underwriters, Inc
                       76 Batterson Park Road
                       Farmington, CT 06032

     If to Tenant after the Commencement Date:

                       Darwin Professional Underwriters, Inc.
                       9 Farm Springs Road
                       Farmington, CT 06032

     with a copy to:   Levy & Droney PC
                       74 Batterson Park Road
                       Farmington, CT 06032
                       Attention: Jomarie T. Andrews, Esq.

          Either party may by written notice to the other specify a different
address for notice purposes except that the Landlord may in any event use the
Premises as Tenant's address for notice purposes.

     33. SELF HELP. In the event of any breach of this Lease by Tenant which is
not cured within the applicable cure period provided for in Paragraph 22 hereof
(except in an emergency), Landlord may, at Landlord's sole option, at any time,
upon reasonable prior notice (except in an emergency), cure such breach for the
account and at the expense of Tenant. If Landlord at any tune so elects, or is
compelled, to cure any such breach and/or is compelled to incur any other
expense because of any such breach of

                                       21

<PAGE>

Tenant (including, without limitation, attorneys' fees and disbursements in
reasonable amounts in instituting, prosecuting or defending any suits, actions
or proceedings to enforce Landlord's rights under this Lease or otherwise), the
sum or sums so paid by Landlord, with all interest at the rate of eighteen
percent (18%) per annum, costs and damages shall be paid by Tenant to Landlord,
as additional rent, upon demand.

     34. ESTOPPEL CERTIFICATES. Tenant shall, upon request by Landlord, execute
and deliver to Landlord a written declaration in recordable form: (a) ratifying
this Lease; (b) expressing the commencement and termination dates thereof; (c)
certifying that this Lease is in full force and effect and has not been
assigned, modified, supplemented or amended (except by such writings as shall be
stated); (d) that all conditions under this Lease to he performed by Landlord
have been satisfied; (e) that there are no defenses or offsets against the
enforcement of this Lease by Landlord, or stating those claimed by Tenant; (f)
the amount of advance recital, if any, (or none if such is the case) paid by
Tenant; (g) the date to which rental has been paid; and (h) the amount of
security deposited with Landlord. Such declaration shall be executed and
delivered by Tenant from time to time as may be requested by Landlord.
Landlord's mortgage lenders and/or purchasers shall be entitled to rely upon
same.

     35. MECHANICS LIENS. Tenant shall not permit any mechanic's or other lien
or charge to be filed against the Premises or the Building by reason of any act
of Tenant or anyone holding the Premises through or under Tenant. If any such
mechanic's or other lien or charge shall at any time be filed against the
Premises or the Building, Tenant shall immediately cause the same to be
discharged of record, in default of which Landlord may, on three (3) days'
notice to Tenant, discharge the same, and all costs and expenses, including
attorneys' fees, incurred by Landlord in procuring such discharge shall be
payable by Tenant to Landlord as additional rent upon demand.

     36. CONDITION OF THE PREMISES; LANDLORD'S WORK.

          (a) Tenant represents that Tenant has inspected the Premises and the
Building and is thoroughly acquainted with their condition and, except for the
work to be performed by Landlord pursuant to paragraph 36(b) below, takes the
Premises "as is," and the taking of possession of the Premises by Tenant shall
be conclusive evidence that the Premises and the Building were in good and
satisfactory condition at the time possession was taken by Tenant. Neither
Landlord nor Landlord's agents have made any representations or promises with
respect to the condition of the Building, the Premises, the land upon which the
Building is constructed, or any other matter or thing affecting or related to
the Building or the Premises, except as herein expressly set forth, and no
rights, easements or licenses are acquired by Tenant by implication or otherwise
except as expressly set forth in this Lease.

          (b) Landlord will, at its cost, on or before May 1, 2005 (subject to
force majeure delays), fill in the lobby reception area across from the second
floor elevators and create the necessary fire rating buffer overlooking the
first floor lobby, using materials that are consistent with the first floor
common areas, provided that the fire rated buffer shall be glass.

