Document:

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                                                                    Exhibit 10.5

                                     LEASE

         THIS LEASE (hereafter referred to as the "Lease") is made and entered
into on this 8th day of April 1999, by and between PHILIP Y. BERGER whose
mailing address is 800 S. Parrott Avenue, Okeechobee, Florida, as Landlord, and
BIG LAKE NATIONAL BANK, whose mailing address is P.O. Drawer 1699, Okeechobee,
Florida 34973, as Tenant.

         In consideration of the mutual promises contained herein, the parties
agree:

         1.       LEASE; DESCRIPTION OF PREMISES. Landlord does lease to Tenant,
and Tenant does lease from Landlord, the following described property located in
the Okeechobee County, Florida (which shall hereafter be referred to as the
"Premises"): 3180 Highway 441 S.E., Okeechobee, Florida 34974 containing a
building of approximately 2,500 square feet and parking area as depicted on the
Site Plan of Hoover and Associates, Inc. dated 6/2/93 and attached hereto as
Exhibit "A".

         2.       REQUIRED USES. The Premises shall be used for banking and
financial operations and for no other use, unless agreed to in writing by
Landlord. Tenant hereby accepts the Premises in the condition they are in at the
beginning of this Lease and agrees to maintain same in the manner as hereinafter
described.

         3.       TERM. The term of this Lease shall be for five years with the
Tenant's option to renew the lease for two additional five year terms beginning
on August 1, 1999, and terminating on July 31, 2004.

         4.       RENT. For the first three years of this Lease, Tenant shall
pay rent at the rate of $14,751.84 per year, payable monthly at the rate of
$1,229.32 per month. For the fourth and all succeeding years of this Lease, the
annual rental amount shall be the lower of either (a) the rental rate in effect
at the time of the adjustment multiplied by 1.03, or (b) rental rate in effect
at the time of the adjustment multiplied by a fraction, the numerator of which
shall be the index number (index number) indicated on the consumer price index
for urban wage earners and clerical workers (CPI - W)(1982-84=100)(revised)
issued by the Bureau of Labor Statistics of the United States Department of
Labor, under the United States Index Column for June of the year of adjustment
and the denominator of which shall be the Index Number for June of the previous
year. In the event the CPI is no longer available, then there shall be
substituted for the CPI a comparable price index as published by the U.S.
Government. For every successive year during the term of this Lease, the annual
rental amount shall be adjusted in a similar manner. The rent shall continue to
be paid monthly following such annual adjustments. Should there have been no CPI
rental rate adjustments within the initial term of this lease, the rental rate
shall none-the-less be increased by three (3%) percent beginning the sixth year.
Likewise, should there have been no CPI rental rate adjustments within the first
five year option term, the rental rate shall none-the-less be increased by three
(3%) percent beginning the eleventh year

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         5.       SALES TAX. Tenant shall pay to Landlord with each rent payment
any sales tax levied upon the rental of property as a result of this Lease by
the State of Florida.

         6.       REAL ESTATE TAXES. The tenant shall pay all real estate and
tangible personal property taxes assessed as a result of this Lease.

         7.       PRORATIONS. All utilities shall be prorated as of the date of
possession.

         8.       LATE CHARGE. Tenant acknowledges that late payments by Tenant
to Landlord of rent or other sums due under this Lease will cause Landlord to
suffer costs and damages not contemplated by this Lease, the exact amount of
which will be extremely difficult to ascertain. Accordingly, if any sum due from
Tenant is not actually received by Landlord on the tenth day of being due, then
Tenant shall pay a late charge of 5% of the amount due, in addition to any
attorneys' fees, collection expenses, or interest incurred by Tenant's failure
to make timely payments.

         9.       PROHIBITION AGAINST UNLAWFUL OR OFFENSIVE USE. Tenant will not
make or permit any use of the Premises which would be: (1) offensive so as to
constitute a nuisance; (2) unlawful under any federal, state or county code,
ordinance or regulation; or (3) injurious to any person or property.

         10.      FIRE HAZARDS. Tenant shall not keep, use, sell or offer for
sale in the Premises any article, or conduct any activity which may be
prohibited by the standard form of fire insurance policy. Further, Lessee shall
maintain a dry chemical fire extinguisher in each rental unit at all times
during the term of this Lease.

         11.      UTILITIES. Tenant shall be responsible for all utilities
including but not limited to, telephone, electricity, pro rata share of refuse
removal, sewer and water, if any.

         12.      MAINTENANCE. That upon the occupancy of the Premises, Tenant
shall maintain the interior of the premises in good working condition and shall
suffer no waste or nuisance. In case of damage to the Premises, Tenant shall
repair with same kind, size, and quality as quickly as possible at Tenant's
expense. Landlord shall perform all structural, routine and preventative
maintenance and repair required to keep the heating, air-conditioning,
electrical, fire suppression and plumbing systems in Premises in working order
and the same condition as on the first day of the lease term as well as the
exterior structures of the premises, including but not limited to the roof,
parking and drainage. The Tenant shall be responsible for all lawn and
landscaping maintenance.

         13.      LIABILITY INSURANCE. LIABILITY INSURANCE.

                  a.       Tenant shall, at its sole cost and expense, procure
                           and maintain during the term of this Lease
                           comprehensive public liability insurance with limits
                           of not less than one million dollars ($1,000,000.00)
                           in case of injury or damage to one person, and five
                           hundred thousand dollars ($500,000.00) in case of
                           injury or damage to more than one person in the same
                           accident or occurrence, and fifty thousand dollars
                           ($50,000.00) in case of damage to property.

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                  b.       Tenant shall, at sole cost and expense, procure and
                           maintain during the term of this Lease and all
                           renewals, insurance coverage on Tenant's personal
                           property and contents, maintained in and about the
                           leased premises.

         14.      WORKER'S COMPENSATION INSURANCE. Tenant shall carry worker's
compensation insurance if required by Florida Law. Tenant shall hold Landlord
harmless from any claims by Tenant's employees for work related injuries
occurring on or about the Premises. Tenant shall provide Landlord with a copy of
proof of insurance within thirty (30) days after the date first written above,
and on each renewal date of the policy during the term of this Lease. Failure to
keep the policy in force during the term of this Lease or failure to provide
Landlord with a certificate of insurance shall be a material breach of this
Lease.

         15.      INDEMNITY. That to the extent permitted by law, the Tenant
shall protect, indemnify and save the Landlord harmless against all liability or
loss, and against all claims or actions based upon or arising out of damage or
injury (including death) to persons or property on, or about the Premises
arising out of or resulting in any way from any act or omission of the Tenant,
its agents, invitees, servants and employees, in the use of the Premises during
the term of this Lease or based upon any violation of any statute, ordinance,
building code, or regulation, and the defense of any such claims or actions
other than resulting from the act or negligence of the Landlord or its
employees. In the event that any claim in writing is asserted by any third party
which may entitle the Landlord to indemnification, the Landlord shall give
notice thereof to the Tenant, which notice shall be accompanied by a copy of the
statement of the claim. Following the notice, the Tenant shall have the right,
but not the obligation, to participate at its sole expense, in the defense,
compromise or settlement of such claim with counsel of its choice. If the Tenant
shall fail to timely defend, contest or otherwise protect against any suit,
action or other proceeding arising from such claim, the Landlord shall have the
right to defend, contest or otherwise protect itself against same and be
reimbursed for expenses and reasonable attorney fees, and upon not less than ten
(10) days notice to the Tenant, to make any reasonable compromise or settlement
thereof.

         16.      LIENS.

                  a.       Tenant agrees to pay all liens of contractors,
                           subcontractors, mechanics, laborers, material men,
                           and other items of like character, and indemnify
                           Landlord against all expenses, costs and charges,
                           including bond premiums for release of liens and
                           reasonable attorneys' fees incurred in the defense of
                           any suit in discharging the Premises or any part
                           thereof from any liens, judgments or encumbrances
                           caused or suffered by Tenant.

                  b.       Tenant shall not have any authority to create any
                           liens for labor or material in Landlord's interest in
                           the Premises by any persons contracting with Tenant
                           for the destruction or removal of any facilities or
                           other improvements or for the erection, installation,
                           alteration or repair of any facilities or other
                           improvements on or about the Premises. All
                           materialmen, contractors, mechanics and laborers, are
                           hereby charged with notice that they must look only
                           to Tenant and to Tenant's interests in the Premises
                           to secure the payment of any bill for work done or
                           materials furnished at the request or instruction of
                           Tenant.

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         17.      EVENTS OF DEFAULT BY TENANT. The occurrence of any of the
following shall constitute an event of default under this Lease:

                  a.       Tenant abandons or vacates the Premises, and such
                           abandonment or vacancy continues for a period of
                           sixty (60) days; or

                  b.       Tenant fails to pay any part or all the money due
                           Landlord under this Lease, and such non-payment
                           continues for a period of thirty (30) days; or

                  c.       Tenant fails to perform or breaches any term,
                           covenant or provision of this Lease, except the
                           payment of money, and such non-performance or breach
                           is not cured within thirty (30) days after written
                           notice of the default from Landlord is delivered to
                           Tenant or posted on the Premises; or

                  d.       Tenant is the subject a voluntary or involuntary
                           petition for bankruptcy protection, Tenant makes a
                           general or other assignment for the benefit of
                           creditors, or Tenant's assets or operations become
                           subject to the control of a court-appointed receiver.

         18.      REMEDIES ON DEFAULT BY TENANT. Upon the occurrence of any
event of default by Tenant under this Lease, Landlord shall have the option to
pursue any one or more of the following remedies, in addition or in place of the
remedies otherwise provided herein or by statute, without any notice or demand
whatsoever to Tenant or Guarantor, if any:

                  a.       Terminate this Lease, in which event Tenant shall
                           immediately surrender the Premises to Landlord, and
                           if Tenant fails to do so, Landlord may, without
                           prejudice to any other remedy for possession or
                           arrearage in rent, enter upon and take possession of
                           the Premises. Tenant agrees to pay Landlord on demand
                           the amount of all loss or damage which Landlord may
                           suffer by reason of such termination, including the
                           expenses of retaking, rerenting the Premises and loss
                           of rent through the inability to relet the Premises.

                  b.       Enter upon and take possession of the Premises, and
                           relet the Premises and receive the rent therefor
                           without thereby terminating or avoiding this Lease.
                           Tenant agrees to pay Landlord on the due day of each
                           month thereafter sums equivalent to the monthly
                           rental payment under this Lease, less the avails of
                           reletting, if any.

                  c.       Accelerate all rental payments due under this Lease
                           and declare them immediately due and payable, and to
                           recover the accelerated rent from Tenant in an action
                           at law, distress for rent or otherwise.

         All of the foregoing rights, remedies, powers and elections of Landlord
are cumulative, and pursuit of any of the foregoing shall not preclude other
remedies provided by law, nor shall such pursuit constitute a forfeiture or
waiver of any rent due to Landlord or of any damages occurring to Landlord by
reason of the violation of any of the terms of this Lease. Forbearance by
Landlord to enforce one or more of the remedies upon an event of default, shall
not be deemed or construed to constitute a waiver of such default.

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         19.      DESTRUCTION OF PREMISES. If, during the term of this Lease,
the Premises are totally or partially destroyed from any cause rendering them
totally or partially inaccessible or unusable, Landlord shall restore the
Premises to substantially the same condition as they were in immediately prior
to the destruction, provided the restoration can be made and permitted under
existing laws and can be completed within ninety (90) days after the date of the
destruction; under such circumstances, this Lease shall not terminate. Provided
however that expense for repair of non-insured improvements of Tenant shall be
born by Tenant. If the restoration cannot be made within ninety (90) days,
either party may terminate this Lease immediately by giving written notice to
the other not more than ninety (90) days after the destruction. In case of any
destruction, not caused by Tenant or its invitees, described in this paragraph,
there shall be an abatement or reduction of rent between the date of destruction
and the date of termination of the Lease or completion of restoration, as the
case may be, based upon the extent to which the destruction interferes with
Tenant's use of the Premises.

         20.      ASSIGNMENT OR SUBLEASE BY TENANT. Tenant shall not, either
voluntarily or by operation of law, assign or transfer the leasehold interest
granted by this Lease or any interest therein, without first obtaining the
written consent of Landlord, which shall not be unreasonably withheld. A consent
to one assignment or subletting shall not be deemed to be a consent to any
subsequent assignment or subletting. Any such subsequent assignment or
subletting shall be void, and shall, at the option of Landlord, constitute a
default under the terms of this Lease. This paragraph shall not preclude the
Tenant from assigning the rights under this agreement to a corporation in which
the Tenant owns and retains a majority interest provided that no such assignment
shall relieve the Tenant of any obligation to the Landlord contained herein.

                  a.       CONTROLLED PARTIES; MERGERS. Any provision contained
                           in this Lease to the contrary notwithstanding,
                           Tenant, after first having given prior written notice
                           to Landlord, shall have the right, without consent of
                           Landlord, to assign or sublet all or any part of the
                           Premises to any entity controlling, (either directly
                           or indirectly) the Tenant and to any entity into
                           which Tenant may be merged or consolidated
                           ("Controlled Parties").

                  b.       DIVESTITURE REQUIRED BY REGULATORY AGENCIES. If
                           Tenant is involved in a merger, acquisition, or
                           consolidation and in connection therewith the
                           regulatory agency having jurisdiction requires that
                           pursuant to an approved Plan of Divestiture Tenant
                           must divest itself of certain deposits and facilities
                           which may include the Premises, Tenant may request
                           that Landlord approve an assignment of all, or a
                           sublease of a portion, of the Premises, (The
                           "Divestiture Space") to the party that is to acquire
                           such deposits and facilities. If Landlord does not
                           approve the assignment or sublease to such proposed
                           Transferee in accordance with the terms of this
                           Section, Landlord shall recapture the proposed
                           Divestiture Space not earlier that thirty (30) days
                           nor later than sixty (60) days after the proposed
                           Divestiture Space is vacated by the Tenant. The
                           proposed Divestiture Space shall be eliminated upon
                           the date of recapture by the Landlord and Tenant
                           shall have no obligation with respect to the Proposed
                           Divestiture Space that accrues subsequent to such
                           recapture.

                  c.       SALE OF DEPOSITS OR CHANGE IN BUSINESS LOCATION. Any
                           provision contained in this Lease to the contrary
                           notwithstanding, Tenant, after first having given
                           prior

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                           written notice to Landlord, shall have the right
                           without consent of Landlord to assign or sublet all
                           or any part of the Premises to a creditworthy tenant
                           in the event Tenant sells its deposits located at the
                           Premises or determines that it no longer desires to
                           operate in the Premises. Upon such assignment and a
                           written assumption of Tenant's obligations hereunder
                           by the Assignee, Tenant shall be released from its
                           obligations hereunder. Landlord shall acknowledge its
                           consent to the assignment of this Lease and the
                           release of Tenant hereunder in writing within Ten
                           days of the request of Tenant.

         21.      RIGHT OF INSPECTION. Landlord shall have the right to make
reasonable inspections of the Premises between the hours of 9:00 a.m. and 4:00
p.m. on weekdays, exclusive of federal or banking holidays.

         22.      NOTICES. All notices to Landlord shall be sent or delivered to

                                PHILIP Y. BERGER
                             800 S. Parrott Avenue
                               Okeechobee, Florida

All notices to Tenant shall be sent or delivered to:

                             BIG LAKE NATIONAL BANK
                                P.O. Drawer 1699
                           Okeechobee, Florida 34973

         All notices shall be in writing and shall be delivered either by hand
with proof of delivery or by certified mail, return receipt requested, postage
prepaid. Notices sent or delivered by mail in accordance with this paragraph
shall be deemed to have been given five (5) business days after the date of
mailing, and all other notices delivered by any other means, such as hand
delivery or express delivery, shall be deemed to have been given when received.

         23.      WAIVER OF BREACH. Tenant agrees that no assent, express or
implied, by Landlord to any breach of this Lease by Tenant shall be deemed to be
a waiver of any succeeding breach by Tenant.

