Document:

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                                                                   EXHIBIT 10.30

                             ISSUING AGENCY CONTRACT

This Issuing Agency Contract ("Contract") is made and entered into this 28th of
September 2004, by and between Fidelity National Title Insurance Company, a
California corporation ("Principal") and LSI Title Company, a California
corporation ("Agent").

In consideration of the promises and the mutual covenants herein and for other
good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Principal and Agent agree as follows:

1.   APPOINTMENT OF AGENT. Principal hereby appoints Agent as a policy issuing
     agent of Principal for the sole purpose of issuing title insurance
     commitments, policies, endorsements, and other title assurances approved by
     Principal and by all required regulatory agencies, now in existence or
     hereafter developed, relating to real property located in all counties of
     the State of California ("geographic area") in accordance with the terms of
     this Contract; provided, however, that Agent will immediately cease and
     refrain from issuing any policies of Principal in any portion of the
     geographic area in which Principal informs Agent that Principal had, on the
     date indicated above, an exclusive agency agreement with another agent or
     agency. During the term of this Contract, pertaining to the geographic
     area:

     A.   Agent shall issue title insurance commitments, policies and
          endorsements of Principal and any other title insurance company;

     B.   Principal or its affiliates and subsidiaries shall have, and do
          retain, the right to appoint other agents; and

     C.   Principal and its affiliates or subsidiaries shall have, and do
          retain, the right to service directly any customer, and Principal or
          its affiliates or subsidiaries may, without limitation, do any of the
          following:

          (i)  issue directly, from any of its offices, or from any location
               nationwide, commitments, policies, endorsements, or any other
               title assurance or evidence, search or real estate information
               product, or any other product whatsoever, now in existence or
               hereafter developed (all of the foregoing are hereafter
               collectively referred to as "Information"); or

          (ii) purchase or otherwise obtain from any source any search data or
               Information.

2.   CONTRACT TERM. The term of this Contract shall be ten (10) years,
     commencing on October 1, 2004; provided however that Agent shall not issue
     any title insurance commitments, policies and endorsements of Principal in
     any county in the geographic area unless Agent is duly licensed as to act
     as a title agent in or for such county. At any time after the initial five
     (5) years of this Contract, either party may give written notice to the
     other of its election to terminate this Contract with such termination to
     take effect at least five (5) years after delivery of the written notice.
     The term of this Contract shall be automatically extended beyond the
     initial ten (10) year term until (i) written notice is

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     provided by either party and (ii) the term of the notice (which shall not
     be less than five (5) years) has expired. Notwithstanding the foregoing,
     either party hereto may terminate this Contract pursuant to Paragraph 9
     hereof, and the teens of this Contract shall be open for renegotiation
     every three years on written notice of one party to the other.

3.   DUTIES OF PRINCIPAL. Principal shall:

     A.   Furnish Agent forms of commitments, policies, endorsements and other
          forms required for transacting Agent's title insurance business.

     B.   Furnish Agent guidelines and instructions for transacting Agent's
          title insurance business.

     C.   Resolve all risk assumption questions submitted by Agent.

     D.   Arrange for reinsurance where required, to the extent such reinsurance
          is available.

4.   DUTIES OF AGENT. Agent shall:

     A.   Receive and process applications for title insurance in a timely,
          prudent and ethical manner with due regard to recognized title
          insurance underwriting practices and in accordance with Principal's
          bulletins, manuals and other instructions of Principal.

     B.   Base each policy issued on behalf of Principal upon a determination of
          insurability of title that includes

          (i)  a search from earliest public records or in accordance with
               Principal's written instructions; and

          (ii) an examination of all documents affecting title to the subject
               property.

     C.   Supply, at Agent's expense, office space and qualified personnel for
          conducting business pursuant to this Contract by the date of execution
          of this Contract.

     D.   Prepare, preserve and, maintain in Agent's possession a separate file
          for each application for title insurance containing all documents upon
          which Agent relied to make its determination of insurability,
          including, but not limited to: affidavits, maps, plats, lien waivers,
          surveys, title reports, searches, examinations, and work sheets,
          together with a copy of each commitment, policy, endorsement and other
          title assurance issued as well as closing statements, disbursement
          worksheets, copies of all checks disbursed and receipted, deposit
          slips, escrow agreements and any other instruments or documents
          executed or created at Closing. Pertaining to Agent's files:

          (i)  Title thereto shall remain with Agent. Upon termination of this
               Contract, Agent shall allow Principal to copy, at Principal's
               cost and expense,

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               Agent's files. Agent hereby grants to Principal the right to
               enter upon the premises of Agent or other locations where such
               files are maintained, during business hours, for purposes of
               recovering possession thereof;

          (ii) In the event Agent ceases to engage in the title insurance
               business, title to such files shall vest in Principal, and Agent
               shall deliver said files to Principal immediately upon
               termination of this Contract. Agent hereby grants to Principal
               the right to enter upon the premises of Agent or other locations
               where such said files are maintained, during business hours, for
               purposes of recovering possession thereof.