                                       22

<PAGE>

     37. PRE JUDGMENT REMEDY, REDEMPTION, COUNTERCLAIM AND JURY TRIAL. Tenant,
for itself and for all persons claiming through or under it, hereby acknowledges
that this Lease constitutes a commercial transaction as such term is used and
defined in Section 52-278e et seq of the Connecticut General Statutes, Revision
of 1973, and hereby expressly waives any and all rights which are or may be
conferred upon Tenant by said Act to any notice or hearing prior to a
prejudgment remedy, and by any present or future law to redeem the said
Premises, or to any new trial in any action or ejection under any provisions of
law, after reentry thereupon, or upon any part thereof, by Landlord, or after
any warrant to dispossess or judgment in ejection. If Landlord shall acquire
possession of the said Premises by summary proceedings, or in any other lawful
manner without judicial proceedings, it shall be deemed a reentry within the
meaning of that word as used in this Lease. In the event that Landlord commences
any seminary proceedings, or action for nonpayment of rent or other charges
provided for in this Lease, Tenant shall not interpose any non-compulsory
counterclaim of any nature or description in any such proceeding or action.
Tenant and Landlord both waive a trial by jury of any or all issues arising in
any action or proceeding between the parties hereto or their successors, under
or connected with this Lease, or any of its provisions.

     38. RECORDING. Tenant shall not record this Lease but will, at the request
of Landlord, execute a memorandum or notice thereof in recordable form
satisfactory to both the Landlord and Tenant specifying the date of commencement
and expiration of the term of this Lease and other information required by
statute. Either Landlord or Tenant may then record said memorandum or notice of
lease.

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

     40. ENTIRE AGREEMENT.

          (a) This Lease and the Exhibits, Riders and/or Addenda if any
attached, set forth the entire agreement between the parties. Any prior
conversations or writings are merged herein and extinguished. No subsequent
amendment to this Lease shall be binding upon Landlord or Tenant unless reduced
to writing and signed. Submission of this Lease for examination does not
constitute an option for the Premises and becomes effective as a lease only upon
execution and delivery thereof by Landlord to Tenant. If any provision contained
in a rider or addenda is inconsistent with any other provision of this Lease,
the provision contained in said rider or addenda shall supersede said other
provision, unless otherwise provided in said rider or addenda. The failure of
Landlord or Tenant to insist in any one or more instances upon the strict
performance of any one or more of the other party's obligations under this
Lease, or to exercise any election herein contained, shall not be construed as a
waiver or relinquishment for the future of the performance of such one or more
obligations of this Lease or of the right to exercise such elections.

                                       23

<PAGE>

          (b) No payment by Tenant, or acceptance by Landlord, of a lesser
amount than shall be due from Tenant to Landlord shall be treated otherwise than
as a payment on account. The acceptance by Landlord of a check for a lesser
amount with an endorsement or statement thereon, or upon any letter accompanying
such check, that such lesser amount is payment in full, shall be given no
effect, and Landlord may accept such check without prejudice to any other rights
or remedies which Landlord may have against Tenant.

     41. HEIRS, ASSIGNS, NUMBER AND GENDER. This agreement shall be binding upon
the parties hereto and their heirs, administrators, executors, successors and
assigns. The use of the neuter singular pronoun to refer to Tenant shall be
deemed a proper reference even though Tenant may be an individual, partnership,
a corporation or a group of two (2) or more individuals or corporations. The
necessary grammatical changes required to make the provisions of this Lease
apply in the plural number where there is more than one 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.

     42. MORTGAGEE PROTECTION. Tenant agrees to give any Mortgagees and/or Trust
Deed Holders, by Registered Mail, a copy of any Notice of Default served upon
the Landlord, provided that prior to such notice Tenant has been notified, in
writing (by way of Notice of Assignment of Rents and Leases, or otherwise), of
the address of such Mortgagees and/or Trust Deed Holders. Tenant further agrees
that if Landlord shall have failed to cure such default within the time provided
for in this Lease, then the Mortgagees and/or Trust Deed Holders shall have an
additional thirty (30) days within which to cure such default or if such default
cannot be cured within that time, then such additional time as may be necessary
if within such thirty (30) days, any Mortgagee and/or Trust Deed Holder has
commenced and is diligently pursuing the remedies necessary to cure such
default, (including but not limited to commencement of foreclosure proceedings,
if necessary to effect such cure) in which event this Lease shall not be
terminated while such remedies are being so diligently pursued.