         24.      SURRENDER AT END OF LEASE. Tenant agrees upon termination of
this Lease for any reason to peaceably yield up to Landlord the Premises in neat
and clean condition, with all debris removed, and in good repair in all
respects, reasonable use and wear or damage by casualty excepted. Upon
termination of this Lease for any reason, Tenant shall remove from the Premises
all signs, trade fixtures, furnishings, personal property, equipment and
materials belonging to Tenant, and if Tenant fails to remove such items from the
Premises upon vacating the premises, then Landlord may remove the items and
Tenant shall promptly pay the costs and expenses of the removal or Landlord may
consider the property abandoned and retain same as additional rent without
further obligation to Tenant..

         25.      TENANT'S PERSONAL PROPERTY. All personal property placed or
moved onto the Premises shall be at the risk of Tenant or owner thereof, and
Landlord shall not be liable for any damage to personal property, or to Tenant,
arising from any act of negligence of any tenant or occupants of the building or
of any other person whomsoever.

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         26.      ATTORNEYS' FEES. It is understood and agreed between the
parties hereto that in the event of any litigation between the parties, the
prevailing party shall be entitled to recover reasonable attorneys' fees and
court costs from the losing party at both the trial and appellate levels.

         27.      ENCUMBRANCE OF TENANT'S INTEREST. Tenant shall not be entitled
to borrow against this Premises or encumber it in any manner. If Tenant should
violate this provision against encumbrances upon the Premises, that encumbrance
shall be deemed to be a material breach of this Lease.

         28.      IMPROVEMENTS. The Tenant shall make no modification or
additions to the Premises without the written consent of the Landlord, which
consent shall not be unreasonably withheld. All permanent improvements which
would constitute real property under the common law of the State of Florida
shall become the property of Landlord when erected, subject to the terms of this
Lease, and Tenant is not entitled to any claim for reimbursement from Landlord
for such improvements either during or after the term of this Lease or any
extensions thereof. All other improvements made to the Premises may be removed
by Tenant after the termination of this Lease so long as the Lease is not
terminated as a result of a default in payment or performance by Tenant.

         29.      ENVIRONMENTAL INDEMNITY. Tenant shall not permit the Premises
to be contaminated with any environmental hazard. Tenant shall indemnify,
protect and hold harmless Landlord from any environmental damage and if such
environmental damage is discovered, resulting from Tenant's use of the Premises,
Tenant shall promptly undertake and pursue diligently appropriate steps to
repair the damage and shall notify Landlord of such environmental damage within
twenty-four (24) hours after Tenant's discovery of such environmental damage.

                  a. LANDLORD'S COVENANT. Landlord represents that to the
                  Landlord's best knowledge, there exists no Hazardous
                  Materials, on, in, under or about the Project, in violation of
                  any applicable laws, rules or regulations. Landlord agrees to
                  indemnify and hold Tenant harmless from all claims, judgments,
                  damages, penalties, fines, costs (including reasonable
                  attorney's fees), liabilities, or losses incurred by Tenant,
                  its employees, guests or invitees, resulting from any
                  Hazardous Materials found on the Project which were brought on
                  the Project before August 1, 1999, except as brought onto the
                  Project by Tenant, its employees, contractors, or
                  subcontractors, in violation of applicable laws, rules, and
                  regulations. The foregoing indemnity shall survive the
                  expiration or earlier termination of the Lease. Furthermore,
                  in the event Hazardous Materials are found to be located
                  within the Project at any time during the Term or Renewal
                  thereof, the landlord shall upon written demand by the Tenant,
                  promptly remove such Hazardous Materials and restore the
                  Project to the same condition as existing prior to removal.
                  All such removal shall be done in a manner which shall not
                  prevent or materially disrupt the Tenant's business operations
                  and shall comply with all applicable codes, rules and
                  regulations which exist at the time relating to such removal.
                  All plans and schedules relating to removal and restoration,
                  shall be subject to the approval of the Tenant prior to
                  commencement of the work, which approval shall not be
                  unreasonably withheld. The cost of all removal and restoration
                  shall be the Landlord's responsibility. In the event that
                  Landlord fails to remove Hazardous Materials and restore the
                  Project, the Tenant may conduct such removal and restoration,
                  and the Landlord shall reimburse the Tenant for all costs
                  associated with such removal and restoration within ten (10)
                  business days after demand.

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         30.      COMPLIANCE WITH PERMIT REQUIREMENTS. Tenant shall be
responsible for obtaining and complying with all governmental permits required
for Tenant's use and occupancy of the premises. Failure by Tenant to comply with
this paragraph shall be deemed to be a material breach of the terms of this
Lease.

         31.      AMERICAN'S WITH DISABILITIES ACT. Landlord shall make any and
all improvements, modifications, alterations or replacements as may be necessary
to cause the Premises, to fully comply with all aspects of the American's with
Disabilities Act of 1990 (the "ADA") and shall indemnify and hold Tenant, its
directors, heirs, successors and assignees harmless from all claims, judgments,
damages, penalties, fines, costs (including reasonable attorney's fees), or
costs incurred to keep the Premises, in compliance after the Commencement Date
of this Lease.

         32.      MISCELLANEOUS PROVISIONS:

                  a.       BINDING EFFECT. All of the covenants, conditions and
                           obligations of this Lease shall be binding upon and
                           inure to the benefit of the respective heirs,
                           administrators, successors and assigns of the
                           parties.

                  b.       CONSTRUCTION OF LEASE. Words of any gender used in
                           this Lease shall be construed to include any other
                           gender, and words in singular number shall be held to
                           include the plural, when the sense requires. If any
                           provision of this Lease becomes subject to judicial
                           interpretation, then the parties agree that the court
                           interpreting or considering such provision will not
                           apply the presumption or rule of construction that
                           the terms of this Lease will be more strictly
                           construed against the party which itself or through
                           its counsel or other agent prepared this Lease
                           because both parties have equally negotiated the
                           terms of this Lease and have equally participated in
                           the preparation of the final form of this Lease, and
                           therefore, the application of such presumption or
                           rule of construction would be inappropriate and
                           contrary to the intent of the parties.

                  c.       RELATIONSHIP OF PARTIES. Nothing contained in this
                           Lease shall be deemed or construed by the parties or
                           by any third person to create the relationship of
                           principal and agent or of partnership or of joint
                           venture or of any association between Lessors and
                           Lessee, and neither the method of computation of rent
                           nor any other provisions contained in the Lease nor
                           any acts of the parties shall be deemed to create any
                           relationship between Lessors and Lessee, other than
                           the relationship of landlord and tenant.

                  d.       SEVERABILITY. In the event that any provision of this
                           Lease is determined to be invalid, illegal, or
                           unenforceable for any reason, then the parties shall
                           negotiate in good faith and agree on such amendments
                           or modifications to this Lease, or such other
                           appropriate actions, that will to the maximum extent
                           practicable in light of such determination, give
                           effect to the intentions of the parties as reflected
                           in this Lease, and all other provisions of this
                           Lease, as amended, modified, or otherwise, shall
                           remain in full force and effect, but if, after good
                           faith negotiations, the parties fail to reach an
                           agreement regarding the invalid, illegal, or
                           unenforceable provisions,

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                           then the parties agree that such provisions shall be
                           severed from this Lease and such severance shall not
                           invalidate any other provision of this Lease or this
                           Lease itself.

                  e.       ENTIRE AGREEMENT. This Lease states the entire
                           understanding between the parties and supersedes any
                           written or oral representations, statements,
                           negotiations, or agreements to the contrary.

                  f.       BINDING AGREEMENT. No provision of this Lease may be
                           changed or modified except by an agreement in writing
                           signed by all of the parties or their successors in
                           interest. This Lease shall not be effective or
                           binding on any party until fully executed.

                  g.       CAPTIONS. The captions and paragraphs or letters
                           appearing in this lease are inserted only as a matter
                           of convenience and in no way define, limit, construe,
                           or describe the scope or intent of the sections or
                           articles of this lease or affect this lease in any
                           way.

                  h.       COMPUTATION OF TIME. The time within which any act
                           provided for by this Lease is to be done is computed
                           by excluding the first day and including the last,
                           unless the last day is a Saturday, Sunday, or holiday
                           and then it is also excluded. The term "holiday"
                           shall mean all holidays officially recognized by the
                           federal government and the government of the state in
                           which the premises are located.

                  m.       REGISTRY DEPOSIT. In the event of any action in which
                           section 83.232, Florida Statutes would apply, the
                           term "rent" as used in that section shall be deemed
                           to include all escrows, insurance payments, option
                           payments and any other monetary obligation required
                           by this agreement.

         IN WITNESS WHEREOF, the parties have executed this Lease on the date
first written above.

WITNESSES as to LANDLORD:                    LANDLORD:

/s/ Eileen P. Casian                         /s/ Philip Y. Berger
----------------------------------           -----------------------------------
(Signature)                                  PHILIP Y. BERGER

Eileen P. Casian
----------------------------------
(Print name)

/s/ Richard K. Justice
----------------------------------
(Signature)

Richard K. Justice
----------------------------------
(Print name)

                                       9

<PAGE>   10

WITNESSES as to TENANT:                TENANT: BIG LAKE NATIONAL BANK

   /s/ Eileen P. Casian
----------------------------------
(Signature)

   Eileen P. Casian
----------------------------------
(Print name)

                                       By  /s/ Joe G. Mullins
                                          -------------------------------
                                          JOE G. MULLINS, PRESIDENT

   /s/ Richard K. Justice
----------------------------------
(Signature)

   Richard K. Justice
----------------------------------
(Print name)

                                       10<PAGE>   1

                                                                    Exhibit 10.6

                              [FIRST UNION LOGO]

                                     LEASE

                                By and Between

                           FIRST UNION NATIONAL BANK

                                  ("Tenant")

                                      and

                          ALBRITTON AND SEE PROPERTIES

                                 ("Landlord")

                                      at

                               202 N. 6th Avenue

                            Wauchula, Florida 33873

<PAGE>   2

                               TABLE OF CONTENTS

<TABLE>
<CAPTION>
Section and Title                                                Page
-----------------                                                ----

<S>                                                              <C>
1.  Premises...................................................     1
2.  Term.......................................................     1
3.  Use........................................................     1
4.  Rent.......................................................     1
5.  Landlord's Improvements and Warranty.......................     2
6.  Access.....................................................     3
7.  Operating Costs - Defined..................................     5
8.  Operating Costs - Payment..................................     5
9.  Care of the Premises.......................................     7
10. Entry by Landlord..........................................     7
11. Signage and Graphics.......................................     7
12. Parking....................................................     8
13. Tenant's Right to Terminate................................     8
14. Renewal Terms..............................................     8
45. Assignment and Subletting..................................     9
16. Alterations, Improvements, Mechanic's Liens................     9
17. Communications Equipment...................................    10
18. Automated Teller Machine(s); Night Depository(ies).........    11
19. Tenant Improvements........................................    11
20. Legal Use; Hazardous Materials.............................    11
21. Laws and Regulations; Rules of Project.....................    12
22. Nuisance...................................................    13
23. Quiet Enjoyment............................................    13
24. Insurance..................................................    13
25. Waiver of Subrogation......................................    14
26. Casualty Damage............................................    14
27. Condemnation...............................................    15
28. Subordination to Mortgage..................................    16
29. Estoppel Certificate or Three-Party Agreement..............    16
30. Default; Remedies..........................................    16
31. Holding Over...............................................    17
32. Attorneys' Fees............................................    17
33. Tenant's Set-Off Rights....................................    18
34. Arbitration................................................    18
35. Alteration.................................................    19
36. No Implied Waiver..........................................    19
37. Severability...............................................    19
38. Time of Performance........................................    19
39. Commissions................................................    19
40. Assignment by Landlord.....................................    19
41. Tenant's and Landlord's Authority to Execute; Effect.......    19
42. Relationship of Parties....................................    19
43. Governmental Regulation....................................    20
44. Exhibits...................................................    20
45. Radon Gas..................................................    20
46. Pronouns...................................................    20
47. Jurisdiction...............................................    20
48. Notices....................................................    20
49. Miscellaneous..............................................    21
50. Waiver of Landlord's Lien..................................    21
51. Consent....................................................    21
52. Limitation upon Indemnities................................    21
53. Confidentiality............................................    21
54. Memorandum of Lease........................................    21
55. Amounts Accrued as of Termination..........................    22
56. Waiver of the Right to Trial by Jury.......................    22
</TABLE>

                                       i

<PAGE>   3

<TABLE>
<S>               <C>
EXHIBIT A         Legal Description
EXHIBIT B-1       Floor Plan
EXHIBIT B-2       Site Plan
EXHIBIT C         Subordination, Non-Disturbance and Attornment Agreement
EXHIBIT D         Holidays
EXHIBIT E         Building Standard Janitorial Services
EXHIBIT F         Signage and Graphics
EXHIBIT G         Landlord and Tenant Construction Obligations Tenant Space
                  Plan and Tenant Working Drawings
EXHIBIT H         Rules and Regulations
EXHIBIT I         Memorandum of Lease
</TABLE>

                                       ii

<PAGE>   4

                           FULL SERVICE OFFICE LEASE

         THIS FULL SERVICE OFTICE LEASE ("Agreement"), dated the 1st day of
July, 1998, between ALBRITTON AND SEE PROPERTIES, a Florida general
partnership, whose address for purposes hereof is ____________________________,
("LANDLORD") and FTRST UNION NATIONAL BANK, a national banking association,
whose address for purposes hereof is 225 Water Street, 4th Floor, Jacksonville,
Florida 32202 ("TENANT")

                                  WITNESSETH:

         LANDLORD leases to TENANT and TENANT leases from LANDLORD the premises
described below in SECTION 1 and located within a one story office building
consisting of 11,582 net rentable square feet and located at 202 N. 6th Avenue,
Wauchula, Florida 33873 (the "BUILDING") situated on that certain real property
(the "PROPERTY") as described on Exhibit A attached hereto and made a part
hereof (the "LAND"). The BUILDING and the LAND being sometimes collectively
referred to herein as the "PROJECT". "NET RENTABLE AREA" is hereinafter
referred as the interior space of the premises within the portion of the
BUILDING leased by TENANT and shall be measured by Tenant's architect Prior to
Lease commencement and adjusted accordingly using the appropriate BOMA
standards (American National Standard 2651.1, approved July 31, 1980).

1.       PREMISES. Approximately 6,878 square feet, more or less as designated
by TENANT, of NET RENTABLE AREA located on the first floor as shown on the
floor plan EXHIBIT B-1 attached hereto and made a part hereof and the land
constituting the drive-in banking facility, ATM facility ingress, egress,
parking and circulation related to same, as shown on EXHIBIT B-2 attached
hereto and made part hereof, all of which are sometimes collectively referred
to herein as the ("PREMISES").

2.       TERM. Subject to the provisions of SECTION 13, the Lease Term shall be
Ten (10) years (the "TERM") commencing upon the acquisition of the Project by
Landlord (the "COMMENCEMENT DATE"). Prior to the Commencement Date Landlord
shall obtain the execution and delivery of the Subordination, Non-Disturbance
and Attornment Agreement EXHIBIT C attached hereto and made a part hereof to
the TENANT.

3.       USE. The Premises may be used for general offices, including without
limitation, commercial banking, lending and related financial service
activities and operations. Landlord agrees that during the Term including any
Renewal Term(s), Landlord shall not lease or permit the occupancy of any
portion of the Building or Project to any bank, savings and loan association,
credit union, financial institution, mortgage banking, insurance or stock
brokerage firm. Landlord acknowledges that this restriction is a material
consideration for Tenant entering into this Lease with the Landlord, and this
provision shall be liberally construed. Landlord further agrees that this
restriction shall be effective and remain in existence whether or not the
Tenant is occupying the Premises, as long as the Tenant was occupying the
Premises during the Term or at the commencement of any Renewal Term and
continues to pay the rent to the Landlord pursuant to the terms of the Lease.

4.       RENT. During the initial Ten (10) year Term of this Lease and subject
to the provisions of SECTION 13 herein, TENANT shall pay to the LANDLORD the
"NET RENTS" set forth below based upon the area actually leased by TENANT,
excluding the portion of the Premises located outside the Building, common
areas for elevators, stairwells utilized to serve as access to multiple tenant
areas, electrical, communications equipment and air conditioning equipment
rooms and areas, public restrooms, janitorial closets and lobbies and/or
corridors which serve more than one tenant and areas for communications
equipment, as described herein, (the "NET RENT") plus applicable sales tax. For
definition, "NET RENT" is the annual rent amount or rate exclusive of Operating
Costs, NET RENT and Operating Costs sometimes being collectively referred to as
"RENT". The annual NET RENT

<PAGE>   5

amount shall mean an amount equal to the NET RENT Rate (identified below) for
the applicable lease year multiplied by the Net Rentable Area.