          (iii) In the event Agent sells, transfers or conveys its title
               insurance operations or any interest therein to a third party,
               Principal shall have the right to copy such files, and the right
               to copy shall survive any sale, transfer or encumbrance of
               Agent's title insurance operations or an interest therein. Agent
               hereby grants to Principal the right to enter upon the premises
               of Agent or other locations where said title files are
               maintained, during business hours, for purposes of making a
               reproduction thereof.

     E.   Report to Principal, as hereafter set forth, by sending to Principal
          any one of the following:

          (i)  a copy of each policy, endorsement and other title assurance
               issued by Agent; or

          (ii) a voucher containing information regarding each policy,
               endorsement and other title assurance issued by Agent, as
               instructed by Principal; or

          (iii) information regarding each policy, endorsement and other title
               assurance issued by Agent, in magnetic or electronic format, as
               instructed by Principal.

     F.   Maintain a policy register in a form approved by Principal showing the
          disposition of all policies and other pre-numbered forms furnished by
          Principal. Upon request by Principal, Agent shall furnish a statement
          accounting for all such forms and shall return all spoiled, obsolete
          or canceled policies and forms to Principal. Agent shall safely
          maintain and store all forms furnished by Principal and hereby assumes
          liability for loss or damage suffered by Principal by reason of
          Agent's wrongful or negligent use or storage of such forms.

     G.   Provide Principal annually copies of annual financial statements of
          the agency and an updated Information Affidavit, such financial
          statements to be kept confidential by Principal.

     H.   Perform such services and render such assistance as Principal may
          reasonably request in connection with any claim or litigation arising
          from a commitment, policy, endorsement or other title assurance issued
          by Agent or by Principal on behalf of Agent or on account of any
          conduct of Agent, whether such claim or

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          litigation is instituted during the term of this Contract or following
          termination thereof. In addition, Agent shall promptly forward to
          Principal:

          (i)  all documents received by Agent in which Principal is a party to
               judicial proceedings;

          (ii) all written complaints or inquiries made to any regulatory agency
               regarding transactions involving title insurance policies,
               endorsements, commitments or other title assurances of Principal;

          (iii) any information alleging a claim involving a policy, commitment,
               endorsement or other title assurance of Principal or a
               transaction for which Principal may be liable; and

          (iv) all original documentation and work papers associated with the
               transaction or conduct giving rise to any claim or complaint.

     I.   In those instances where Agent closes real estate transactions and
          receives and disburses funds of others, Agent shall

          (a)  maintain said funds safely in accounts fully insured by an agency
               of the Federal Government and in accordance with applicable state
               laws;

          (b)  maintain separate from Agent's personal or operating accounts all
               funds received by Agent from any source in connection with
               transaction(s) in which Principal's title insurance is involved;

          (c)  disburse such funds only for the purposes for which they were
               entrusted;

          (d)  maintain an escrow ledger for each title insurance order
               involving fiduciary funds, which ledger shall separately reflect
               the escrow activity for each order;

          (e)  maintain a control account showing total fiduciary liability for
               each escrow bank account; and

          (f)  reconcile monthly the control account and ledger records to the
               monthly bank statement.

     J.   Comply with all applicable laws and regulations relating to the
          conduct of Agent's business.

     K.   Comply with all bulletins, manuals and other instructions furnished to
          Agent in writing, by facsimile or other electronic transmission by
          Principal. If any reasonable doubt exists with regard to the
          insurability or marketability of title or as to whether a particular
          risk is extra-ordinary or extra-hazardous, Agent shall contact
          Principal or Principal's designated underwriting counsel for guidance
          and approval.