     43. INTENTIONALLY OMITTED.

     44. HOLDING OVER. Any holding over by Tenant after the expiration of the
term of this Lease shall be treated as a daily tenancy at sufferance at a rate
equal to one and one half ( l 1/2) times the rent plus additional rent and other
charges herein provided (prorated on a daily basis) and shall otherwise be on
the terms and conditions set forth in this Lease as far as applicable. In
addition, Tenant shall pay Landlord for all damages sustained by Landlord as a
result of Tenant's holding over.

     45. FINANCING. If Landlord's mortgagee requires modifications of the terms
of this Lease, Landlord shall have the right to cancel this Lease if Tenant
refuses to approve in writing any such modifications within thirty (30) days
after Landlord's request therefor, provided the same are commercially
reasonable, do not affect the economic terms of this Lease and do not require
Tenant to lose any material rights. If Landlord's right to cancel is exercised
as herein provided, this Lease shall thereafter be null and

                                       24

<PAGE>

void, and any money or security deposited hereunder shall be returned to Tenant
and neither party shall have any liability to the other under this Lease.

     46. SHORING. If any excavation or construction is made adjacent to, upon or
within the Building, or any part thereof, Tenant shall afford to any and all
persons causing or authorized to cause such excavation or construction license
to enter upon the Premises for the purpose of doing such work as such persons
shall deem necessary to preserve the Building or any portion thereof from injury
or damage and to support the same by proper foundations, braces and supports,
without any claim for damages or indemnity or abatement of rent, or of a
constructive or actual eviction of Tenant, provided that Landlord shall cause
all persons causing or authorized to cause such excavation or construction to
exercise reasonable diligence to perform such work in such manner as not to
unreasonably interfere with and as not to impose an additional expenses upon
Tenant.

     47. RENEWAL OPTIONS.

          (a) Provided that Tenant shall not be in default hereunder, either at
the time of exercise of an option or on the applicable term ending date, Tenant
shall, at its option, have the right to renew this Lease for one (1) period of
five (5) years commencing on the day following the initial term ending date,
which renewal period shall be on the same covenants, terms and conditions as
contained herein except with respect to the annual rent and with respect to this
option to renew. Tenant shall exercise said option by written notice to Landlord
at least nine (9) months but no more than twenty-one (21) mouths before the
expiration of the original term of this Lease, time being of the essence. The
annual rent for the renewal period shall be 95% of the Market Value Rent of the
Premises as of the Determination Date. The term "Market Value Rent" shall mean
the annual fair market rental value of the Premises calculated as of the
Determination Date. The term "Determination Date" shall mean the first date new
rent is applicable. The initial determination of Market Value Rent shall be made
by Landlord. Landlord shall give written notice to Tenant of the proposed Market
Value Rent of at least six (6) months prior to the Determination Date, provided
that if Tenant shall, at any time between twelve (12) and nine (9) months prior
to expiration of the original term of this Lease, request, in writing,
Landlord's proposed Market Value Rent, then Landlord shall provide the same to
Tenant within thirty (30) days tiller receipt of such request. If Landlord and
Tenant shall fail to agree upon the Market Value Rent proposed by Landlord
within thirty (30) days after receipt by Tenant of Landlord's notice thereof,
then the Market Value Rent shall be determined in accordance with the
arbitration and appraisal procedures set forth below.

          (b) In the event Landlord and Tenant are unable to agree upon Market
Value Rent for the Premises, appraisals shall be obtained from two M.A.I.
certified real estate appraisers experienced in appraising major commercial
properties for major commercial institutions with at least five years'
experience as M.A.I. real estate appraisers in the greater Hartford area (with
Landlord and Tenant each choosing one such appraiser). Should the two appraisals
be divergent by less than ten percent (10%), their average shall be deemed the
Market Value Rent. Should the two appraisals be divergent by more than ten
percent (10%), a third appraiser shall be designated by the first two
appraisers. In the event that the first two appraisers cannot agree upon a third
appraiser