<TABLE>
<CAPTION>
YEARS             RATE              MONTHLY           ANNUALLY          TOTAL
-----             ----              -------           --------          -----
<S>            <C>                <C>                <C>              <C>

  1            $10.50 rsf         $6,018.25          $72,219.00       $72,219.00
 2-10          The Net Rent shall be the prior year's Net Rent increased by the lesser
               of five percent (5%) or the CPI, as hereinafter defined.
</TABLE>

         "CPI" - The percentage change of the United States Bureau of Labor
         Statistics, Consumer Price Index, United States and Selected Areas,
         1982-84 = 100, All Items.

         Net Rent shall be based upon the actual square footage leased by
         TENANT AT THE RATES SET FORTH ABOVE.

         (a)      SALES TAX. In addition to the NET RENT and Operating Costs,
         TENANT agrees to pay the LANDLORD monthly all sales taxes levied by
         the State of Florida or any other governmental body or agency against
         any Rent or any other charge or payment required hereunder to be made
         by TENANT to LANDLORD or otherwise due with respect to this LEASE.
         Notwithstanding anything to the contrary, TENANT shall be allowed to
         pay such sales taxes or other similar imposition directly to the
         taxing authority if such direct payment would permit TENANT to obtain
         discount from the obligation to pay such tax or imposition or obtain
         any additional tax benefits thereby.

         (b)      TIME OF PAYMENT. All payments due under this LEASE shall be
         paid monthly in advance on or before the first (1st) day of each month
         (the "Due Date") without reduction, abatement or set-off (except when
         and as specifically provided herein and SECTION 33 hereof) any payment
         due and not paid within SEVEN (7) business days after written notice
         of nonpayment shall bear interest retroactive from the Due Date at the
         Prime Rate of First Union National Bank, plus TWO PER-CENT (2%) per
         annum or the maximum lawful rate, whichever is less ("DEFAULT RATE")
         until paid. Landlord's failure to provide timely written notice shall
         not constitute a waiver of Default Rate Interest.

         (c)      PRORATION OF RENT. If the COMMENCEMENT DATE is other than on
         the first day of a month, the Rent for the first month of the LEASE
         shall be prorated from the COMMENCEMENT DATE to the last day of the
         first month. Similarly, the Rent shall be prorated for the last month
         of the LEASE, from the first day of the last month to the termination
         date of the LEASE. The Rent for the first and last calendar year
         months of the Lease Term shall be prorated on a daily basis as if each
         were a THIRTY (30) day month.

5.       LANDLORD'S IMPROVEMENTS AND WARRANTY. Immediately upon full execution
of this LEASE, at Landlord's sole cost and expense, Landlord shall commence to
make the repairs described in this Section 5:

         (a)      make any and all improvements, modifications, alterations or
replacements as may be necessary to cause the Project, excluding the interior
Premises, to fully comply with all aspects of the American's with Disabilities
Act of 1990 (the "ADA") and shall indemnify and hold TENANT, its directors,
heirs, successors and assignees harmless from all claims, judgements, damages,
penalties, fines, costs (including reasonable attorney's fees), or costs
incurred to keep the Project, excluding the interior Premises, in compliance
after the Commencement Date of this LEASE; and

         (b)      make any and all necessary repairs, replacements,
modifications or improvements to the exterior of the Building, the structural
components (both interior and exterior), exterior windows, glass, glazing,
doors and roof of the Building, the utility lines serving the Building and the
Premises, the grounds, the parking areas, exterior lighting

                                       2

<PAGE>   6

fixtures and components thereof, the fencing and the Land, all collectively
hereinafter referred to as the "BUILDING COMPONENTS", to keep the Building
Components in good operating condition and repair; and

         (c)      make any and all necessary repairs, replacements,
modifications or improvements to the heating, air conditioning, ventilation,
electrical and plumbing systems, components,' controls, fixtures and equipment
serving the Premises, all collectively hereinafter referred to as the "BUILDING
SYSTEMS", to keep the Building Systems in good operating condition, repair and
to assure operation at their full rated capacity; and

         (d)      make any and all necessary repairs, replacements,
modifications or improvements to the fire alarm, fire sprinkler, emergency
lighting an any other life/health safety systems, components, controls,
fixtures and equipment serving the Premises, all collectively hereinafter
referred to as the "LIFE SAFETY SYSTEMS", to keep the Life Safety Systems in
good operating condition and repair and to assure all Life Safety Systems
continue to comply with all applicable codes, regulations and requirements in
effect at the time of Lease execution; and

         (e)      from and after the Commencement Date and throughout the Lease
Term, or any Renewal thereof, Landlord shall maintain and make any necessary
repairs to, or replacements of, any or all of the Building Components, Building
Systems and Life Safety Systems to assure and maintain good operating
condition, performance and compliance with all applicable codes and regulations
as herein provided in this SECTION 5 at all times during the Term and any
Renewal Terms thereof. Such maintenance and repairs for the Building Components
shall be at Landlord's sole cost and expense (except to the extent of damage
caused by Tenant, its agents, contractors and employees) and may not be
included as part of Operating Costs. In the event that Landlord fails to make
any necessary repairs or replacements as provided herein this SECTION 5, the
Tenant may do so and the Landlord shall reimburse the Tenant for all costs
associated with such changes within TEN (10) business days after demand. If the
Landlord shall fail to pay when due any sums owed by the Landlord to the
Tenant, Tenant shall have the right to set-off all amounts due in accordance
with the provisions of SECTION 33 hereof. Landlord shall indemnify, defend and
hold Tenant, its directors, heirs, successors, assignees, agents, contractors,
subcontractors, visitors and employees harmless from and against any suit,
damages, claim (including reasonable attorney's fees), loss, costs or repairs,
to the Building, Premises or Tenant's property located within the Premises, or
the Project, or to the Tenant's business operation conducted from the Premises,
or bodily injury, occasioned by Landlord's negligence, misconduct or breach of
the provisions contained herein this SECTION 5. Tenant accepts the Premises in
its AS IS condition.

6.       ACCESS. Landlord shall at all times operate and maintain the Project
in accordance with standards consistent with the standards of a Wauchula,
Florida First Class Office Building. Landlord will furnish the Project and
Premises, as part of Operating Costs, all utilities, services, maintenance,
repairs, heating and air conditioning, repair, trash removal, bulb and ballast
replacement, pest control and other services as may be required to maintain the
Project and Premises in a First Class manner and for the comfortable use and
occupancy of the Premises.

         (a)      ACCESS. Access to the Building and the Premises shall be
         provided by the Landlord, at all times and at no additional expense to
         the Tenant, twenty four (24) hours a day, seven (7) days a week, three
         hundred sixty five (365) days a year, with all utilities, elevators,
         and other facilities and services necessary to provide said access.
         Access to the Building and Premises at times other than normal
         business hours and holidays (the Building Hours and Holidays are
         described and fisted on EXHIBIT D attached hereto) shall be provided
         by key, card access or other means acceptable to the Tenant. Landlord
         shall provide the Tenant with a sufficient number of keys, access
         cards or other devices as required to allow the Tenant and the
         Tenant's employees access as provided herein. In the event the
         Landlord changes, modifies or otherwise alters the means of access
         after the

                                       3

<PAGE>   7

Commencement Date, then in such event the Landlord shall provide the Tenant
with replacement keys, access cards or other devices as required at no
additional cost to the Tenant.

         (b)      JANITORIAL SERVICE. Tenant shall provide its own janitorial
         service for the Premises.

         (c)      GUARD SERVICE. N/A

         (d)      ADDITIONAL SERVICES. If Tenant shall require air
         conditioning, heating, or trash removal outside of the Building's
         normal business hours which are not included in its electrical and
         janitorial service, Tenant will advise Landlord of such requirement
         and shall pay to Landlord an amount equal to Landlord's direct cost
         for such additional service. If more than one tenant requires this
         additional service at the same time, Tenant shall be charged only the
         Tenant's pro-rata share of Landlord's cost of such additional service.

         (e)      ELECTRICITY. Landlord may at its own expense install separate
         electric meter(s) for the Tenant. If such separate meter(s) are
         installed, Tenant shall pay its electric charges directly to the
         company providing the service or in the case of submeter, to the
         Landlord as additional rent. Upon the happening of such an event,
         Operating Cost shall be modified so as to exclude any charge for
         electrical services to Tenant's Premises, and shall exclude any charge
         for electrical services provided to the Premises of any other tenants
         of the Project.

         (f)      SERVICE INTERRUPTION. For purposes of this Lease, the term
         "QUALIFIED SERVICE INTERRUPTION" shall mean an interruption of the
         facilities, utilities, and services set forth above in this SECTION 6
         which renders the Premises (or material portion thereof) untenantable
         for the purposes for which it is then being used and which
         interruption was not caused by any act or event beyond the reasonable
         control of Landlord, or the act or omission of Tenant, its employees,
         agents or contractors. Upon the occurrence of a Qualified Service
         Interruption, the Tenant shall have the right to give written notice
         as provided herein and in SECTION 49 ("Tenant's Notice") to Landlord
         with copies to the party holding the first lien mortgage on the
         Project at such mortgagee's address provided to Tenant and to the
         Property Manager, which notice shall indicate the specific nature of
         the problem and shall include the following language in bold-face
         type; "IF LANDLORD SHALL FAIL, TO COMMENCE CURATIVE ACTION WITHIN
         TWENTY FOUR (24) HOURS, TENANT AT ITS OPTION SHALL HAVE THE RIGHT TO
         EXERCISE ITS REMEDIES UNDER THE LEASE, INCLUDING SELFHELP."
         Notwithstanding anything else contained herein, for the purpose of the
         Tenant's Notice in the event of and only in the event of a Qualified
         Service Interruption, the curative period described herein shall not
         commence until such time as the Tenant's Notice is given by the Tenant
         to the Landlord and other parties designated herein during normal
         business hours. If, within a period of TWENTY FOUR (24) hours after
         Landlord's receipt of Tenant's Notice, Landlord fails to commence
         action to correct such Qualified Service Interruption or thereafter
         fails to diligently pursue such correction until such Qualified
         Service Interruption is cured, then Tenant shall be entitled to the
         following remedies and all other remedies at law or in equity; (i)
         institute legal proceedings against Landlord for specific performance
         of Landlord's obligations; or (ii) Tenant may commence and prosecute
         such steps as may be necessary or proper to correct such Qualified
         Service Interruption, in which case Landlord shall reimburse Tenant
         within TEN (10) business days after receipt of demand and copies of
         appropriate supporting documentation, all funds expended by Tenant in
         curing such failure, and all of "TENANT'S RELOCATION COSTS", together
         with interest thereon at the Default Rate until paid from the date of
         expenditure by Tenant. As used herein "TENANT'S RELOCATION COSTS"
         shall mean all funds expended by Tenant for relocation and moving
         expenses (if any were necessary, including without limitation
         furniture, data, telecommunications, etc.), and any excess rental paid
         by the Tenant as a

                                       4

<PAGE>   8

result of such relocation. Landlord acknowledges that it is in the best
interest of Tenant to remain open for business, and Tenant in curing any
Qualified Service Interruption or relocating may be required to pay whatever is
necessary to expedite the curing of a Qualified Service Interruption or
relocating. If Landlord shall fail to pay such amounts to Tenant when due,
Tenant shall have the right of set-off as provided in SECTION 33 hereof. If the
Qualified Service Interruption continues for a period of THREE (3) or more
consecutive business days after Landlord's receipt of Tenant's Notice, Tenant
shall be entitled to abatement of Rent as to any portion or portions of the
Premises that are untenantable due to such Qualified Service Interruption until
such time as such portion or portions are again rendered tenantable. Such
abatement shall commence on the FOURTH (4TH) business day after Landlord's
receipt of Tenant's Notice and shall continue until the space is again
tenantable; and if the Qualified Service Interruption is of such a nature and
duration as to constitute constructive eviction under applicable law, Tenant
may terminate the Lease (and such right of termination shall exist even if
Tenant had the right to exercise self-help as provided herein but elected not
to do so); if Tenant is entitled to and does in fact terminate this Lease
pursuant to this option, Tenant shall be entitled to recover from Landlord all
amounts owed by Landlord pursuant to this Lease as of the date of termination
and Tenant's Relocation Costs, together with interest thereon at the Default
Rate from the date expended by Tenant. If the Qualified Service Interruption is
not within the Tenant's ability to correct; or the costs to correct the
Qualified Service Interruption, plus projected Tenant's Relocation Costs, would
exceed TWO HUNDRED FIFTY THOUSAND DOLLARS ($250,000) and Tenant elects not to
expend such amount in pursuing its self-help remedy as herein provided, then in
any such event Tenant shall be entitled to recover from Landlord the Tenant's
Relocation Costs, together with interest thereon at the Default Rate from the
date expended by Tenant. If Landlord fails to pay Tenant's Relocation Costs as
required hereby within TEN (10) business days after receipt of request from
Tenant together with copies of appropriate supporting documentation, Tenant
shall be entitled to set-off pursuant to the provisions of SECTION 33 hereof.

7.       OPERATING COSTS - DEFINED. The term "OPERATING COSTS" as used herein
shall only mean the cost of utilities for the Project unless separately
metered.

8.       OPERATING COSTS -PAYMENT. During the initial Ten (10) year Term of
this Lease, and any Renewal Terms as defined in SECTION 14 thereof, Tenant
shall pay to the Landlord in addition to the Net Rents described in SECTION 4,
plus applicable sales tax, the Tenant's pro-rata share of the total Operating
Costs of the Project, as defined in paragraph seven. Tenant's pro-rata share is
approximately 59.40%. The term "INITIAL OPERATING COST" is defined as that
amount which shall be paid by Tenant toward Tenant's share of Operating Cost
during the FIRST (1ST) calendar year of occupancy. For purposes of this Lease,
INITIAL OPERATING COST PER SQUARE FOOT" is $___________  per square foot of net
rentable area for calendar year 1998. Landlord represents that such amount is a
reasonable and fair estimate. The term "FIRST CALENDAR YEAR OF OCCUPANCY" shall
mean the calendar year in which the Commencement Date occurs. The term "ACTUAL
OPERATING COST", as used herein with respect to any calendar year of the Term,
shall refer to the Operating Cost for such year, as computed pursuant to
SECTION 8-(A), the statement of which shall be prepared by an independent
certified public accountant.

         (a)      Landlord shall within the period of NINETY (90) days after
         the close of the FIRST (1ST) calendar year of occupancy give Tenant a
         statement of such year's Actual Operating Cost based on an audit
         prepared by an independent certified public accountant, together with
         a comparison of the same with the Initial Operating Cost. A lump sum
         payment will be made from Landlord to Tenant or from Tenant to
         Landlord, as appropriate, within THIRTY (30) business days after
         delivery of the aforedescribed statement equal to the product obtained
         by multiplying the difference between "ACTUAL OPERATING COST PER
         SQUARE FOOT" and the Initial Operating Cost Per Square Foot of net
         rentable area, as set forth in SECTION 8 herein, times the net
         rentable area of the Premises. "ACTUAL OPERATING

                                       5

<PAGE>   9

         COST PER SQUARE FOOT", as used herein, means Actual Operating Cost for
         the Project divided by the total net rentable area in the Project. If
         Landlord shall fail to pay when due any lump sum payment owed by
         Landlord to Tenant, Tenant shall have the right to set-off the amount
         due in accordance with the provisions of SECTION 35 hereof.

         (b)      The term "PROJECTED OPERATING COST PER SQUARE FOOT" as used
         herein with respect to any calendar year after the FIRST (1ST)
         calendar year of occupancy, shall refer to the estimate of Operating
         Cost for such year computed on the basis of square footage of net
         rentable area within the Project.