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     L.   The parties hereto acknowledge that Agent is not an agent of Principal
          for purposes of conducting a Closing, as defined in Paragraph 7H
          hereof; however, because Principal may be subject to allegations of
          liability for acts of Agent with regard to Agent's settlement or
          escrow business, Agent shall cooperate with Principal in the
          performance of audits of Agent's escrow records, accounts and
          procedures. In addition, Agent agrees to provide to Principal, within
          thirty (30) days following receipt, a copy of any audit conducted by
          any accounting firm with respect to Agent's escrow records, accounts
          or procedures.

     M.   Timely furnish the insured with a title insurance policy and other
          title assurances Agent is obligated to issue.

     N.   Maintain in confidence the terms and conditions of this Contract.

     O.   Neither Agent nor any affiliate shall pay any commission for the
          solicitation or negotiation of any services constituting the business
          of title insurance, other than the payment of commissions, incentive
          compensation, or bonuses with respect to full-time salaried employees
          based on any such employees' level of production of any services
          constituting the business of title insurance. If Agent or, where
          applicable, its affiliates makes any such payments to full-time
          salaried employees, Agent or affiliate shall maintain adequate records
          detailing the conditions to receipt of any commission, incentive
          compensation, or bonus, the recipient thereof, and the amount paid. No
          employee of Agent shall, directly or indirectly, pay or offer to pay,
          either directly or indirectly, any part of his or her compensation to
          any person or entity defined in California Insurance Code section
          12404, as an inducement for or as compensation for any title insurance
          business or any escrow or other title business.

5.   RATES AND REMITTANCES. Attached hereto and made a part hereof is a Schedule
     of Rates and Remittances or Rider. Agent shall quote, charge, and collect
     the Rates set forth therein and shall report and remit to Principal
     premiums as set forth therein.

6.   INSURANCE AND SECURITY MEASURES.

     A.   Agent shall immediately obtain and keep in full force, at Agent's
          expense, during the term of this Contract, Title Insurance Agent's
          Errors and Omissions Policy with opinion of title coverage, with an
          insurance company acceptable to Principal in a sum of not less than
          $1,000,000,000 with, if reasonably available, a loss payee provision
          in favor of Principal. Agent will submit a copy of the policies to
          Principal within 14 days of the effective date of this Contract, and
          Agent agrees to furnish Principal annually with a copy of such
          policies and any renewals thereof and any other evidence that
          Principal may deem necessary to demonstrate compliance with this
          provision. Agent hereby assigns to Principal, Principal's legal
          representatives and assigns, all sums claims, demands and causes of
          action of whatsoever kind, that Agent may have against Agent's Errors
          and Omissions insurance company, in connection with all claims arising
          out of the actions of

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          Agent, its employees, agents, independent contractors and
          subcontractors which fall within the scope of this Paragraph 6 and the
          Contract hereof.

     B.   The parties hereby adopt and incorporate by reference the California
          Land Title Association's Account Review Processes and Oversight and
          Internal Control Guidelines for Title Insurance Companies, Agencies,
          and Approved Attorneys, and Employee Affidavit, a copy of which is
          attached hereto as SCHEDULE A and is incorporated herein by this
          reference.

7.   LIMITATIONS ON AGENT'S AUTHORITY. Agent shall not, without prior written
     approval of Principal:

     A.   Commit Principal to a risk in excess of One Million Five Hundred
          Thousand Dollars ($1,500,000.00). This limit shall include not only
          the commitment, policy, endorsement and/or other title assurance
          immediately being issued, but also risks where:

          (i)  Agent knows or has reason to believe that additional title
               insurance will be ordered covering substantially the same real
               property; or

          (ii) the aggregate liability will exceed the referenced limit, such as
               condominium and time share projects (hereafter referred to as the
               "Risk Limit").

     B.   Commit Principal to insure a title involving a risk which, if
          disclosed to Principal, would have been determined to be
          extra-ordinary or extra-hazardous, or which Agent knew or could have
          discovered, through the exercise of reasonable diligence, to have been
          based upon a disputed title. The provisions hereunder shall apply
          notwithstanding the fact that the dollar amount of the transaction or
          the risk is less than the Risk Limit set forth in Paragraph 7A hereof.

     C.   Alter the printed language of any commitment, policy, endorsement or
          other form furnished by Principal, or commit Principal to any
          particular interpretation of the terms or provisions thereof or issue
          any policy, endorsement or other title assurance which has not been
          approved for use by all required state regulatory agencies and by
          Principal.

     D.   Adjust or otherwise settle or attempt to settle any claim for loss for
          which Principal may become liable or engage counsel to represent
          Principal or the insured.