                                       25

<PAGE>

within five (5) days thereafter, either party upon notice to the other party,
may request such appointment by the American Arbitration Association in East
Hartford, Connecticut (or any successor thereto), or upon its failure, refusal
or inability to act, may apply for such appointment to a court of competent
jurisdiction. If the highest value set by one of the three appraisers is more
than one hundred ten percent (110%) of the next lower value set by another
appraiser, then the higher value shall be decreased to an amount equal to one
hundred ten percent (110%) of the next lower value; and/or if the lowest value
set by one of the three appraisers is less than ninety percent (90%) of the next
higher value set by another appraiser, then the lowest value shall be increased
to an amount equal to ninety percent (90%) of the next higher value. The three
(3) values, adjusted above, provided, shall be added together and divided by
three (3), and the amount resulting shall represent Market Value Rent. Each
party shall pay its own counsel fees and expenses, if any, in connection with
any arbitration or appraisal under this paragraph, including the expenses and
fees of any arbitrator or appraiser selected by it in accordance with the
provisions of this paragraph and the parties shall share equally all other
expenses and fees of any such arbitration. The determination rendered in
accordance with the provisions of this paragraph shall he final and binding in
fixing the Market Value Rent. The arbitrators and appraisers shall not have the
power to add to, modify, or change any of the provisions of the Lease.

          (c) If for any reason the Market Value Rent shall not have been
determined prior to the Determination Date, then until the Market Value Rent
shall have been finally determined, rent payable subsequent to the Determination
Date shall be equal to Market Value Rent imposed by Landlord plus the additional
rent then payable by Tenant. Upon such final determination, an appropriate
adjustment shall be made reflecting such final determination, and Landlord or
Tenant, as the case may be, shall pay the other any overpayment or deficiency,
as the case, may be, from the Determination Date to the date of such final
determination.

     48. SATELLITE DISH PROVISIONS.

          (a) Satellite Dishes. So long as this Lease remains in effect, Tenant
shall be entitled to install, operate and maintain on the roof of the Building,
at Tenant's cost, one (1) satellite or microwave dish (the "Dish"), subject to
the terms and conditions of this Paragraph 48. Any Dish installed by Tenant on
the roof of the Building may only be used by Tenant for the purpose of
communications among Tenant's offices or with Tenant's customers, suppliers and
other parties with whom Tenant conducts business (provided that in no event
shall Tenant utilize the Dish to provide any services to any other tenants of
the Building, or to any other third parties) and no third party provider may
install any Dish on the roof of the Building as a result of this Paragraph 48
unless such third party provider and Landlord execute a separate agreement
permitting the same.

          (b) Utility and Other Charges. Tenant shall pay for all utilities
consumed to install, maintain, operate and remove the Dish and associated
equipment, together with the cost of any engineers or consultants employed by
Landlord to review or monitor same, all as determined by Landlord, to the extent
not separately metered. Tenant shall be responsible for all costs associated
with such metering and electrical consumption of the Dish and associated
equipment, including, but not limited to the cost

                                       26

<PAGE>

of installing, maintaining, repairing and reading the metering devices and
subpanels. Tenant shall pay all taxes or other charges attributable to the Dish,
including, without limitation, any increase in the Building's real property tax
that are directly attributable to Tenant's Dish.

          (c) Installation of the Dish. Prior to the installation of the Dish,
Landlord shall have the right to approve the type, size, height, weight and
location of the Dish and the manner and method of installation and removal of
the Dish and related equipment. If Landlord elects to hire structural,
mechanical, roofing and/or other engineers or consultants to review such plans
and specifications, Tenant shall reimburse Landlord for the reasonable costs
thereof within thirty (30) days after demand from Landlord. All installations by
Tenants under this Paragraph 48 shall be subject to such reasonable rules,
regulations and requirements as Landlord shall implement from time to time.

          (d) Governmental Approvals. Prior to the installation of the Dish and
related equipment, Tenant shall secure and shall at all times thereafter
maintain all required approvals and permits of the Federal Communications
Commission and all other government authorities having jurisdiction over the
Dish, the Building and/or Tenant's business, including its communications,
operations and facilities. Tenant shall at all times comply with all laws
relating to the installation, maintenance, height, location, use, operations,
and removal of the Dish and related equipment and shall fully indemnify Landlord
against any loss, cost, or expense which may be sustained or incurred by it as a
result of the installation, maintenance, operation, or removal of the Dish and
equipment, except to the extent caused by the gross negligence or willful
misconduct of Landlord's agents, employees or contractors. Landlord makes no
representation that applicable Laws permit the installation or operation of the
Dish at the Building.