         (c)      For each year during the Term of this Lease following the
         FIRST (1ST) calendar year of occupancy, Landlord shall, prior to
         DECEMBER 1ST of such year, provide TENANT with the Projected Operating
         Cost Per Square Foot for the next calendar year, which estimate shall
         be prepared by Landlord utilizing the latest information available,
         such amount shall not exceed the Actual Operating Cost Per Square Foot
         for the prior calendar year by more than seven percent (7%).
         Thereafter, Tenant shall pay the Projected Operating Cost for such
         year, subject to the seven percent (7%) annual cap on increases,
         computed on the basis of square footage of net rentable area within
         the Premises, in the manner and at the times set forth above.
         Notwithstanding the foregoing, Tenant's pro rata share of the Actual
         Operating Cost Per Square Foot utilized herein may not increase more
         than seven percent (7%) in excess of the amount for the prior calendar
         year.

         (d)      For each year during the Term of this Lease following the
         first calendar year of occupancy and within NINETY (90) days after the
         close of each calendar year following the FIRST (1ST) calendar year of
         occupancy, Landlord shall provide Tenant a statement of the Actual
         Operating Cost for such year based on an audit prepared by an
         independent certified public accountant, together with a comparison of
         the same with the Projected Operating Cost of such year. A lump sum
         payment will be made from Landlord to Tenant or from Tenant to
         Landlord, as appropriate, within THIRTY (30) business days after
         delivery of the aforedescribed statement. If Landlord shall fail to
         pay when due any lump sum payment owed by Landlord to Tenant, Tenant
         shall have the right to set-off the amounts due in accordance with the
         provisions of SECTION 35 hereof. Notwithstanding any other provision
         herein to the contrary, the Landlord's right to recover additional
         Operating Costs as herein provided in this SECTION 8-(D), shall be
         limited to a period of THREE (3) years after the close of the
         applicable calendar year.

         (e)      Should this Lease commence or terminate at any time other
         than the first (1st) day of a calendar year, the adjustment of any
         difference between Actual Operating Cost and either (i) Initial
         Operating Cost, in the case of the year in which the Commencement Date
         occurs, or (ii) the Projected Operating Cost, in the case of the year
         of termination, as provided in SECTION 8-(A) and SECTIONS 8-(C) and
         8-(D), respectively, shall be calculated by using in such calculations
         a fraction, the numerator of which is the number of days of the Term
         timing the commencement or termination year, as the case may be, and
         the denominator of which is 365.

         (f)      N/A

         (g)      Tenant at its expense shall have the right at all reasonable
         times to audit Landlord's books and records relating to items
         affecting Operating Costs as to this Lease for any calendar year;
         provided that (i) Tenant's right to audit with respect to any calendar
         year shall expire THREE (3) years after Landlord has furnished to
         Tenant a statement of Actual Operating Cost (except to the extent that
         TENANT has sent a written request for such audit within the THREE (3)
         year period); and (ii) any such audit must be commenced and completed
         within NINETY (90) business days after Tenant has requested the audit
         in writing and (iii) the audit must be conducted during normal
         business hours and in a manner that will cause minimum disruption to
         Landlord. If it is finally determined by agreement of the parties or
         Arbitration,

                                       6

<PAGE>   10

         as provided in SECTION 34, that in any statement Landlord delivered to
         Tenant pursuant to this SECTION 8, Landlord overstated Tenant's share
         of Operating Costs by more than FIVE PERCENT (5%) and Tenant paid such
         overstated amount, Landlord shall reimburse Tenant for the reasonable
         cost of the audit and the amount of the excess paid by Tenant toward
         Operating Cost, within TWENTY (20) business days after demand by
         Tenant, together with interest at the Default Rate from the date of
         such demand by Tenant until the date when payment has been made. If
         Landlord shall fail to pay such amount when due, Tenant shall have the
         right of set-off in accordance with the provisions of SECTION 33
         hereof.

9.       CARE OF THE PREMISES. Tenant shall keep the Premises in good, clean
and sanitary condition during the Term, and any Renewal Terms(s) hereof,
however, Tenant shall provide itself with its own customary and usual
janitorial service. Tenant shall not commit or allow any waste or damage to be
committed on the Premises. Tenant shall promptly repair any damage done to
Premises and to the Building, or any part thereof, caused by Tenant or Tenant's
agents or employees. If Tenant fails to commence such repairs or replacements
within TEN (10) business days after notice from Landlord, Landlord may, at its
option, make the repairs or replacements, and Tenant shall pay the costs
thereof to the Landlord within TEN (10) business days of Landlord's demand
therefor. Tenant shall not make or allow to be made any structural alterations,
renovations or remodeling of the Premises, except as provided herein, without
the prior written consent of the Landlord, which consent shall not be
unreasonably withheld, conditioned or delayed. At the conclusion of the Term,
Tenant shall return the Premises to Landlord broom-clean and in as good
condition as when possession was delivered to Tenant, ordinary wear and tear
excepted. Tenant shall have the right, but not the obligation, upon termination
of the Lease, to remove Tenant's Property, as defined herein, provided that the
Premises are restored to as good an order and condition as at the Lease
commencement, subject to ordinary use and occupancy. For purposes of
definition, tenant's property, furniture and fixtures (Tenant's Property),
include, but are not limited to, office equipment, furniture, artwork, plants,
teller counters, under counters, pedestals, night depositories, shelving, vault
door(s), modular vault system(s), remote systems, security systems, closed
circuit or in-house television systems, monitoring equipment, lighting
fixtures, signs, surrounds, communication equipment, and ATM machines placed in
or on the Premises by Tenant or identified by Tenant prior to the Commencement
Date. Landlord, at Landlord's cost and expense, will make all repairs to, and
perform necessary maintenance in, to and upon the Land, parking area,
landscaping, sidewalks, curbs, exterior lighting and all other improvements
located thereon, structural, electrical and mechanical components and building
systems of the Project and Premises including, without limitation, the walls,
floors, corridors, lobbies, elevators, lighting, HVAC equipment and restrooms
which are required in the normal maintenance and operation thereof consistent
with the standards prevailing from time to time in other Wauchula Florida First
Class Buildings.

10.      ENTRY BY LANDLORD. Subject to Tenant's customary security procedures
and subject to any laws or rules pertaining to or regulating banking operations
and with no less than a (24) hours notice, Landlord may enter into
and upon the Building or Premises at all reasonable business hours, an in
emergencies at all times, to make repairs, alterations, or additions to the
Building or Premises, or to show the Building or Premises to mortgagees,
insurers and prospective tenants, (But as to exhibition for leasing of the
Premises, only during the last TWELVE (12) months of the Term or after Tenant
shall fail, or elect not to exercise the Renewal Term(s) as hereinafter
defined) provided same shall not interfere with the conduct of Tenant's
business. If Landlord desires to enter into the Building or Premises other than
during normal operating hours for other than an emergency, Tenant shall have
the right to have a representative of Tenant Present at the time of entry and
the Landlord shall pay the cost thereof.

11.      SIGNAGE AND GRAPHICS. Landlord and Tenant agree that throughout the
Term and any Renewal Terms of this Lease, Tenant and its permitted subtenants,
and assignees shall be provided with space on Building lobby directory(s) equal
to ONE LINE PER FIVE HUNDRED (500) square feet of net rentable area of the
Premises. Landlord shall not impose a charge or fee for future changes or
additions as may be reasonably required from time to time.

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<PAGE>   11

Tenant shall have the right to use its standard signs, graphics and logos
anywhere within the Premises, including the walls of the elevator lobbies where
Tenant is a full-floor tenant, and entrance doors, subject to Landlord's prior
approval as to size, esthetics, and location, which shall not unreasonably be
withheld. Landlord agrees to not disapprove any such graphics for a floor upon
which Tenant occupies the full floor if the graphics are the same as graphics
customarily used by Tenant. Any such signage will be at Tenant's expense. On any
floor of the Building on which Tenant leases less than the entire floor,
Tenant's graphics shall be consistent with the Building standard graphics.
Landlord agrees to name the Project "First Union Building", which name shall
remain in effect so long as Tenant is not in default under this Lease beyond any
applicable grace period. If Tenant changes its name from "First Union National
Bank" or in the event of a consolidation, merger, or acquisition of Tenant in
which Tenant is involved or approved sublease or assignment, Landlord agrees to
change the name of the Project to Tenant's or subtenant's or assignees new name
or the name of the surviving entity, whichever is applicable, provided, however,
that Tenant shall pay all reasonable costs associated therewith. During the
period that Tenant is entitled to have the Project identified as First Union
Building, or other name pursuant to the above provisions, the size and extent of
the signage on the exterior of the Building and on the site shall be located
approximately as shown on EXHIBIT F attached hereto, subject, however, to the
availability of all necessary governmental permits and authorizations, which
shall be Tenant's responsibility to obtain, and subject to any governmental
limitations, conditions, and requirements. The costs of signage, including
without limitation costs of designing, manufacturing, installing, and obtaining
permitting for signage shall be paid by Tenant. Tenant, at Tenant's sole cost,
shall at all times maintain all signage in good condition and repair and in
keeping with a Wauchula, Florida First Class Building.

         During the period that Tenant is entitled to have the Project
identified as First Union National Bank or other name pursuant to the above
provisions, the Landlord shall not grant any other signage rights of any nature
to other tenants on the exterior of the Building or on the site or on the
exterior of any other building that may from time to time be constructed on the
Real Property of the Project.

12.      PARKING. Landlord will, throughout the Term and any Renewal Term(s)
thereof, provide Tenant with twenty-five parking spaces in the parking lot. The
spaces will be located contiguous to the Building as follows: six (6) designated
and identified parking spaces for the exclusive use of Tenant's customers, with
the balance designated for the exclusive use of Tenant's employees to be located
as shown on the Site Plan (the "DESIGNATED EXCLUSIVE PARKING"). Landlord agrees
that it may not alter the parking plan, or the exclusive parking area designated
for Tenant's customers and employees, or ingress or egress to the Premises
without the prior written consent of Tenant, which such consent shall not be
unreasonably withheld. The Landlord shall use reasonable efforts to prevent the
utilization of the Designated Exclusive Parking areas by other tenants of the
Project, and/or their employees or guests, and by any other non-authorized
parties during Tenant's business hours.

13.      TENANT'S RIGHT TO TERMINATE. N/A

14.      RENEWAL TERMS. (a) The TENANT shall have the right to extend the Term
for up to one (1) additional term of Five (5) years (the "RENEWAL TERM(S)") upon
the terms and conditions as provided herein and upon notice to the Landlord in
writing at least six (6) months prior to the end of the Term or any subsequent
Renewal Term, as the case may be (the "RENEWAL NOTICE"). The Renewal Notice
shall serve as a renewal of this Lease for the applicable Five (5) year Renewal
Term, subject to the rentals set forth herein below. The annual Net Rent Rate
for each year of any Renewal Term shall be the Net Rent Rate for the prior year
increased by the lesser of (i) five percent (5%) or (ii) the percentage change
in the CPI for the prior year.

         (b)      REFURBISHMENT ALLOWANCE. In the event the Tenant elects to
renew the Lease, as herein provided in this SECTION 14, the Landlord shall
provide the Tenant with an allowance of one-half of the Net Rent for the initial
year of the Renewal Term (the

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<PAGE>   12

"REFURBISHMENT ALLOWANCE") which shall be used by the Tenant for redecorating,
renovations, or other improvements to the Premises as deemed necessary by the
Tenant. The Refurbishment Allowance shall be paid to the Tenant on the first day
of the first month of the Renewal Term. If Landlord fails to pay such amount as
and when requested, Tenant shall be entitled to a right of set-off in accordance
with SECTION 33 hereof.

15.      ASSIGNMENT AND SUBLETTING. Except as otherwise permitted herein this
SECTION 15, TENANT shall not, without the prior written consent of Landlord,
which consent shall not be unreasonably withheld, conditioned, or delayed, (i)
assign or otherwise transfer this Lease or any interest hereunder, by operation
of law or otherwise, or (ii) sublet the Premises or any part thereof (all of the
foregoing are hereinafter sometimes referred to collectively as "TRANSFERS" and
any person or entity to whom any Transfer is made or sought to be made is
hereinafter sometimes referred to as a "TRANSFEREE"). If Tenant shall desire
Landlord's consent to any Transfer, Tenant shall request Landlord's approval in
writing, which request shall include; (iii) the proposed effective date (which
shall not be less than THIRTY (30) business days after Tenant's Notice), (iv)
the portion of the Premises to be Transferred (hereinafter called the "SUBJECT
SPACE"), (v) the name and address of the proposed Transferee, and (vi) the
nature of such Transferee's business and proposed use of the Subject Space.
Landlord shall have a period of TEN (10) business days after receipt of Tenant's
request for approval of a Transfer and all information required herein within
which to advise Tenant in writing whether Landlord has granted or denied consent
to the Transfer. Any Transfer made without complying with this Subsection shall,
at Landlord's option, be null, void and of no effect.

         (A)      CONTROLLED PARTIES; MERGERS. Notwithstanding any provision
         contained in this Lease to the contrary, Tenant, after first having
         given prior written notice to Landlord, shall have the right, without
         consent of Landlord, to assign or sublet all or any part of the
         Premises to any entity controlling, (either directly or indirectly) the
         Tenant and to any entity into which Tenant may be merged or
         consolidated ("CONTROLLED PARTIES")

         (B)      DIVESTITURE REQUIRED BY REGULATORY AGENCIES. If Tenant is
         involved in a merger, acquisition, or consolidation and in connection
         therewith the regulatory agency having jurisdiction requires that
         pursuant to an approved Plan of Divestiture TENANT must divest itself
         of certain deposits and facilities which may include the Premises,
         Tenant may request that Landlord approve an assignment of all, or a
         sublease of a portion, of the Premises, (The "DIVESTITURE SPACE") to
         the party that is to acquire such deposits and facilities. If Landlord
         does not approve the assignment or sublease to such proposed Transferee
         in accordance with the terms of this SECTION 15, Landlord shall
         recapture the proposed Divestiture Space not earlier than THIRTY (30)
         days nor later than SIXTY (60) days after the proposed Divestiture
         Space is vacated by the Tenant. The proposed Divestiture Space shall be
         eliminated upon the date of recapture by the Landlord and Tenant shall
         have no obligation with respect to the Proposed Divestiture Space that
         accrues subsequent to such recapture.

         (C)      SALE OF DEPOSITS OR CHANGE IN BUSINESS LOCATION.
         Notwithstanding any provision contained in this Lease to the contrary,
         Tenant, after first having given prior written notice to Landlord,
         shall have the right without consent of Landlord to assign or sublet
         all or any part of the Premises to a creditworthy tenant in the event
         Tenant sells its deposits located at the Premises or determines that it
         no longer desires to operate in the Premises. Upon such assignment and
         a written assumption of Tenant's obligations hereunder by the Assignee,
         Tenant shall be released from its obligations hereunder. Landlord shall
         acknowledge its consent to the assignment of this Lease and the release
         of Tenant hereunder in writing within ten days of the request of
         Tenant.

16.      ALTERATIONS, IMPROVEMENTS, MECHANIC'S LIENS. All additions,
alterations, improvements and fixtures (except Tenant's Property as described in
SECTION 9), in or upon the Premises, whether placed there by Tenant or by
Landlord, shall become

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<PAGE>   13

Landlord's property and shall remain upon the Premises at the termination of
this Lease by lapse of time, or otherwise, without compensation or allowance or
credit to Tenant. After the Commencement Date, Tenant shall not make additions,
changes, alterations or improvements to the Project other than alterations,
improvements and decorations costing more than ONE HUNDRED THOUSAND DOLLARS
($100,000) in the aggregate, without the prior written consent of Landlord. Even
if Landlord's consent is not required, Tenant shall give Landlord prior written
notice specifying any work to be done. If Landlord's consent is required,
Landlord shall not unreasonably withhold, condition or delay its consent if in
Landlord's reasonable opinion such changes; (i) will not materially and
adversely affect the Building systems or any structural components of the
Building and (ii) will not be visible from the exterior of the Building. If
Landlord grants its consent, which consent shall not be unreasonably withheld,
conditioned or delayed, Landlord may impose reasonable requirements as a
condition of such consent including without limitation the submission of plans
and specifications for Landlord's prior written approval, obtaining necessary
permits, obtaining insurance and prior approval of contractor. All work shall
be performed in a good and workmanlike manner and shall be in accordance with
plans and specifications (approved by Landlord if approval is required by the
above provisions). If any of such work may affect the structure of the Project
or interfere with building systems, Landlord may require that such work be
performed under Landlord's supervision, at Landlord's sole cost and expense. In
no event shall Tenant have the right to create, or permit there to be
established, any mechanic's, materialmen's or other lien or encumbrance of any
nature against Landlord's interest in the Project for improvements made by or
for Tenant. Any lien filed by any contractor, materialman or supplier performing
work by or for Tenant shall attach only to Tenant's interest in the Premises or
against the Project for work claimed to have been furnished by or for Tenant
shall duly be discharged or bound by Tenant within twenty (20) business days
after Tenant receives notice of the filing of the lien.