     E.   Accept service of process on Principal. Agent shall immediately notify
          Principal of any attempted service of process upon Agent for
          Principal. Agent shall also immediately notify Principal of any matter
          that is or may become a claim against Principal of which Agent has
          knowledge.

     F.   Incur bills or debts chargeable to Principal.

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     G.   Commit Principal to a risk with respect to a transaction in which
          Agent, a member of Agent's immediate family, a partner, member or
          shareholder of Agent or a member of the immediate family of a partner,
          member or shareholder of Agent has or will have a legal or an
          equitable interest.

     H.   Handle escrow funds or conduct a Closing, as hereafter defined, of a
          transaction in which Agent, a member of Agent's immediate family, a
          partner, member or shareholder of Agent or a member of the immediate
          family of a partner, member or shareholder of Agent has or will have a
          legal or an equitable interest. The term "Closing" as used in this
          Contract shall mean: the handling and disbursement of settlement funds
          or the providing of settlement services.

     I.   Insure or commit to insure any property for an amount other than the
          fair market value of the estate or interest to be insured or the
          amount of the mortgage or portion thereof and other indebtedness
          secured thereby to be insured.

     J.   Neither Agent nor any Affiliated Attorney of Agent will represent any
          insured as against the interests of Principal. The term "Affiliated
          Attorney" as used herein shall mean any attorney who is an employee,
          associate, member, shareholder, or partner of Agent or any law firm
          that owns any legal or beneficial interest in Agent.

8.   LIABILITY OF AGENT. Agent shall be liable to and agrees to indemnify and to
     save harmless Principal for all attorney's fees, court costs,
     administrative and other expenses and loss or aggregate of losses resulting
     from any one or more of the following:

     A.   Errors or omissions in any commitment, policy, endorsement or other
          title assurance which were disclosed by the application, by the
          abstracting, examination or other work papers or which were known to
          Agent or which, in the exercise of due diligence, should have been
          known to Agent;

     B.   Errors and/or omissions in any commitment, policy, endorsement or
          other title assurance caused by the abstracting or examination of
          title by Agent, Agent's employees, Agent's subcontractors or Agent's
          independent contractors;

     C.   Failure of any title insurance commitment, policy, endorsement or
          other title assurance to correctly reflect the status of title, the
          description of the insured real property or the vesting of title;

     D.   Failure of Agent, its officers and employees to comply with the terms
          of this Contract or with the guidelines, regulations or instructions
          given to Agent by Principal;

     E.   Any improper Closing or attempted Closing by Agent, Agent's employees,
          Agents subcontractors or Agent's independent contractors, including
          but not limited to:

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          (i)  loss or misapplication of customer funds, documents, or any other
               thing of value entrusted to Agent in any custodial or fiduciary
               capacity resulting in loss to Principal;

          (ii) failure to disburse properly or close in accordance with escrow
               and/or closing instructions;

          (iii) misappropriation of escrow or closing funds by Agent, its
               officers, subcontractors or employees;

          (iv) any loss pursuant to an Insured Closing Letter issued by
               Principal on behalf of Agent; or

          (v)  failure to disburse immediately available funds.

     F.   Issuance of a commitment, policy, endorsement or other title assurance
          insuring an extra-ordinary risk, extra-hazardous risk, or a risk Agent
          knew or should have know to be based upon a disputed title, not
          approved by Principal in advance of the issuance by Agent of documents
          committing Principal to insure.

     G.   Any act or failure to act by Agent or its employees, officers, agents,
          independent contractors or subcontractors which results in allegations
          of liability with respect to Principal or which results in Principal
          being liable for punitive, contractual or extra-contractual damages.

     H.   Assessment of a fine against Principal by the State Department of
          Insurance or the entity which supervises title insurance as a result
          of Agent's violation of any regulations of the State Department of
          Insurance or State laws or regulations applicable to title insurance.

     I.   Failure of Agent to timely furnish insured with a title policy which
          Agent is obligated to issue.

Agent agrees to immediately notify its fidelity bond carrier or errors and
omissions insurance carrier of any claim for which Agent may be liable to
Principal.