          (e) Access to the Roof and Building. Tenant and Tenant's agents,
employees and contractors shall have the right, to be exercised as herein set
forth, to enter upon the roof of the Building for the sole purpose of gaining
access to the Tenant's installations. In addition, Tenant shall have the right,
to be exercised as herein set forth, to install such equipment conduits, cables
and materials (hereinafter called "the connecting equipment") in shafts, ducts,
conduits, chases, utility closets and other facilities of the Building as
designated by Landlord as is reasonably necessary to connect the Dish to
Tenant's other machinery and equipment in other parts of the Building, subject
to the requirements of the laws and subject to the connecting equipment not
over-burdening such shafts, ducts, conduits, chases, utility closets and other
facilities. Tenant shall have the further right of access to the areas where
such connecting equipment is located for the purposes of maintaining, repairing,
testing and replacing the connecting equipment; provided, however, Tenant shall
notify Landlord each time Tenant requires such access, and provided further that
such access and installations do not cause damage to or interfere with the
operation or maintenance of any part of the Building or with any other tenant's
operation.

          (f) Notice. Anything herein to the contrary notwithstanding, Tenant
shall notify Landlord each time Tenant desires to enter upon the roof of the
Building or the areas outside the Premises where Tenant's related equipment is
located, and Tenant

                                       27

<PAGE>

shall enter upon the roof only at such times, in such manner and under such
circumstances as shall not cause damage or endangerment of life or limb and only
when accompanied by a representative of Landlord. Tenant shall reimburse
Landlord within 15 days after receipt of Landlord's invoice therefor, along with
bills therefor for the cost or repairs of any damage to the Building directly or
indirectly caused by Tenant's installations or the operations, maintenance or
removal thereof.

          (g) Maintenance of Dish and Equipment. Tenant, at its expense, shall
be solely responsible for and shall maintain the Dish and related equipment in a
safe, structurally sound, clean and sightly condition and shall indemnify and
save harmless Landlord against all liens and claims of mechanics and materialmen
furnishing labor and materials in the construction and maintenance of same.

          (h) Indemnity; Insurance. Tenant agrees to defend, indemnify and save
harmless Landlord and to assume all liability for death or injury to any persons
and all liability for loss, damage or injury to any property incurred or
sustained by Tenant arising from, growing out of or resulting from or in
connection with Tenant's installation of the Dish or Tenant's use of the roof of
the Building or any other areas in the Building where Tenant's related equipment
is located, including costs, attorney's fees and other expenses incurred by
Landlord in defending any such claim. All of Tenant's insurance obligations
under Paragraph 12 hereof shall apply to the Dish and Tenant's use of the roof
and Building under this Paragraph 48.

          (i) Non-Exclusive Rights. The rights of Tenant hereunder shall not be
deemed to give to Tenant the exclusive right to use the roof of the Building and
shall not preclude Landlord from granting the right to use the roof of the
Building to others. The rights of Tenant hereunder shall be exercised without
causing interference with the activities being carried on by others with the
same or similar rights. Tenant shall not change or materially alter the Dish or
related equipment agreed to herein without the prior written consent of
Landlord. Tenant agrees to use Tenant's Dish in a manner so as not to
unreasonably interfere with Landlord's existing equipment or any existing
equipment of any existing tenant.

          (j) Relocation of Dish. Landlord shall have the right to cause Tenant
to relocate the Dish from the point of installation to another area on the roof
of the Building, provided that Landlord shall reimburse Tenant for the
reasonable out-of-pocket costs of such relocation within thirty (30) days after
billing and the relocation shall not have a material adverse impact on Tenant's
use and operation of the relocated Dish.

          (k) Removal. Any equipment installed by Tenant pursuant to this
Paragraph 49 shall remain Tenant's property at the termination of this Lease, at
which time the Dish and the related equipment installed under the terms of this
Paragraph 48 shall be removed by Tenant, at Tenant's sole cost and expense, and
Tenant shall restore the roof and the Building to as good condition as existed
immediately prior to installation of the Dish and related equipment.