17.      COMMUNICATIONS EQUIPMENT. Subject to Landlord's review and prior
written approval, which consent shall not be unreasonably withheld, conditioned
or delayed, TENANT shall at all times during the Term of this Lease and any
Renewals thereof, have the right to use the Building's shafts for conduits
between the Premises and the roof of the Building for the installation and
maintenance of conduits and cables to extend to communications equipment located
or to be located on the roof. Further, subject to Landlord's prior written
approval (not to be unreasonably withheld) of the size, location and the plans
and specifications therefor, Tenant shall have the right at all times, and at no
additional rental, to install and operate microwave or satellite dishes or other
antenna communications system on the roof of the Building. The use of such
conduits and roof for communications equipment by Tenant is included in the
definition of the Premises. No additional rent or expense may be charged to
Tenant for the use of such conduits and roof for communications purposes.
Landlord's approval rights may include without limitation, review and approval
of all plans and specifications for the equipment, procedures and personnel with
respect to installation, maintenance, and operation. Use of such roof space
shall be subject to Tenant's obtaining such insurance coverage as Landlord shall
reasonably require. At the expiration or earlier termination of the Lease,
Tenant, at its expense, shall remove the communications equipment. Any work
required to restore the roof or any other part of the Building from any damage
occasioned by the installation, maintenance or removal of the communications
equipment shall be borne by Tenant. Tenant shall indemnify and hold harmless
Landlord from all costs, damages expenses, liabilities, and suits, including
reasonable attorneys' fees, occasioned by Tenant's installation, maintenance,
removal or use of the communications equipment, including without limitation,
any damage to Property and/or injury or death to persons caused thereby from the
installation, maintenance, and operation. The installation, maintenance,
relocation, and removal of the communications equipment will be performed in
such a manner as not to interfere with the operation of the Project and in a
manner that will not cause interference with the use of other tenants in the
Project of their electronic devices that were installed prior to Tenant's
installation. Landlord agrees that Landlord will require other tenants who sign
leases after the date hereof and who install communications equipment after
Tenant's installation, to install, maintain and operate such equipment in a
manner that will not interfere with Tenant's use and operation of its
communications equipment. All

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<PAGE>   14

then installed communications equipment shall be maintained by the Tenant at
Tenant's sole cost and expense in good and safe condition. The communications
equipment shall be used solely by Tenant in the ordinary course of its business,
and Tenant shall not allow any parties other than Tenant and Tenant's Controlled
Parties to use such equipment. If any repair or maintenance to the Building
necessitates moving or relocating Tenant's communication equipment, Tenant
shall, at Landlord's sole cost and expense and not as part of Operating Cost,
relocate the equipment to a new location designated by Landlord, provided that
the new location will not adversely affect the manner in which such equipment
operates.

18.      AUTOMATED TELLER MACHINE(S); NIGHT DEPOSITORY(IES). Tenant shall have
at all times during the Term and Renewals thereof, the right to install and
maintain at its expense an automated teller machine(s) ("ATM(S)") and night
depository(ies) within the Premises or other portion of the Project accessible
at all times by the public, and visible to the exterior of the Building at no
additional rental charge. Landlord agrees that during the Term, including any
Renewal Term(s), Landlord shall not lease, or permit the installation of, any
other ATM(s) and night depository(ies), by any party other than the Tenant in
any portion of the Building or Project. The location, appearance and lighting of
the ATM(s) and night depository(ies) shall be mutually agreed upon by Tenant and
Landlord, which such agreement shall not be unreasonably withheld, conditioned
or delayed. At the expiration or earlier termination of the Lease, Tenant, at
its expense, shall remove the ATM(s) and/or night depository(ies). Any work
required to restore the Building from any damage occasioned by the installation,
maintenance, relocation or removal of the ATM(s) and/or night depository(ies)
shall be borne by Tenant. Tenant shall indemnify and hold harmless Landlord from
all costs, damages, expenses, liabilities, and suits, including reasonable
attorneys' fees, occasioned by Tenant's installation, maintenance, relocation,
removal or use of the ATM(s) and/or night depository(ies), including without
limitation, any damage to Property and/or injury or death to persons caused
thereby from the installation, maintenance, and operation. Notwithstanding the
foregoing, the Landlord is responsible for maintenance of lighting, landscaping
and access to, from and around the ATM(s) and the Landlord shall at all times
comply with the requirements of Sections 655.960 through 655.965 of Florida
Statutes (1993) inclusive and shall indemnify and hold harmless the Tenant from
all costs, damages, expenses, liabilities, and suits, including reasonable
attorneys' fees, including without limitation, any damage to Property and/or
injury or death to persons caused by the Landlord failure to comply with said
Statutes, unless the loss resulted from modifications to the ATM made by Tenant.

19.      TENANT IMPROVEMENTS. Except for those items of Landlord's
responsibility as provided in SECTION 5, Tenant shall be responsible for and pay
all costs thereof, any demolition of the Premises and for construction of any
tenant improvements deemed necessary by Tenant in accordance with the Tenant
Space Plan and Tenant Working Drawings as defined in EXHIBIT G attached hereto.
All currently existing tenant improvements as of the date of Lease execution
that are owned by Landlord and located in the Premises, including without
limitation, doors, lights, glass, HVAC duct work and equipment, built-in storage
and lateral files, banking equipment, vaults, vault doors, etc., may at Tenant's
option be used by Tenant during the entire Term and any Renewal(s) thereof,
without charge.

20.      LEGAL USE; HAZARDOUS MATERIALS. Tenant agrees not to occupy or use, or
knowingly permit any portion of the Premises to be occupied or used for any
business or purpose which is unlawful or disreputable. Tenant shall not cause or
knowingly permit any Hazardous Material (as hereafter defined) to be brought
upon, kept, or used in or about the Project by Tenant, its agents, or employees
without the prior written consent of Landlord, except for items customary for
normal office use, which shall be used in compliance with all legal
requirements. As used herein, the term "HAZARDOUS MATERIAL" means any hazardous
or toxic substance, materials, and wastes listed in the United States Department
of Transportation Hazardous Materials Table (49 CFR 172.101) or by the
Environmental Protection Agency as Hazardous substances (40 CFR Part 302) and
amendments thereto, or any other toxic, hazardous or potentially harmful
substances, materials and wastes that are or become regulated under any
applicable local, state or

                                       11
<PAGE>   15

federal law. If Tenant breaches the obligations stated in the preceding
sentence, or if the presence of Hazardous Material on the Project caused or
permitted by Tenant results in contamination of the Project, or if contamination
of the Project by Hazardous Material otherwise occurs for which Tenant is
legally liable to Landlord for damage resulting therefrom, then Tenant shall
indemnify and hold Landlord harmless from any and all claims, judgements,
damages, penalties, fines, costs, liabilities or losses which arise during the
Term, or any Renewal Term, of this Lease as a result of such contamination.

         (A)      LANDLORD'S COVENANT. Landlord represents that to the
         Landlord's best knowledge, except as disclosed in writing by Tenant,
         the former owner of the Project, there exists no Hazardous Materials,
         on, in, under or about the Project, in violation of any applicable
         laws, rules or regulations. Landlord agrees to indemnify and hold
         Tenant harmless from all claims, judgements, damages, penalties, fines,
         costs (including reasonable attorneys' fees), liabilities, or losses
         incurred by Tenant, its employees, guests or invitees, resulting from
         any Hazardous Materials found on the Project which were brought on the
         Project after July 1, 1998, except as brought onto the Project by
         Tenant, its employees, contractors, or subcontractors, in violation of
         applicable laws, rules, and regulations. The foregoing indemnity shall
         survive the expiration or earlier termination of the Lease.
         Furthermore, in the event Hazardous Materials are found to be located
         within the Project at any time during the Term or Renewal thereof, the
         Landlord shall upon written demand by the Tenant, promptly remove such
         Hazardous Materials and restore the Project to the same condition as
         existing prior to removal. All such removal shall be done in a manner
         which shall not prevent or materially disrupt the Tenant's business
         operations and shall comply with all applicable codes, rules and
         regulations which exist at the time relating to such removal. All plans
         and schedules relating to removal and restoration, shall be subject to
         the approval of the Tenant prior to commencement of the work, which
         approval shall not be unreasonably withheld. The cost of all removal
         and restoration shall be the Landlord responsibility and may not be
         included as part of Operating Cost. In the event that Landlord fails to
         remove Hazardous Materials and restore the Project, the Tenant may
         conduct such removal and restoration, and the Landlord shall reimburse
         the Tenant for all costs associated with such removal and restoration
         within TEN (10) business days after demand. If the Landlord shall fail
         to pay when due any sums owed by the Landlord to the Tenant, Tenant
         shall have the right to set-off all amounts due in accordance with the
         provisions of SECTION 33 hereof.

21.      LAWS AND REGULATIONS; RULES OF PROJECT. Tenant agrees to comply with
all laws, ordinances, orders, rules and regulations (state, federal, municipal
and other agencies or bodies having any jurisdiction thereof) relating to the
use, condition or occupancy of the Premises by Tenant as a Tenant. Tenant will
comply with the initial rules and regulations of the Project which are attached
hereto as EXHIBIT H and, after receipt thereof, with such reasonable additional
rules and regulations as my be adopted or altered by Landlord from time to time
for the safety, care, reputation and cleanliness of the Premises and the Project
and for preservation of good order therein; provided, however, that to the
extent that any such additional rules and regulations contradict the express
provisions of this Lease, the Lease shall govern. All reasonable modifications
of the initial rules and regulations and all additional rules and regulations
adopted by Landlord will be non-discriminatory as to all space in the Project
and will be furnished by Landlord to Tenant in writing and shall thereafter be
carried out and observed by Tenant, provided the same shall not contradict the
terms of this Lease. Landlord shall enforce the rules and regulations of the
Project as to all tenants of the Project. Landlord agrees that if Landlord is in
material violation of any applicable governmental law, rule, or regulation and
such violation causes material interference with Tenant's use of the Premises,
Landlord shall cure such violation or otherwise eliminate the material
interferences, including contesting same with Tenant's use of the Premises.

Landlord shall indemnify and hold Tenant harmless from all claims, judgements,
damages, penalties, fines, costs (including reasonable attorney's fees), or
costs incurred to bring the

                                       12
<PAGE>   16

Project, excluding the interior of the Premises, into compliance with the
Americans with Disabilities Act of 1990 ("ADA") as of the Execution Date of this
Lease. The cost of any changes required will constitute Capital Improvements and
as such, may not be amortized and included as part of Operating Costs. To the
extent that changes in the ADA or interpretations thereof occur subsequent to
the Execution Date of this Lease, any changes mandated to the Project, excluding
the interior of the Premises, will be the responsibility of the Landlord. The
cost of changes will constitute capital improvements and as such may not be
amortized and included as part of Operating Costs.

22.      NUISANCE. Tenant agrees to conduct its business and control its agents
and employees in such manner as not to create any nuisance, or interfere with,
annoy or disturb any other tenant or Landlord in its operation of the Project.

23.      QUIET ENJOYMENT. Landlord covenants and agrees, provided Tenant pays
all Rent and performs the terms and conditions of this Lease as and when
required, to take all necessary steps to secure to Tenant and to maintain for
the benefit of Tenant the quiet and peaceful possession and enjoyment of the
Premises and parking rights on the Project, for the term hereof, without
hindrance or molestation by Landlord or any other person claiming title to the
Premises or the Project or any part thereof, and Landlord agrees to warrant and
forever defend Tenant's interest under this Lease against the claims of any and
all persons other than those claiming by, through or under Tenant.

24.      INSURANCE. Landlord and Tenant may maintain such deductibles on their
respective insurance coverages applicable to the Premises and/or the Project as
each shall deem prudent in their reasonable business judgement. Further, Tenant
may satisfy some or all of such insurance coverage requirements by self
insurance. Landlord and Tenant shall each be provided by the other with
certificates from their respective insurers, evidencing the insurance coverages
required by this Lease (including a confirmation that waiver of subrogation
applies, if such is the case) prior to the Commencement Date, and at each policy
anniversary, and upon written request from time to time by either Landlord or
Tenant as applicable. In the event that Tenant or Landlord shall fail to procure
any contract of insurance required under the terms hereof or any renewal of or
replacement for any contract of insurance that is expiring or has been canceled,
Tenant or Landlord as the case may be, may, but shall not be obligated to,
procure such insurance on behalf of the Tenant or Landlord and the cost thereof
shall be payable to Landlord as an item of Additional Rent within FIVE (5)
business days following written demand therefor, or in the case of the Tenant
securing such insurance, deducted from Operating Costs paid by the Tenant.

         (A)      LANDLORD'S INSURANCE. Landlord shall maintain casualty
         insurance coverage on the Project and leasehold improvements for their
         full replacement value. Landlord shall also maintain commercial general
         liability insurance, such insurance to insure against liability for
         bodily injury and death and for property damage in such amount as may
         from time to time be deemed appropriate by Landlord in its reasonable
         judgement, but in any event not less than $5,000,000 combined single
         limit on a per occurrence basis. Said insurance shall be maintained
         with an insurance company licensed or authorized to do business in
         Florida, and having a rating issued by an organization regularly
         engaged in rating insurance companies (including specifically A.M. Best
         and Company so long as such company is engaged in rating insurance
         companies) of not less than a rating of A, VII of A.M. Best and Company
         (or equivalent rating if another rating service is used). If there are
         no insurance companies or only one insurance company that satisfy(ies)
         the foregoing rating requirement, then the insurance company issuing
         the insurance shall be a company having a rating equal to the next
         highest rating classification in which at least two insurance companies
         satisfy the rating requirement. Payments for losses thereunder shall be
         made solely to Landlord and Mortgagee. All insurance contracts that
         Landlord is required to maintain under this Lease shall contain a
         provision that they shall not be subject to cancellation, non-renewal
         or material reduction in coverage as to the Project unless Tenant shall
         be served with a written notice not later than THIRTY (30) days prior
         to cancellation,

                                       13
<PAGE>   17

         non-renewal or material reduction in coverage." A "MATERIAL REDUCTION
         IN COVERAGE" shall mean a change from "ALL-RISK" casualty insurance
         coverage or a material increase in deductible.