9.   TERMINATION OF ISSUING AGENCY CONTRACT. Notwithstanding anything the
     contrary herein, this Contract may be terminated in the event any one of
     the following events of default should occur:

     A.   Agent fails to report policies or remit premiums in accordance with
          the provisions hereof said default continues for the applicable cure
          period;

     B.   Agent materially deviates from the guidelines, instructions or escrow
          accounting standards of Principal furnished to Agent;

     C.   Either party hereto fails to perform any of the other material
          provisions, covenants or conditions of this Contract on its part to be
          performed;

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     D.   A petition under the United States Bankruptcy Code is filed by or
          against either party hereto;

     E.   A supervisor, conservator or receiver is appointed for either party
          hereto or for substantially all of the assets of said party;

     F.   Agent ceases to engage in the abstract and title insurance agency
          business or Agent's license to engage in the abstract and title
          insurance business is revoked or suspended;

     G.   There is a change in the senior management of Agent, and Agent fails
          to secure prior written approval of Principal;

     H.   There is a change of more than 50% of the ownership of the Agent, and
          Agent fails to secure prior written approval of Principal;

     I.   The loss ratio during any calendar year, as herein defined, arising
          from policies issued by Agent, equals or exceeds fifty percent (50%);
          or

     J.   Agent, or any of its partners, shareholders, members or principals is
          convicted of a felony offense, is disbarred or is suspended from the
          practice of law or is determined by administrative proceedings or
          otherwise to have acted in violation of state or federal laws
          governing title insurance or activities related thereto.

Upon the occurrence of an event of default, the non-defaulting party may
terminate this Contract, upon the expiration of thirty (30) days from the date
of written notice of default to the defaulting party and the defaulting party's
failure to cure. Notwithstanding the foregoing, upon the occurrence of an event
of default as described in Paragraph 9D or 9E, this Contract shall automatically
terminate without notice. Upon the occurrence of an event of default as
described in Paragraph 9B, 9F or 11, this Contract may be terminated by
Principal immediately upon delivery of written notice to Agent.

Upon expiration or termination of this Contract, Agent shall immediately furnish
to Principal a true, correct and complete accounting of all remittances due
hereunder, all orders involving Principal's title assurances which have not
closed, all orders involving Principal's title assurances which have closed but
for which no policy has been issued and all commitments, policies, endorsements
and other title assurances of Principal which have been issued but not reported
to Principal. Agent shall also provide Principal access to all forms and all
files relating to commitments, policies and other title assurances of Principal.
Agent shall promptly make an accounting of and deliver to Principal all unused
title insurance forms, manuals, advertising, promotional materials, other
supplies exhibiting Principal's name or any variation thereof and all other
supplies furnished by Principal to Agent, except those which Principal
authorizes Agent to retain for purposes of completing pending transactions.

If Principal terminates this Contract as provided for herein, Principal shall at
the same time give notice of the termination to the California Insurance
Commissioner.

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10.  EXAMINATION OF RECORDS. Agent agrees to provide to Principal access for
     examination purposes at any reasonable time or times to all files, books
     and accounts and other records of Agent relating to the business carried on
     hereunder and relating to the Closing of transactions involving a
     commitment to issue Principal's title assurances. Such right of examination
     may also be exercised after termination of this Contract.

11.  SHORTAGE OF FUNDS. In the event a shortage is revealed or discovered in
     Agent's accounts of funds entrusted to Agent by others or in the
     remittances due Principal hereunder, then Principal may declare immediately
     due and payable any debts owed by Agent, including any funds for which
     Principal may be responsible or have a liability therefor. On demand by
     Principal, Agent shall immediately make good the shortage.

12.  ADVERTISING. Agent agrees that it will not use the tradename, trade mark or
     any variation thereof of Principal or any of its subsidiaries or affiliated
     entities on any of its advertising without the prior written approval of
     Principal.

13.  CLAIMS. If a policy claim is made to Agent, if Agent receives notice of a
     potential claim, or if Agent receives notice of litigation which may result
     in a claim, Agent shall, immediately, by facsimile transmission or
     overnight mail, give notice of same to Principal and shall lend all
     reasonable assistance, without charge to Principal, in investigating,
     adjusting or contesting said claim. Agent is not authorized to act as or to
     provide counsel in connection with said claim; however, Principal may seek
     Agent's assistance in the selection of counsel.

14.  NOTICES. Except as otherwise specifically set forth in this Contract, all
     notices, requests, demands and other communications hereunder shall be in
     writing and shall be deemed to have been duly given when delivered by hand
     or when mailed first class postage prepaid, certified or registered mail,
     return receipt requested:

          If to Principal, to: Fidelity National Title Insurance Company
                               601 Riverside Avenue
                               Jacksonville FL 32204
                               Attn.: Agency Department

          If to Agent, to:     LSI Title Company
                               171 N. Clark St.,
                               8th Floor
                               Chicago, Illinois 60601

or to such other address or addresses as each of the parties may communicate in
writing to the other.