     49. PARKING. As long as this Lease is in full force and effect, Tenant
shall have the right to park up to four (4) cars per 1,000 rentable square feet
of space in the

                                       28

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Premises in the parking areas provided for the Building from time to time, on a
non-reserved, first come, first serve basis.

     50. ENVIRONMENTAL CONDITION OF THE PROPERTY.

          (a) Tenant Covenants. Tenant agrees (a) that Tenant will not violate
any present or future federal, state or local environmental or public health
laws, rules, regulations and ordinances (hereinafter collectively referred to as
the "Environmental Laws"); (b) that Tenant will not use, store, dispose, or
generate any "hazardous materials", "waste materials", "solid waste", "hazardous
waste", "hazardous substances", "medical waste", "biomedical waste", and
including but not limited to oil and polychlorinated hiphenyls, as those terms
are defined in the Environmental Laws (hereinafter collectively referred to as
the "Hazardous Materials") at the Building; (c) that Tenant will not cause or
permit any condition which would create Hazardous Materials contamination at the
Building or on any other property; (d) that Tenant will give notice to the
Landlord immediately upon the Tenant's acquiring knowledge of the presence of
any Hazardous Materials at the Building or of any Hazardous Materials
contamination with a full description thereof; (e) that Tenant will give notice
to the Landlord immediately of any notice of violation of any laws, rules or
regulations regulating Hazardous Materials or any requests for information from
any federal, state, county, regional or local governmental authority concerning
Hazardous Materials and Hazardous Materials contamination at the Building; (f)
that Tenant will promptly comply with any governmental requirements requiring
the removal or disposal of such Hazardous Materials or Hazardous Materials
contamination and provide the Landlord with satisfactory evidence of such
compliance, but only to the extent that the subject Hazardous Materials were
brought onto the Premises by Tenant or Tenant's agents, employees or
contractors.

          (b) Indemnification. Tenant covenants and agrees at all times to
indemnify, hold harmless and defend Landlord, its successors and assigns, as
owner of the Building from and against any and all liability, loss, damage,
cost, expense (including, without limitation, reasonable attorneys' fees and
expenses), cause of action, suit, claim, demand or judgment against the Tenant
and/or the Building of any nature pertaining to Hazardous Materials located or
emanating from or relating to the Building, but only to the extent caused by
Tenant or Tenant's agents, employees or contractors, including, but not limited
to, liens or claims of any federal, state or municipal government or
quasi-governmental agency or any third person, whether arising under any
federal, state or municipal law or regulation or tort, contract or common law.

          (c) Landlord's Right to Remove Hazardous Materials. Landlord shall
have the right but not the obligation, and without in any way limiting the
Landlord's rights and remedies, to enter into the Premises or to take such other
actions as it deems necessary or advisable to clean up, remove, resolve or
minimize the impact of, or otherwise deal with, any Hazardous Materials
contamination at the Building following receipt of any notice from any person or
entity asserting the existence of any Hazardous Materials or Hazardous Materials
contamination pertaining to the Building or any part thereof which, if true,
could result in an order, suit, imposition of a lien on the Building. All costs
and expenses paid or incurred by the Landlord in the exercise of any such rights

                                       29

<PAGE>

shall be payable by the Tenant upon demand, but only to the extent that the
subject Hazardous Materials were brought onto the Premises by Tenant or Tenant's
agents, employees or contractors. Landlord's exercise of said right will not
excuse or change Tenant's initial obligations to undertake necessary actions to
remove Hazardous Materials from the Building that were brought into the Building
by Tenant or Tenant's agents, employees or contractors. Landlord will use
commercially reasonable efforts to minimize any interference with Tenant's
business in the Premises as a result of any action taken by Landlord pursuant to
this paragraph 50(c).