         (B)      TENANT'S INSURANCE. At all times during the Term of this Lease
         and any renewals thereof (and in the event Landlord grants permission
         to Tenant to enter the Premises for any reason prior to the
         Commencement Date including any period in which Tenant is constructing
         leasehold improvements and other Tenant work, then from such earlier
         date), Tenant shall provide and thereafter keep in full force and
         effect (i) Commercial general liability insurance, such insurance to
         insure against liability for bodily injury and death and for property
         damage in an amount as may from time to time be reasonably required by
         Landlord, but in any event not less than $5,000,000 combined single
         limit on a per occurrence basis, provided, however, that Landlord may
         never require Tenant to carry more than the amount which Landlord
         maintains for such coverage, (ii) Workmen's compensation as required by
         law providing statutory Florida State benefits for all persons employed
         by Tenant in connection with the Premises and (iii) Builder's Risk
         Insurance during all periods in which Tenant is constructing
         alterations or Tenant work, in such amounts as Landlord and Tenant
         mutually agree is reasonable. All insurance that Tenant shall be
         required to effect pursuant to this SECTION 24 shall, to the extent
         Tenant is not self insured, be underwritten by insurance companies that
         are licensed or authorized to do business in the State of Florida,
         shall be in good standing with the Florida State Insurance Department,
         and shall have a rating issued by an organization regularly engaged in
         rating insurance companies (including specifically A.M. Best & Company
         so long as such company is engaged in rating insurance companies) or
         not less than a rating of A, VII of A.M. Best and Company (or
         equivalent rating if another rating service is used). If there are no
         insurance companies or only one insurance company that satisfy(ies) the
         foregoing requirement, then the insurance company issuing the insurance
         shall be a company having a rating equal to the next highest rating
         classification in which at least two insurance companies satisfy the
         rating requirement. All insurance contracts that Tenant is required to
         maintain under this Lease shall be issued for terms of not less than
         one year and shall contain a provision that they shall not be subject
         to cancellation, nonrenewal or material reduction in coverage as to the
         Premises unless Landlord shall be served with a written notice not
         later than THIRTY (30) days prior to cancellation, nonrenewal or
         material reduction in coverage; for purposes of the foregoing,
         "MATERIAL REDUCTION IN COVERAGE" shall mean change from "ALL-RISK"
         casualty insurance coverage, or a material increase in deductible. With
         respect to liability for which Tenant has indemnified Landlord
         hereunder, all such policies shall be primary and shall be payable by
         the insurers prior to payment by any insurers who have issued coverage
         to Landlord for the same casualty or liability.

25.      WAIVER OF SUBROGATION. Landlord and Tenant each hereby waives any and
all rights of recovery, claim, action or cause of action against the other, its
partners, agents, officers, or employees, for any loss or damage that may occur
to persons, property, the Premises or the Building by reason of fire, the
elements, or any other cause(s) which are insured against regardless of cause or
origin, to the extent of such insurance coverage. This waiver shall be
applicable only if the same does not violate the terms of the insurance policies
carried by each which insure against such loss or damage. Each party agrees to
use its best efforts to obtain a waiver of subrogation endorsement on its
insurance policies provided the same can be obtained without additional premium.
If such endorsement can only be obtained with the payment of an additional
premium, the party whom the endorsement benefits may at its option pay such
addition premium, in which event the endorsement shall be obtained
notwithstanding the additional premium.

26.      CASUALTY DAMAGE. If the Project, the Building, or any systems serving
the Building or the Premises, are damaged by fire or other casualty
("Casualty"), then the Landlord shall within THIRTY (30) days of such casualty
notify the Tenant (the "LANDLORD'S NOTICE") whether or not in the reasonable
determination of the Landlord the damage can

                                       14
<PAGE>   18

be repaired within ONE HUNDRED EIGHTY (180) days of such notice (the
"RESTORATION PERIOD"). If repairs and restoration cannot be completed within the
Restoration Period, either party may at its option within THIRTY (30) days of
the receipt of the Landlord's Notice, terminate this Lease effective as of the
date of the casualty and all rents, Operating Costs or other sums due shall be
prorated as of that date. If the repairs and restoration can be accomplished
within the Restoration Period, or if the repairs cannot be done within the
Restoration Period and neither party chooses to terminate this Lease, the
Landlord shall within THIRTY (30) days from the date of the Landlord's notice,
commence the repairs and restoration and proceed with all due diligence to
restore the Project or the Building or the Premises to substantially the same
condition in which it was immediately prior to the happening of the Casualty. As
soon after the Landlord commences the repairs and restoration as is practical,
the Tenant shall commence and pursue to completion the repair and restoration or
replacement of Tenant's fixtures and personalty. Each party shall proceed with
their respective work in a timely and diligent manner using the same or better
quality materials as existing prior to the Casualty, and they shall use their
best efforts not to interfere with, annoy, or inconvenience the other party. For
such period of time as the Tenant cannot conduct its business from the Premises
in a reasonable, prudent and businesslike manner as a result of the condition of
the Project or the Premises, or the Building or the services to the Building, or
caused by an interruption thereof because of reconstruction activities, all Rent
shall abate. To the extent and during the time that only a portion of the
Premises is tenantable and to the extent that the Tenant is able to conduct its
business therefrom in a reasonable, prudent and businesslike manner, the Tenant
shall receive a fair diminution of Rent based on an estimated percentage of
unusable space in the Premises. In the event the Landlord fails to deliver to
the Tenant a Landlord's Notice within the required THIRTY (30) day period as to
whether or not the damage can be repaired within the Restoration Period, the
Tenant shall have the right any time after the expiration of the THIRTY (30) day
notice period to terminate the Lease as of the date of the Casualty, or to
advise the Landlord of its intent to restore the Project or the Building or the
Premises (the "TENANT'S NOTICE") and may commence the repairs and restoration of
the Project or the Building or the Premises at the cost and expense of the
Landlord, whereupon the Landlord shall be deemed to have waived its right to
terminate this Lease as provided above. The Landlord shall reimburse Tenant
within TEN (10) business days of demand for all costs and expenses of any kind
incurred by the Tenant to make repairs or restorations. If the Landlord shall
fail to pay when due any sums owed by the Landlord to the Tenant, Tenant shall
have the right to set-off all amounts due in accordance with SECTION 33 thereof,
until the sums advanced by Tenant are paid in full, plus all costs of
collection, including but not limited to reasonable attorneys' fees and court
costs incurred.

27.      CONDEMNATION. If all or a substantial portion of the Project or the
Premises should be taken, and/or if so much of the parking area of Land is taken
so as to reduce the parking spaces or Land available for parking to an amount
below an amount necessary to adequately serve the Tenant's needs, for any public
or quasi-public use by right of eminent domain or otherwise, or if it should be
sold in lieu of condemnation, such that the Tenant can no longer conduct its
business on a reasonable, prudent and profitable basis, the Tenant may terminate
this Lease by giving written notice of its termination to Landlord within NINETY
(90) days after such taking, in which event this Lease shall terminate as of the
date of such taking (but Tenant shall be afforded a reasonable period of time to
vacate the Premises). If any portion of the Premises shall be so taken and this
Lease is not terminated, Rent shall abate as to the space so taken (i.e., the
net rentable area so taken shall be eliminated from the Premises and Tenant
shall have no obligation to pay Rent or Operating Coast as to the eliminated
space). Landlord shall thereafter commence and proceed with reasonable diligence
to restore all affected portions of the Project to a quality equal to that
existing immediately prior to such taking so as to have the restored Project
constitute an architecturally viable First Class Office Building. All proceeds
from any taking or condemnation of the Project and/or Premises shall belong to
and be paid to Landlord. Nothing contained herein, however, shall prevent Tenant
from seeking a separate award from the condemning authority for any loss of
Tenant's personal property and equipment, moving expenses, leasehold interests,
or other losses relating to Tenant's business so long as such separate award
shall not result in a reduction of proceeds payable to Landlord.

                                       15
<PAGE>   19

28.      SUBORDINATION TO MORTGAGE. Tenant agrees that this Lease is subject and
subordinate to all mortgages which may now or hereafter affect or encumber all
or any portion of the Project and to all renewals, modifications,
consolidations, replacements and extensions thereof; provided, however, that the
foregoing provision shall only be applicable with respect to those mortgages to
which Tenant has been provided a Non-Disturbance, Subordination and Attornment
Agreement ("NON-DISTURBANCE AGREEMENT") substantially in the form of EXHIBIT C.
In confirmation of such subordination, Tenant shall join with any such mortgagee
in the execution of Non-Disturbance Agreements shall be applicable with respect
to all present and future mortgages to which Landlord requests Tenant's
execution of a Non-Disturbance Agreement. Landlord represents that the only
mortgage existing as of the date hereof is held by Wauchula State Bank. Landlord
agrees to procure and deliver to Tenant simultaneously with Landlord's execution
and delivery of this Lease a Non-Disturbance Agreement from Wauchula State Bank,
substantially in the form of EXHIBIT C hereto.

29.      ESTOPPEL CERTIFICATE OR THREE-PARTY AGREEMENT. Landlord and Tenant
agree that they will from time to time upon request from each other, within
FIFTEEN (15) business days prior notice from the other, execute and deliver to
such persons as the requesting party shall request, a statement certifying that
this Lease is unmodified and in full force and effect (or if there have been
modifications, that the same is in full force and effect as so modified),
stating the dates which Rent and other charges payable under this Lease have
been paid, stating that Landlord or Tenant, if applicable, is not in default
hereunder to the best of such party's knowledge after due inquiry (or if
Landlord or Tenant, if applicable have alleged a default stating the nature of
such alleged default), and further stating such other matters as the requesting
party shall reasonably require.

30.      DEFAULT, REMEDIES. It shall be a default hereunder if; (i) Tenant shall
fail to pay any rent or any other sums of money within ten (10) business days
after written notice that the same is due; (H) Tenant shall fail to comply with
any other provision of this Lease and after receipt of written notice, proceed
to commence correction of any default within THIRTY (30) days after written
notice; (iii) the Premises shall be taken on execution or other process of law
in any action against Tenant; (iv) Tenant shall become insolvent or unable to
pay its debts as they become due, or Tenant notifies Landlord in writing that it
anticipates either condition; (v) Tenant takes any action to, or notifies
Landlord in writing that Tenant intends to file a petition under any section or
chapter of the National Bankruptcy Act as amended, or under any similar law or
statute of the United States or any State thereof; or a petition shall be filed
against Tenant under any such statute; or (vi) a receiver or trustee shall be
appointed for Tenant's leasehold interest in the Premises or for all or a
substantial part of the assets of Tenant and not discharged within sixty (60)
days after the appointment of a receiver or trustee. Landlord's failure to
provide timely written notice specified herein shall not constitute a waiver of
the event of default.

         (a)      LANDLORD'S RIGHTS ON EVENT OF DEFAULT. On the occurrence of
         any Event of default, and subject to terms and conditions provide
         herein, Landlord may:

                  (i)      Without terminating this Lease and without entering
                  into possession of the Premises, continue this Lease in effect
                  and enforce all rights of Landlord and obligations of Tenant
                  hereunder, including the filing of suit for the collection of
                  monthly rent, Operating Cost, and all other sums due hereunder
                  as they accrue (including attorneys' fees and other damages).
                  Acts of maintenance or preservation, efforts to relet the
                  Premises, or the appointment of a receiver upon Landlord's
                  initiative to protect its interest under this Lease shall not
                  constitute a termination of this Lease or Tenant's right to
                  possession hereunder;

                  (ii)     Re-enter and repossess the Premises subject to notice
                  to and the rights of the FDIC and any other regulatory or
                  governmental agency having regulatory authority over Tenant
                  and any and all improvements thereon and additions thereto and
                  remove all persons and property therefrom either by summary
                  dispossess proceedings or by a suitable action or proceeding
                  at

                                       16
<PAGE>   20

                  law or in equity. No re-entry by Landlord shall be deemed a
                  termination or an acceptance of a surrender of this Lease;

                  (iii)    Terminate this Lease and sue Tenant for damages
                  hereunder which damages shall be an amount equal to (A) the
                  sum of all amounts due hereunder to the date of termination;
                  plus (B) the aggregate Net Rent remaining over the unexpired
                  portion of the Term plus the reasonable cost to Landlord for
                  any repairs and other costs of reletting, all reduced to
                  present value using a discount rate equal to the interest rate
                  of a governmental security having a maturity closest to the
                  then current expiration of the Term; LESS (C) the aggregate
                  fair net rental value of the Premises over the remaining
                  portion of the Term (provided, however, a reasonable period of
                  time, not to exceed twenty-four (24) months, may be considered
                  as a leasing period by which the Premises would not be leased
                  and therefor no income would be realized for such period.)
                  reduced to present value; plus (D) Landlord's costs and
                  expenses incurred in the enforcement hereof including
                  reasonable attorneys fees as herein provided;

                  (iv)     Relet any or all of the Premises for Tenant's account
                  for any or all of the remainder of the term or for a period
                  exceeding such remainder, in which event Tenant shall pay to
                  Landlord, at the times and in the manner specified by the
                  provisions herein the Net Rent accruing during such remainder,
                  less any Net Rent received by Landlord, with respect to such
                  remainder, from such subletting, as well as the cost to
                  Landlord of any attorneys' fees or for any repairs or costs of
                  reletting or other action (including those taken in exercising
                  Landlord's rights under any provision of this Lease) taken by
                  Landlord on account of such Event of default but in no event
                  shall Landlord be liable in any respect for failure to relet
                  the Premises or in the event of such reletting, for failure to
                  collect the Rent thereunder any sums received by Landlord on a
                  reletting in excess of the Net Rent reserved for this Lease
                  shall belong to the Landlord;

                  (v)      Pursue any combination of such remedies and/or any
                  other remedy available to Landlord on account of such Event of
                  Default at law or in equity;

                  (vi)     If legal proceedings are instituted hereunder, and a
                  compromise or settlement thereof shall be made, it shall not
                  be constituted as a waiver of any subsequent breach of any
                  covenant, condition or agreement herein contained; and

                  (vii)    All such remedies of Landlord shall be cumulative,
                  and in addition, Landlord may pursue any other remedies that
                  may be permitted by law or in equity. Forbearance by Landlord
                  to enforce one or more of the remedies herein provided upon an
                  event of default shall not be deemed or construed to
                  constitute a waiver of such default.

31.      HOLDING OVER. In the event of holding over by Tenant without Landlord's
written consent, Tenant shall pay rent equal to ONE HUNDRED TWENTY PERCENT
(120%) of the applicable Rent plus other sums due from time to time hereunder
(including tenant's Proportionate Share of Operating Expenses). Possession by
Tenant after the expiration of this Lease shall not be construed to extend its
Term.

32.      ATTORNEY'S FEES. In the event Tenant or Landlord defaults in the
performance of any of the terms, covenants, agreements or conditions contained
in this Lease or in the event Landlord places the enforcement of this Lease or
the collection of any Rent due or to become due, or the recovery of possession
of the Premises in the hands of an attorney, or in the event either party files
suit against the other, with respect to the enforcement of its rights under this
Lease, Tenant and Landlord agree that the prevailing party shall be entitled to
be reimbursed by the non-prevailing party for all reasonable attorneys' fees,

                                       17

<PAGE>   21

expert witness fees, paralegal fees and costs incurred by the prevailing party
or as otherwise may be determined by arbitration under Section 34 hereof.

33.      TENANT'S SET-OFF RIGHTS. Tenant shall have the right of set-off with
respect to amounts owed by Landlord to Tenant only if Tenant is specifically
granted set-off rights pursuant to this Lease with specific reference to SECTION
33. Where set-off rights have been granted, if Landlord fails to pay when due
the sum(s) owed by Landlord to Tenant, or sums paid by the Tenant on the
Landlord's behalf, and such failure continues for more than TEN (10) business
days (or such other period as specifically provided herein) after Landlord's
receipt of written notice of demand sum(s) due, Tenant shall have the right to
credit any such unpaid amount (plus interest at the Default Rate from the Due
Date) against rent until such unpaid amount has been fully credited; provided,
however, within the aforesaid TEN (10) business day period (or such other period
as may be specifically provided herein) Landlord gives written notice to Tenant
stating the Landlord disputes Tenant's right to payment of the amount asserted
by Tenant or any portion thereof specified by Landlord (the "DISPUTED AMOUNT")
and indicating the reasons for the dispute, Tenant shall not be entitled to
set-off the Disputed Amount until TEN (10) business days after the dispute has
been resolved pursuant to written agreement executed by both parties or pursuant
to final Arbitration as provided in SECTION 34 herein. If, upon resolution of
the dispute of any such matter (through mutual agreement or Arbitration) it is
determined that Tenant was not entitled to a right of set-off or that the amount
set-off by Tenant was greater than the amount that Tenant was entitled to
set-off, Tenant shall pay to Landlord within TEN (10) business days after the
dispute is resolved all amounts owed to Landlord together with interest at the
Default Rate from the date when due until the date that payment has been made.
Notwithstanding anything else contained here in this SECTION 33, in the event
the remaining Term of the Lease is insufficient to amortize the costs expended
by the Tenant as provided by the set-off provision in this SECTION 33, then the
Term shall be extended at the same Terms and conditions in effect at the time of
the claim an adequate period of time to allow full amortization of the costs
expended by the Tenant.