15.  NON-WAIVER BY PRINCIPAL. The failure of Principal to enforce strictly the
     performance by Agent of any provision of this Contract or to exercise any
     right or remedy following from Agent's breach of any condition herein or
     the acceptance by Principal of any payment, remittance or other performance
     during Agent's failure to perform or during Agent's breach shall not be
     deemed a waiver by Principal of its rights

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     under this Contract as written and shall not be construed to be an
     amendment or modification of this Contract as written.

16.  ENTIRE AGREEMENT; PRIOR AGREEMENTS. This Contract sets forth the entire
     understanding and agreement between the parties hereto with respect to the
     subject matter hereof. No terms, conditions, or warranties, other than
     those contained herein, and no amendments or modifications hereto shall be
     valid unless made in writing and signed by the parties hereto. This
     Contract supersedes all prior understandings of any kind, whether written
     or oral, with respect to the Contract and the subject matter hereof.

17.  ASSIGNMENT; BINDING EFFECT. This Contract is not assignable by Agent except
     upon written consent of Principal, and in any event shall be subject to the
     prior approval of the California Department of Insurance so long as Agent
     and Principal are "affiliates" as defined in section 1215 of the California
     Insurance Code. This Contract is, however, binding on and inures to the
     benefit of any corporate successor, parent corporation, affiliate or wholly
     owned subsidiary of Principal. The duties and obligations of Agent and any
     signatory or guarantor hereunder shall survive any merger, consolidation,
     dissolution or change in ownership or structure of Agent.

18.  EXCLUSIVITY. Agent shall have no authority and will not undertake to,
     without the prior written consent of Principal, serve as a policy issuing
     agent for, or issue title insurance commitments, policies, endorsements or
     other title assurances relating to real property located in the geographic
     area on behalf of, any person or entity, other than Principal, Chicago
     Title Insurance Company, National Title Insurance of New York, Inc., or any
     other title insurance underwriter within the Fidelity National Financial,
     Inc. holding company system.

19.  INVALID PROVISIONS. If any provision of this Contract or the other
     documents contemplated hereby is held to be illegal, invalid, or
     unenforceable under present or future laws, such provisions shall be fully
     severable; the appropriate documents shall be construed and enforced as if
     such illegal, invalid or unenforceable provision had never comprised a part
     hereof or thereto; and the remaining provisions hereof or thereof shall
     remain in full force and effect and shall not be affected by the illegal,
     invalid, or unenforceable provision. There shall be added automatically as
     a part hereof or thereto a provision as similar in terms to such illegal,
     invalid or unenforceable provision as may be possible and still be legal,
     valid and binding.

20.  GOVERNING LAW. This Contract shall be governed by and construed in
     accordance with the laws of the State of California.

21.  ATTORNEY'S FEES; COSTS; VENUE. If a legal action or other proceedings are
     brought for the enforcement of this Contract, or because of any alleged
     dispute, breach, default or misrepresentation in connection with any of the
     provisions of this Contract, the prevailing party shall be entitled to
     recover reasonable attorneys' fees, administrative costs and other costs
     incurred in that action or proceeding in addition to any other relief to
     which it may be entitled. In addition, in the event of a material breach by
     Agent, Principal shall be entitled to recover all costs and loss associated
     with resolving the

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     matter giving rise to said material breach. Venue for any such proceeding
     shall be a location of Principal's choice.

22.  OTHER AGREEMENTS VOID. It is expressly understood and agreed by and between
     the parties hereto that this Contract sets forth all the promises,
     agreements, conditions and understandings between Principal and Agent with
     respect to this Contract and the subject matter hereof. Pertaining to such
     Contract, there are no promises, agreements, conditions or understandings,
     either oral or written, between them other than as are herein set forth.

23.  CONTRACT. The terms and conditions of this Contract shall apply only to
     Principal named herein and shall not apply to any company now or hereafter
     affiliated with Principal or with Principal's affiliate Chicago Title and
     Trust Company.

24.  SIGNATURES IN COUNTERPART. This Contract and any amendments or attachments
     thereto may be executed in one or more counterparts, each of which shall be
     construed together to form one contract.

IN WITNESS WHEREOF, this Contract is executed this 28th day of September, 2004.