     51. GENERATOR. Tenant shall be permitted to use the existing generator at
the Building, in common with others, on a pro-rata basis based upon the amount
of space in the Building occupied by Tenant in comparison to the total amount of
space in the Building that is occupied by Tenant and all other tenants in the
Building. All costs associated with Tenant's use of the generator shall be borne
by Tenant. To the extent that any such costs are initially borne by Landlord,
Tenant shall reimburse Landlord for its proportionate share thereof within
fifteen (15) days after receipt of invoices therefor, which proportionate share
shall equal the number of rentable square feet in the Premises divided by the
total number of rentable square feet in the Premises plus any other premises in
the Building that uses the generator. Landlord makes absolutely no
representations regarding the generator or its capacity.

     52. SIGNAGE. Tenant shall have the right, at Tenant's cost, subject to
Tenant's compliance with applicable zoning ordinances and Landlord's reasonable
approval, to install its standard graphics on the retaining wall sign. After the
execution of this Lease, Landlord will apply to the Town of Farmington for a
sign permit to allow Tenant and Chubb PLC or any successor tenant to Chubb PLC
to each have their names and logos on such retaining wall. Such application
shall request a permit for two companies, using the same total area as the sign
previously approved by the Town of Farmington. If such permit is granted for
signage for two companies, then Tenant and Chubb PLC or its successor tenant
shall share the permitted area equally. If the Town of Farmington will only
permit signage for one company to be on such retaining wall, then Tenant shall
be entitled to have such sign. Tenant will cooperate with Landlord in such sign
permit application process, which cooperation shall include, without limitation,
coordinating the size, color and graphics of Tenant's sign with Chubb's sign, so
as to maximize the chances of approval of both signs. In connection with the
foregoing, the existing sign on the retaining wall will be removed. In addition,
Tenant, at Landlord's cost, shall have the right to have its standard graphics
placed on the monument sign at 9 Farm Springs, in common with up to three (3)
other tenants.

          Landlord, at Landlord's expense, shall provide building standard
directory signage and main lobby signage for Tenant. Tenant, at Tenant's
expense, shall have the right to install its standard graphics on the entrance
to the Premises, subject to Landlord's reasonable approval.

     53. QUIET ENJOYMENT. As long as this Lease is in full force and effect,
Tenant shall have quiet and peaceful enjoyment of the Premises, free from
interference from Landlord or anyone claiming through Landlord, subject to the
terms and conditions of this Lease.

                                       30

<PAGE>

          IN WITNESS WHEREOF, the parties hereto have hereunto set their hands
and seals the day and year first above written.

SIGNED, SEALED, AND DELIVERED           LANDLORD:
   IN THE PRESENCE OF:                  LANCDON LIMITED PARTNERSHIP

/s/ Janet Boswell                       By: /s/ Benedict Silverman
-------------------------------------       ------------------------------------
                                            President of Donegal
                                            ------------------------------------
/s/ Francis Macchio                     Its Group
-------------------------------------       ------------------------------------

                                        TENANT:
                                        DARWIN PROFESSIONAL UNDERWRITER, INC.

                                        By: /s/ John L. Sennott, Jr.
                                            ------------------------------------

                                            ------------------------------------
                                        Its CFO
                                            ------------------------------------

                                       31

<PAGE>

                                   [BLUEPRINT]

<PAGE>

STATE OF CONNECTICUT :
                     : ss.
COUNTY OF            :

          On this ______ day of _________, 2005, personally appeared
______________ as, __________________ of Lancdon Limited Partnership, signer and
sealer of the foregoing instrument, and acknowledged the same to be _______ free
act and deed and the free act and deed of said limited partnership, before me.

                                        /s/ Lesley Gomez
                                        ----------------------------------------
                                        Commissioner of the Superior Court
                                        Notary Public
                                        My Commission Expires:
                                                               -----------------

STATE OF CONNECTICUT :
                     : ss. Farmington
COUNTY OF HARTFORD   :

          On this 3rd day of February, 2005, personally appeared John L.
Sennott, Jr. as Chief Financial Officer of Darwin Professional Underwriters,
Inc., signer and sealer of the foregoing instrument, and acknowledged the same
to be his free act and deed and the free act and deed of said corporation,

                                        /s/ William C. Stokesbury
                                        ----------------------------------------
                                        Commissioner of the Superior Court
                                        Notary Public
                                        My Commission Expires:
                                                               -----------------

                                       32

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