34.      ARBITRATION. If a dispute arises under this Lease relative to an issue
which this Lease provides should be arbitrated, including but not limited to
appointment, valuation, rental rates for options or extension periods and
set-off provisions, and the parties to this Lease are unable to reach a mutually
acceptable resolution, the parties shall proceed to resolve the dispute in the
manner herein provided. Either party shall notify the other in writing of its
position, in the case of a monetary dispute, the amount acceptable to it. Such
notification shall also include the names and addresses of THREE (3) persons
residing in the city in which the Building is situated, any one of which is
acceptable to the notifying party to serve as arbitrator. Within TEN (10)
business days following such notifications, the party notified shall advise the
other party, in writing, of its position, and in the case of a monetary dispute,
the amount acceptable to it. Such notification shall also include the names and
addresses of THREE (3) persons residing in the city in which the Building is
situated, any one of which is acceptable to the notifying party to serve as
arbitrator. Once the parties have notified each other as provided, the written
position submitted by each party cannot subsequently be revised by the
submitting party, nor can substitutions be made to the lists of names
accompanying the notifications. If within TEN (10) days after both parties have
been notified of their respective positions, the parties are unable to reach a
mutually acceptable resolution, then the parties shall select one person from
all of the names submitted who shall be appointed as the arbitrator. If, within
the time specified, the parties are unable to mutually agree on the person to
serve as arbitrator, either party may apply to the presiding judge of the
district Court of Hardee County to select the arbitrator from the list of names
initially submitted to both parties. Within FIVE (5) days following selection of
the arbitrator, each party shall furnish the arbitrator with its written
position as set forth in the notification originally furnished. Each party may
also include at this time any information, data and/or reports, supportive of
its position. The arbitrator may request additional information, data or reports
from the parties or others if the arbitrator so desires. Within TEN (10)
business days following appointment, the arbitrator shall notify both parties in
writing of the arbitrator's decision which shall be the position of one of the
parties. Such decision shall not deviate in any way from the position initially
stated by the party whose position has been selected by the arbitrator, it being
the intent

                                       18
<PAGE>   22

that the arbitrator shall select the position of one of the parties. If either
of the parties shall fail to furnish the arbitrator its position within the time
and in the manner as herein specified, the arbitrator shall consider such
party's position to be identical to the position of the other. The decision of
the arbitrator shall be final and shall be binding upon the parties and
effective as of the date of notification to the parties of the arbitrator's
decision. The party whose position is not selected by the arbitrator as the
decision shall promptly pay to the arbitrator the total fees and expenses of the
arbitrator.

35.      ALTERATION. This Agreement may not be altered, changed or amended,
except by an instrument in writing signed by both parties hereto.

36.      NO IMPLIED WAIVER. The failure of Landlord or Tenant to insist at any
time upon the strict performance of any covenant or agreement or to exercise any
option, right, power or remedy contained in this Agreement shall not be
construed as a waiver or a relinquishment thereof for the future. No payment by
Tenant or receipt by Landlord of a lesser amount than the sums due under this
Lease shall be deemed to be other than on account of the earliest sum due
hereunder, nor shall any endorsement or statement on any check or any letter
accompanying any check or payment be deemed an accord and satisfaction, and
Landlord may accept such check or payment without prejudice of Landlord's right
to recover the balance of such sums or pursue any other remedy provided in this
Lease.

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

38.      TIME OF PERFORMANCE. Except as otherwise expressly provided herein,
with respect to all required acts of Tenant and Landlord, time is of the essence
of this Lease.

39.      COMMISSIONS. Landlord and Tenant represent and warrant to the other
that they have not dealt with any real estate broker or salesman in connection
with this Lease. Each party agrees to indemnify and hold harmless the other from
any claim made by brokers or agents who claim to act for the party sought to be
charged for a commission, compensation, brokerage fees, or similar payment in
connection with this transaction and against any and all expense or liability
arising out of any such claim.

40.      ASSIGNMENT BY LANDLORD. Landlord shall have the right to Transfer and
assign, in whole or in part, all of its rights and obligations hereunder and in
the Project, and in such event and upon such Transfer (any such Transferee to
have the benefit of, and be subject to, the provisions of this Lease). No
further liability or obligation shall thereafter accrue against the assigning
Landlord hereunder upon execution of a written agreement by the Transferee to
assume all future obligations. The Transferee shall thereafter be bound to
comply with all of Landlord's obligations under this Lease thereafter accruing.

41.      TENANT'S AND LANDLORD'S AUTHORITY TO EXECUTE; EFFECT. Tenant represents
and warrants that this Lease has been duly authorized, executed and delivered by
and on behalf of Tenant and constitutes the valid and binding agreement of
Tenant in accordance with the Terms hereof. Landlord represents and warrants
that this Lease has been duly authorized, executed and delivered by and on
behalf of Landlord and constitutes the valid and binding agreement of Landlord
in accordance with the Terms hereof.

42.      RELATIONSHIP OF PARTIES. Nothing in this Lease to the contrary
notwithstanding, it is agreed that Tenant shall in no event be deemed to be a
partner of or engaged in a joint venture with any Associate of Landlord in the
conduct of its business, nor shall Tenant be liable for any debts incurred by
Landlord in the conduct of its business of Landlord. The relationship of the
parties during the Term shall at all times be that of Landlord and Tenant.

                                       19
<PAGE>   23

43.      GOVERNMENT REGULATION. Notwithstanding anything elsewhere contained
herein, in the event that Tenant, or Controlled Parties as defined in SECTION
15(A) herein to whom the Lease is assigned become insolvent, bankrupt or make an
assignment for the benefit of the creditors, or taken over by, the Comptroller
of the Currency, or other bank regulatory authority, Landlord may terminate the
Lease with the concurrence of said authority or other bank regulatory authority
and any such authority shall then have the election to either continue or
terminate the Lease with the damages for that termination being limited as
provided in the next sentence. In the event this Lease is so terminated, the
maximum claim of Landlord for damages or indemnity for injury resulting from the
rejection or abandonment of the unexpired Lease shall in no event exceed an
amount equal to the rent provided by the Lease, without acceleration, for the
year next succeeding either the date of the surrender of the Premises to the
Landlord or the date of re-entry of the Landlord, whichever first occurs,
whether before or after the closing of the bank, plus an amount equal to the
unpaid rent accrued, without acceleration to such date.

44.      EXHIBITS. The Exhibits attached hereto are incorporated herein and made
a part of this Lease for all purposes.

45.      RADON GAS. Radon is a naturally occurring radioactive gas that, when it
has accumulated in a building in sufficient quantities, may present health risk
to persons who are exposed to it over time. Levels of radon that exceed Federal
and State Guidelines have been found in buildings in Florida. Additional
information regarding radon and radon testing may be obtained from your county
public health unit.

46.      PRONOUNS. This Lease shall be binding upon and inure to the benefit of
the successors and assigns of Landlord, and shall be binding upon and inure to
the benefit of Tenant and its successors and any permitted assignee to Tenant's
interest in this Lease. The pronouns of any gender shall include the other
genders, and either the singular or the plural shall include the other.

47.      JURISDICTION. This Lease is declared to be a Florida contract, and all
of the Terms hereof shall be construed according to the laws of the State of
Florida (without regard to conflicts of law).

48.      NOTICES. All notices, demands, consents and approvals which may be or
are required to be given by either party to the other hereunder shall be in
writing and shall be deemed to have been fully given and received upon actual
delivery (or refusal to accept delivery) to the address of all parties
designated to receive notice as set forth below or to such other place as the
party to be notified may from time to time designate at least TEN (10) business
days notice to the other parties. Notices, demands, consents and approvals shall
be deemed properly given only by: (a) personal delivery; or (b) sent by Federal
Express or other nationally-recognized overnight delivery service; or (c)
deposit in the United States mail certified, return receipt requested with
postage prepaid. Until changed in the manner set forth above, the addresses for
notice are as follows:

                  IF TO LANDLORD:   /s/ James V. See
                                    206 N. 6th Ave.
                                    P.O. Box 875
                                    Wauchula, Florida 33873

                  If to Mortgagee:  Wauchula State Bank
                                    106 E. Main St.
                                    P.O. Box 248
                                    Wauchula, Florida 33873

                                       20
<PAGE>   24

                  IF TO TENANT:     First Union National Bank
                                    Attn: Corporate Real Estate - Property
                                          Services Manager
                                    225 Water Street, 4th Floor
                                    Jacksonville, Florida 32202
                                    904-361-3738 FAX 904-361-3030

                  with copy to:     First Union National Bank
                                    Attn: Legal Division
                                    301 South Tryon Street
                                    Charlotte, N.C. 28288-0630
                                    704-383-0006 FAX 704-383-0649

49.      MISCELLANEOUS. This Lease contains the entire Agreement between the
parties hereto and all previous negotiations leading thereto. Tenant
acknowledges and agrees that Tenant has not relied upon any representations or
any prior written or oral promises, warranties or agreements except as such are
provided herein. The headings of this lease are for purposes of reference only
and shall not limit or define the meaning hereof. This lease may be executed in
any number of counterparts, each of which shall be an original, but all of which
shall constitute one instrument. If it is determined that any provision of this
Lease is unenforceable, the remaining provisions shall remain in full force and
effect. Wherever the word "INCLUDING" appears in this Lease, it shall mean
"INCLUDING BUT NOT LIMITED TO." Wherever the words "GRACE PERIOD" or "CURE
PERIOD" appear, they shall mean "GRACE NOTICE AND CURE PERIOD." Wherever the
words "BUSINESS DAYS" appear, Business Day shall be any calendar day excluding
Saturdays, Sundays, and legal holidays.

50.      WAIVER OF LANDLORD'S LIEN. Landlord waives all common law lien rights,
if any, and all statutory lien rights that Landlord may have pursuant to Florida
Statute 83.03 with respect to all property now or hereafter placed in or upon
the Premises by Tenant, successors, or any Controlled Parties, subleases or
assignees.

51.      CONSENT. Whenever under this Lease either Landlord's or Tenant's
consent or approval is expressly required, unless specifically set forth to the
contrary herein, such consent or approval shall be in writing. Should such
consent or approval be denied, the party denying such consent or approval shall,
in the notice denying same, provide reasons constituting the basis of denial. If
either party shall fail to respond in writing to any written request for consent
or approval within any time period specified herein, the party requesting the
consent or approval may send a second notice stating that no response has been
received within the required time period and that failure to respond within
THREE (3) business days thereafter shall be deemed approval. If in fact no
response is given within THREE (3) business days thereafter, the consent or
approval shall be deemed to have been given.

52.      LIMITATION UPON INDEMNITIES. In the event Landlord or Tenant is liable
to the other pursuant to any indemnity provision contained in the Lease, such
liability shall be reduced by the amount of any insurance proceeds received by
the indemnified party.

53.      CONFIDENTIALITY. Each party hereto agrees not to disclose the economic
terms of this Lease except as each party respectively determines to be necessary
for the conduct of its business. Neither party shall issue any press releases
pertaining to this Lease or containing the economic terms of this lease without
the prior written consent of the other party.

54.      MEMORANDUM OF LEASE. Landlord and Tenant shall simultaneously with the
execution of this Lease, execute and deliver for recordation in the public
records of Hardee County, Florida, a memorandum of lease in the form of the
"MEMORANDUM OF LEASE" set forth as EXHIBIT I of this Lease and made a part
hereof. In no event shall Landlord or Tenant record this Lease or any portion
hereof.

                                       21

<PAGE>   25

55.      AMOUNTS ACCRUED AS OF TERMINATION. Upon any termination of this Lease,
any amounts owed by Landlord to Tenant (including abatement amounts and set-off
amounts) or by Tenant to Landlord which have accrued as of the termination date
shall be paid within TEN (10) business days after written demand.

56.      WAIVER OF THE RIGHT TO TRIAL BY JURY. Landlord and Tenant hereby
knowingly and intentionally waive the right to trial by jury in any action or
proceeding that Landlord or Tenant may hereinafter institute against each other
with respect to any matter arising out of or related to this Lease or the
Premises.

IN TESTIMONY WHEREOF, the parties hereto have executed this Lease as of the date
aforesaid.

Signed, Sealed and Delivered
in the Presence of                           AS TO LANDLORD

WITNESSES:                                   ALBRITTON AND SEE PROPERTIES,
                                             a Florida general partnership

                                             /s/ Benny W. Albritton, Sr.
-----------------------------------          -----------------------------------
                                             Benny W. Albritton, Sr., Partner

-----------------------------------

/s/                                          /s/ Linda C. See, Partner
-----------------------------------          -----------------------------------
                                             Linda C. See, Parnter

/s/ Christy L. Page
-----------------------------------          DATE SIGNED  July 1, 1998
                                                        ------------------------

Signed, Sealed and Delivered
in the Presence of                           AS TO THE TENANT

WITNESSES:                                   FIRST UNION NATIONAL BANK

/s/                                          By /s/
-----------------------------------            ---------------------------------

/s/                                          Its Assistant Vice President
-----------------------------------             --------------------------------

                                             DATE SIGNED  June 30, 1998
                                                        ------------------------

                                       22
<PAGE>   26

                                  EXHIBIT "A"

TRACT 1:

Lots 6, 7, and the North 5 feet of Lot 8, Block 8, Original Survey of the City
of Wauchula; Hardee County, Florida, per plat thereof as recorded in Plat Book 1
pages 1 through 29(b), less the road right of way.

TRACT 2:

Lots 16 through 20, inclusive, Block 8, Original Survey of the City of
Wauchula, Hardee County, Florida, per plat thereof recorded in Plat Book 1
pages 1 through 29(b); less the road right of way.
<PAGE>   27

                                   EXHIBIT "C"
                       SUBORDINATION, NON-DISTURBANCE AND
                              ATTORNMENT AGREEMENT

         THIS AGREEMENT is entered into as of the 1st day of July 1998, by and
among Wauchula State Bank (herein "MORTGAGEE"), First Union National Bank, a
national banking association (herein "TENANT") and Albritton and See Properties,
a Florida General Partnership (herein "Owner").

                                    RECITALS

         WHEREAS Mortgagee is the owner and holder of a mortgage loan in the
amount of Four Hundred Seventy-Five Thousand and No/100 Dollars ($475,000.00)
(the "MORTGAGE") to Owner, secured by a first mortgage lien on the fee simple
title to certain premises (the "PROJECT") owned by Albritton and See Properties
located at 202 N. 6th Avenue, Wauchula, Florida, as more fully described in that
Mortgage and Security Agreement dated as of July 1, 1998 and recorded in
Official Records Book 551 page 747; and

         WHEREAS Tenant has entered into a certain Lease (the "FIRST UNION
LEASE") dated as of July 1, 1998 with Owner, as lessor, covering certain
premises (the "PREMISES") in the Project, contingent upon the execution and
delivery of this Agreement; and

         WHEREAS The parties hereto desire to set forth their agreement herein.

NOW, THEREFORE, in consideration of the Premises and of the sum of ONE DOLLAR
($1.00) by each party in hand paid to the other, the receipt of which is hereby
acknowledged, the parties hereby agree as follows:

         1.       Mortgagee hereby consents to and approves the First Union
Lease.

         2.       Tenant agrees that, subject to the provisions of this
Agreement, the First Union Lease is and shall be subject and subordinate to the
Mortgage insofar as it affects the real property of which the Premises form a
part, and to all renewals, modifications, and extensions thereof, to the full
extent of amounts now or hereafter secured thereby and interest thereon,
provided, however that Mortgagee hereby agrees that the rights of possession,
use and peaceful and quiet enjoyment of the Premises (subject to the other terms
of this Agreement) and all other rights and benefits of Tenant under the First
Union Lease, shall not be altered, reduced, affected or disturbed by Mortgagee
in the exercise of any of its rights under the Mortgage, or otherwise.

         3.       If Mortgagee or any other entity or individual acquires title
to the Project pursuant to foreclosure, deed in lieu of foreclosure, or the
exercise of any other remedy provided in the mortgage, or otherwise (such
acquiring party and its successors and assigns being collectively referred to
herein as "NEW OWNER"), the First Union Lease shall continue in full force and
effect as a binding and direct lease between Tenant and the New Owner upon all
of the terms, covenants, conditions and agreements set forth in the First Union
Lease (subject to the other terms of this Agreement). In such event Tenant
agrees that it will attorn to and recognize the New Owner as its Landlord for
the unexpired balance of the Term of the First Union Lease upon the same terms
and conditions as set forth in the First Union Lease.