AGENT:

LSI Title Company

By  /s/ Donald E. Partington
    -------------------------------------
    Donald E. Partington
    Senior Vice President

PRINCIPAL:

Fidelity National Title Insurance Company

By  /s/ Peter T. Sadowski
    -------------------------------------
    Peter T. Sadowski
    Senior Vice President

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                        RIDER TO ISSUING AGENCY CONTRACT

This Rider to Issuing Agency Contract (hereinafter referred to as "Rider") is
made by and between Fidelity National Title Insurance Company ("Principal") and
LSI Title Company ("Agent") in order to amend and modify the terms and
provisions of that certain Issuing Agency Contract dated July __, 2004 and
executed contemporaneously herewith (the Issuing Agency Contract and this Rider
are hereinafter collectively referred to as the "Contract.")

              RATES, REMITTANCES, AND GENERAL LIABILITY LIMITATION

1.   Attached hereto is the schedule of rates and remittances or manual for the
     area covered by this Contract. Agent shall quote, charge and collect said
     rates for each policy issued. Principal reserves the right to amend this
     schedule, at its discretion.

2.   Principal will quote special rates on request for special or unusual
     situations.

3.   For extraordinary or extra-hazardous risks and for extensions of policy
     coverage, Principal reserves the right to set and determine the charge.

4.   For each commitment, policy and endorsement of Principal issued by Agent
     pursuant to this Contract, Agent shall report and remit eight percent (8%)
     of the rates set forth in Paragraph number "i" of this Rider. If the Loss
     Percentage during any calendar year, as herein defined, arising from
     policies issued by Agent, equals or exceeds twenty percent (20%), Agent and
     Principal agree to review and adjust, in good faith, the remittance rate
     set forth in this paragraph and the general liability limit set forth in
     the Paragraph numbered "9" of this Rider. For the purposes of this
     paragraph, Loss Percentage shall mean the total losses incurred by
     Principal during a calendar year or portion thereof at the inception of
     this Agreement (including all costs and attorneys fees paid, net of
     recoupment, plus claim-based reserves set during such period) divided by
     remittances received pursuant to this paragraph during the same calendar
     year or portion thereof at the inception of this Agreement, expressed as a
     percentage.

5.   For charges made pursuant to Paragraphs numbered "2" and "3" of this Rider,
     and orders referred to Agent by Principal, Agent shall remit an amount as
     shall be agreed upon between Principal and Agent.

6.   Where Principal purchases reinsurance or excess coinsurance, a decision
     that rests solely with Principal, the division of the rates as herein
     provided shall be computed on the net amount remaining after deducting the
     costs thereof. Agent shall remit to Principal the cost of such reinsurance
     or coinsurance.

7.   All payments required hereunder shall be directed to Principal as hereafter
     set forth: Remitted premiums, together with any remittance report or
     information required by the Contract, shall be delivered to Principal at
     the following address: Fidelity National Title Insurance Company, 601
     Riverside Avenue, Jacksonville FL 32204, Attn: Agency Accounting no later
     than thirty (30) days following the Effective Date, as hereinafter defined,
     of the title assurance. The Effective Date of any title assurance shall be
     the policy date set forth in Schedule A of the title insurance policy.

                                       13

<PAGE>

8.   Compensation. Principal's compensation shall be the amount required to be
     remitted hereunder by Agent. Agent's compensation shall be the rates and
     charges herein required to be collected, less the amount remitted to
     Principal. It is the Parties' mutual understanding and intent to maintain
     an annual weighted average compensation to Principal (and/or its
     affiliates) of twelve percent (12%) (or as adjusted pursuant to paragraph 4
     of this Rider) of the rates and charges required to be collected by Agent
     and its affiliates on a nationwide basis pursuant to all Issuing Agency
     Agreements in force between the Parties and/or their respective affiliates.
     The Parties hereto agree to assess on an annual basis the aggregate
     compensation of Principal and/or its affiliates under all such Issuing
     Agency Agreements, and to prospectively adjust the amounts remitted by
     Agent under one or more such Agreements in a good faith attempt to maintain
     the desired weighted average on a nationwide basis.

9.   General Liability Limit of Agent: Subject to the provisions of Paragraph 8,
     Agent shall be liable for the first portion of any Loss sustained or
     incurred by Principal as a result of the issuance of the Title Assurances
     by Agent in the following amount: $5,000.