         4.       If it becomes necessary to foreclose the Mortgage and provided
Tenant is not then in default under the First Union Lease beyond any applicable
grace, notice or cure period, Mortgagee will not name or join Tenant as a party
defendant in any suit, action or proceeding (including summary or foreclosure
proceedings) to enforce any rights given to Mortgagee pursuant to the terms,
covenants and conditions contained in the Mortgage,

<PAGE>   28

except as may be necessary for purposes of giving notice, or protecting and/or
enforcing Mortgagee's liens, security interest, rights and remedies against
Owner. Further, so long as Tenant is not in default under any of the terms,
covenants or conditions of the First Union Lease beyond any applicable grace,
notice or cure period, the First Union Lease shall not be terminated as a result
of any default under the Mortgage, and Tenant's use, occupancy and possession of
the Premises shall not be disturbed by the New Owner.

         5.       The New Owner shall not be liable for any act or omission of
any prior landlord (including Owner) subject to the provisions of PARAGRAPH 6
below; or bound by any amendment or modification of the First Union Lease made
without its consent, which consent shall not be unreasonably withheld,
conditioned or delayed.

         6.       New Owner shall be subject to all of Tenant's rights to
set-off against rents as specifically set forth in the First Union Lease.

         7.       This Agreement shall be binding upon and shall inure to the
benefit of the parties hereto and their successors and assigns.

         8.       Tenant agrees to give Mortgagee a copy of any notice of
default served by Tenant upon the Owner, which notice shall be sent (a) by
registered or certified mail, return receipt requested postage prepaid, or and
(b) by Federal Express or other reputable overnight contract carrier sent to the
following address (or such other address as Mortgagee may hereafter specify by
written notice to Tenant): 106 E. Main St., P.O. Box 248, Wauchula, Florida
33873 with a copy to _______________(attorney). Tenant shall send a courtesy
copy of any such notice to Mortgagee by facsimile to (__) _____________________,
attention _________________________ . All notices to Tenant shall be at the
notice address set forth in the First Union Lease given in the same manner as
above set forth. All notices shall be deemed given upon receipt. Tenant further
agrees that (a) Mortgagee shall have the right (but not the obligation) to cure
any default of Owner under the First Union Lease within the same grace, notice
or cure period afforded to Owner thereunder.

         9.       Nothing herein contained shall subordinate the First Union
Lease to any mortgage hereafter placed upon the Project by Owner or any New
Owner, provided, that Tenant agrees to subordinate the First Union Lease to the
lien of any such future mortgage if such mortgagee and owner or New Owner (as
applicable) shall execute and deliver to Tenant an agreement in form and content
substantially similar to this Agreement.

         10.      This Agreement contains the entire agreement between the
parties hereto and cannot be changed, modified, waived or canceled, except by an
agreement in writing executed by the party against whom enforcement of such
modification, change, waiver or cancellation is sought.

         11.      This Agreement, upon execution by Mortgagee, Landlord and
Tenant, shall be recorded in the Public Records of Hardee County, Florida.

         12.      The terms of this Agreement shall be governed by the
substantive and procedural laws of the State of Florida.

         13.      If any term of this Agreement or the application thereof to
any person or circumstances shall to any extent be judicially determined to be
invalid or unenforceable, the remainder of this Agreement or the application of
such term to any person or circumstances other than those as to which it is
invalid or unenforceable shall not be affected thereby, and each term of this
Agreement shall be valid and enforceable to the fullest extent permitted by law.

         14.      In the event of any dispute hereunder, the prevailing party
shall be entitled to reasonable attorney's fees and costs.

         15.      Time is of the essence in the performance of all obligations
hereunder.

                                       2
<PAGE>   29

         IN WITNESS WHEREOF, the parties hereto have executed these presents as
of the day and year first above written.

                                             AS TO THE MORTGAGEE

Signed, sealed and delivered                 WAUCHULA STATE BANK
in the Presence of

WITNESS                                      By /s/
                                                --------------------------------
                                             Its: Vice President
                                                 -------------------------------

/s/ Christy L. Page
------------------------------------

/s/
------------------------------------

Signed, Sealed and Delivered
in the Presence of                           AS TO THE TENANT

WITNESS                                      FIRST UNION NATIONAL BANK

/s/                                          By /s/
------------------------------------           ---------------------------------

/s/                                          Its: Assistant Vice President
------------------------------------            --------------------------------

Signed, sealed and delivered
in the Presence of                           AS TO THE OWNER

                                             ALBRITTON AND SEE PROPERTIES

WITNESS

/s/                                          /s/ Benny W. Albritton, Sr.
------------------------------------         -----------------------------------
                                             Benny W. Albritton, Sr., Partner

/s/ Christy L. Page                          /s/ Linda C. See
------------------------------------         -----------------------------------
                                             Linda C. See, Partner

------------------------------------

                                       3
<PAGE>   30

                                   EXHIBIT "I"
                               MEMORANDUM OF LEASE

         Albritton and See Properties ("LANDLORD"), a Florida general
partnership having an office at 202 N. 6th Avenue, Wauchula, Florida, and First
Union National Bank, a national banking association ("TENANT") having an office
at 225 Water Street, 4th Floor, Jacksonville, Florida 32202, do hereby declare
this Memorandum of Lease:

1.       Pursuant to that certain Lease Agreement dated July 1, 1998 ("LEASE"),
         Landlord has granted and demised unto Tenant, and Tenant has hired and
         taken from Landlord 6,828 square feet of net rentable area consisting
         of one floor of the Building and adjacent land for Drive-Ins, (as such
         terms are defined in the Lease) (collectively, the "PREMISES"), all as
         more particularly described in the Lease and reflected on EXHIBITS B-1
         AND B-2 hereto, located upon the following described property (the
         "LAND"), lying and situated in the County of Hardee, State of Florida,
         described in Exhibit A attached hereto, on and subject to the terms,
         covenants and conditions contained in the Lease.

2.       The initial Term of the Lease, not including any renewal periods, is
         for a period ending on June 30, 2008.

3.       Tenant has the options to renew the Term of the lease for one (1)
         period of five (5) years, by giving notice to Landlord in accordance
         with the provisions of the Lease.

4.       The lease provides that Tenant shall not have any authority to create
         any liens for labor or material on the Land or Landlord's interest
         therein, and all persons contracting with Tenant for the erection,
         installation, alteration or repair of any building or other
         improvements in or on the Land, and all materialmen, contractors,
         mechanics and laborers, are hereby charged with notice that they must
         look only to Tenant and to Tenant's interest under the Lease to secure
         the payment of any sums due for work done or materials furnished to
         Tenant during the Term of the Lease and during any Renewal Term
         thereunder.

5.       This memorandum of Lease is intended only to provide notice of certain
         of the terms and conditions contained in the Lease, and is not to be
         construed as a complete summary of the terms and conditions thereof. In
         the event the terms contained herein shall conflict with the terms and
         conditions of the Lease, the Lease shall control.

         IN WITNESS WHEREOF, Landlord and Tenant have hereunto executed this
Memorandum of Lease as of the 1st day of July, 1998.

                                             AS TO THE LANDLORD

Signed, sealed and deliv-                    ALBRITTON AND SEE PROPERTIES
ered in the presence of:

WITNESS                                      /s/ Benny W. Albritton, Sr.
                                             -----------------------------------
                                             Benny W. Albritton, Sr., Partner
/s/
-----------------------------------

                                             /s/ Linda C. See
/s/ Christy L. Page                          -----------------------------------
-----------------------------------          Linda C. See, Partner

<PAGE>   31

                                      AS TO THE TENANT

Signed, sealed and deliv-             FIRST UNION NATIONAL BANK
ered in the presence of:

WITNESS                               By /s/
                                        ----------------------------------------
/s/
--------------------------------      Its: Assistant Vice President
                                         ---------------------------------------
/s/
--------------------------------

STATE OF FLORIDA

COUNTY OF HARDEE

         The foregoing Memorandum of Lease was acknowledged before me this 1st
day of July 1998, by Benny W. Albritton, Sr., partner of Albritton and See
Properties, a Florida general partnership, on behalf of the partnership. He/she
is personally known to me, or has produced sufficient identification and did
(did not) take an oath.

                                      /s/ Jeff J. McKibben
                                      ------------------------------------------
                                      Signature of Notary

                                      JEFF J. MCKIBBEN
                                      ------------------------------------------
                                      Name of Notary Typed, Printed or Stamped

                                      Commission Expires: October 3, 2000
                                      Commission Number: CC 590625

STATE OF FLORIDA

COUNTY OF HARDEE

         The foregoing Memorandum of Lease was acknowledged before me this 1st
day of July 1998, by Linda C. See, partner of Albritton and See Properties, a
Florida general partnership, on behalf of the partnership. He/she is personally
known to me, or has produced sufficient identification and (did not) take an
oath.

                                      /s/ Jeff J. McKibben
                                      ------------------------------------------
                                      Signature of Notary

                                      JEFF J. MCKIBBEN
                                      ------------------------------------------
                                      Name of Notary Typed, Printed or Stamped

                                      Commission Expires: October 3, 2000
                                      Commission Number: CC 590625

                                       2

<PAGE>   32

STATE OF FLORIDA

COUNTY OF DUVAL

         The foregoing Memorandum of Lease was acknowledged before me this 30th
day of June  , 1998, by Caryn C. Carreiro, as a Assistant Vice of First Union
National Bank, a national banking association. He/she is personally known to me,
or has produced sufficient identification and did (did not) take an oath.

                                     /s/ Bryan L. Putnal
                                     -------------------------------------------
                                     Signature of Notary

                                     Bryan L. Putnal
                                     -------------------------------------------
                                     Name of Notary, Typed, Printed or Stamped

                                     Commission Expires: February 12, 2001
                                     Commission Number: CC621111

<PAGE>   33

                                                               November 18, 1998

                   LEASE ASSIGNMENT AND ASSUMPTION AGREEMENT

         THIS LEASE ASSIGNMENT AND ASSUMPTION AGREEMENT is made as of the 19th
day of November, 1998 between FIRST UNION NATIONAL BANK, a national banking
association, whose address for purposes hereof is c/o Corporate Real Estate, 225
Water Street, 4th Floor, Jacksonville, Florida, 32202 ("Assignor"), and BIG LAKE
NATIONAL BANK, a national banking association, whose address for purposes hereof
is 1409 South Parrott Avenue, Okeechobee, Florida, 34974 ("Assignee").

                             W I T N E S S E T H:

         WHEREAS, Assignor has agreed to assign, transfer and convey and
Assignee has agreed to acquire and accept the interest of the Assignor as tenant
under the Lease hereinafter described; and

         WHEREAS, Assignor has agreed to discharge all obligations of the
Assignor as tenant under the Lease accruing prior to the date of this
Assignment, and Assignee has agreed to assume and discharge all obligations of
the tenant under the Lease which arise from and after the date hereof.

         NOW THEREFORE, in consideration of the sum of TEN AND NO/100 DOLLARS
($10.00) and for other good and valuable consideration, the receipt and
sufficiency of which is hereby acknowledged, the parties hereto agree as
follows:

         1.       RECITALS. The foregoing recitations of fact are true and
correct and are incorporated herein by this reference.

         2.       ASSIGNMENT. Assignor does hereby assign, transfer and convey
to Assignee all of its right, title and interest as tenant (including, without
limitation, all rights, title and interest in and to security deposits and
prepaid rents, if any) under that certain Lease dated July 1, 1998 (the "Lease")
by and between ALBRITTON AND SEE PROPERTIES, a Florida general partnership
("Landlord"), and Assignor demising office space in a building located at 202
North 6th Avenue, Wauchula, Florida, more particularly described in the Lease
(the "Demised Premises"). A true and correct copy of the Lease, including all
amendments and supplements thereto, modifications thereof and other related
documents has previously been delivered by Assignor to Assignee are included in
the term "Lease".

         3.       REPRESENTATIONS BY ASSIGNOR. Assignor represents and warrants
to the Assignee that Assignor knows of no default which exists under the Lease
and knows of no condition or state of facts which, with the passage of time or
the giving of notice, or both, would constitute a default under the Lease.

<PAGE>   34

         4.       ASSUMPTION. Assignee hereby accepts the foregoing Assignment
and hereby assumes and agrees to perform, to pay or discharge any and all
obligations of the tenant under the Lease arising or accruing from and after the
date hereof.

         5.       INDEMNITY BY ASSIGNOR. Assignor hereby agrees to defend,
indemnify and save harmless the Assignee from and against any and all claims,
demands, suits, judgments, losses and other damages which it may suffer on
account of or arising out of any obligation of the tenant under the Lease
accruing or arising on or prior to the date hereof. This indemnity by the
Assignor shall survive the execution and delivery of the Assignment.

         6.       BROKERAGE COMMISSIONS. Each party hereto warrants and
represents to the other that it has employed the services of no broker and owes
no commission or other payment in connection herewith to any person, and agrees
to indemnify and hold the other harmless against the claims of any third person
claiming by or through it for any such commission or fee.

         7.       ASSIGNMENT ALLOWED BY LEASE. Paragraph 15(c) of the Lease
provides that Assignor shall have the right, after first giving notice to the
Landlord, to assign this Lease without the prior written consent of the Landlord
in the event that the Tenant sells its deposits located at the Premises.
Assignor is selling its deposits to the Assignee simultaneously with the
execution of this Assignment and, having given notice to the Landlord, is
therefore permitted under the Lease to make this assignment without the
Landlord's consent.

         IN WITNESS WHEREOF, the parties hereto have caused this Lease
Assignment and Assumption Agreement to be duly executed and delivered as of the
date first above written.

Signed, sealed and delivered in the presence of:      FIRST UNION NATIONAL BANK

/s/ Martin B. Cox                                     By: /s/ Charles H. Young
------------------------------------------------         -----------------------
Witness

MARTIN B. COX                                         Name: CHARLES H. YOUNG
------------------------------------------------           ---------------------
Name (please print)                                           (please print)

/s/ Greg Day                                          Its: VICE PRESIDENT
------------------------------------------------          ----------------------
Witness                                                        "ASSIGNOR"

GREG DAY
------------------------------------------------
Name (please print)

STATE OF FLORIDA
COUNTY OF DUVAL

         The foregoing instrument was acknowledged before me this 18 day of
November, 1998 by CHARLES H. YOUNG, as VICE PRESIDENT of FIRST UNION

                                      -2-
<PAGE>   35

NATIONAL BANK, a national banking association, on behalf of the association.
He/She is personally known to me.

       Monica S Cagnet                 /s/ Monica S. Cagnet
[SEAL] My Commission CC738234          ----------------------------------------
       Expires April 29, 2002          Notary Public, State of Florida
                                       (Type, stamp or print name of notary,
                                       commission number and date commission
                                       expires).

Signed, sealed and delivered in the    BIG LAKE NATIONAL BANK
presence of:

/s/ Michael Bennett
-----------------------------------
Witness

Michael Bennett                        By: /s/ Joe G. Mullins
-----------------------------------       -------------------------------------
Name (please print)
                                       Name:
                                            -----------------------------------
                                                      (please print)
/s/ Denise B. Kelly                    Its:
-----------------------------------        ------------------------------------
Witness                                                  "ASSIGNEE"

Denise B. Kelly
-----------------------------------
Name (please print)

STATE OF FLORIDA
COUNTY OF OKEE

         The foregoing instrument was acknowledged before me this 18th day of
December, 1998 by Joe Mullins, as President of BIG LAKE NATIONAL BANK, a
national banking association, on behalf of the association. He is personally
known to me or has produced __________________________ as identification.

                                       /s/ Tracy Evans
                                       ----------------------------------------
                                       Notary Public, State of Florida
                                       (Type, stamp or print name of notary,
                                       commission number and date commission
                                       expires).

                                           NOTARY PUBLIC - STATE OF FLORIDA
                                                     TRACY EVANS
                                                 COMMISSION #CC639289
                                                  EXPIRES 7/13/2001
                                            BONDED THRU ASA 1-888-NOTARY1

                                     - 3 -

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