Executed this 28th day of September, 2004

AGENT:                                 PRINCIPAL:

LSI Title Company                      Fidelity National Title Insurance Company

By: /s/ Donald E. Partington           By: /s/ Peter T. Sadowski
    --------------------------------       ------------------------------------
    Donald E. Partington                   Peter T. Sadowski
    Senior Vice President                  Senior Vice President

                                       14<PAGE>
                                                                   EXHIBIT 10.31

                            ISSUING AGENCY CONTRACT

This Issuing Agency Contract ("Contract") is made and entered into this 28th of
September 2004, by and between Fidelity National Title Insurance Company, a
California corporation ("Principal") and LSI Title Agency, Inc., an Illinois
corporation ("Agent").

In consideration of the promises and the mutual covenants herein and for other
good and valuable consideration, the receipt and sufficiency of which are hereby
acknowledged, Principal and Agent agree as follows:

1.   APPOINTMENT OF AGENT. Principal hereby appoints Agent as a policy issuing
     agent of Principal for the sole purpose of issuing title insurance
     commitments, policies, endorsements and other title assurances approved by
     Principal and by all required regulatory agencies, now in existence or
     hereafter developed, relating to real property located in all counties of
     the states listed on EXHIBIT A attached hereto ("geographic area") in
     accordance with the terms of this Contract; provided, however, that Agent
     will immediately cease and refrain from issuing any policies of Principal
     in any portion of the geographic area in which Principal informs Agent that
     Principal had, on the date indicated above, an exclusive agency agreement
     with another agent or agency. During the term of this Contract, pertaining
     to the geographic area:

     A.   Agent shall issue title insurance commitments, policies and
          endorsements of Principal and any other title insurance company;

     B.   Principal or its affiliates and subsidiaries shall have, and do
          retain, the right to appoint other agents; and

     C.   Principal and its affiliates or subsidiaries shall have, and do
          retain, the right to service directly any customer, and Principal or
          its affiliates or subsidiaries may, without limitation, do any of the
          following:

          (i)  issue directly, from any of its offices, or from any location
               nationwide, commitments, policies, endorsements, or any other
               title assurance or evidence, search or real estate information
               product, or any other product whatsoever, now in existence or
               hereafter developed (all of the foregoing are hereafter
               collectively referred to as "Information"); or

          (ii) purchase or otherwise obtain from any source any search data or
               Information.

2.   CONTRACT TERM. The term of this Contract shall be ten (10) years,
     commencing on October 1, 2004; provided however that Agent shall not issue
     any title insurance commitments, policies and endorsements of Principal in
     any county or state in the geographic area until Agent is duly licensed to
     do so by the applicable regulatory body in such state or permitted to do so
     by applicable law or regulation of such state. At any time after the
     initial five (5) years of this Contract, either party may give written
     notice to the other of its election to terminate this Contract with such
     termination to take effect at least

                                     Page 1

<PAGE>

     five (5) years after delivery of the written notice. The term of this
     Contract shall be automatically extended beyond the initial ten (10) year
     term until (i) written notice is provided by either party and (ii) the term
     of the notice (which shall not be less than five (5) years) has expired.
     Notwithstanding the foregoing, either party hereto may terminate this
     Contract pursuant to Paragraph 9 hereof, and the terms of this Contract
     shall be open for renegotiation every three years on written notice of one
     party to the other.

3.   DUTIES OF PRINCIPAL. Principal shall:

     A.   Furnish Agent forms of commitments, policies, endorsements and other
          forms required for transacting Agent's title insurance business.

     B.   Furnish Agent guidelines and instructions for transacting Agent's
          title insurance business.

     C.   Resolve all risk assumption questions submitted by Agent.

     D.   Arrange for reinsurance where required, to the extent such reinsurance
          is available.

4.   DUTIES OF AGENT. Agent shall:

     A.   Receive and process applications for title insurance in a timely,
          prudent and ethical manner with due regard to recognized title
          insurance underwriting practices and in accordance with Principal's
          bulletins, manuals and other instructions of Principal.

     B.   Base each policy issued on behalf of Principal upon a determination of
          insurability of title that includes

          (i)  a search from earliest public records or in accordance with
               Principal's written instructions; and

          (ii) an examination of all documents affecting title to the subject
               property.

     C.   Supply, at Agent's expense, office space and qualified personnel for
          conducting business pursuant to this Contract by the date of execution
          of this Contract.

     D.   Prepare, preserve and maintain in Agent's possession a separate file
          for each application for title insurance containing all documents upon
          which Agent relied to make its determination of insurability,
          including, but not limited to: affidavits, maps, plats, lien waivers,
          surveys, title reports, searches, examinations, and work sheets,
          together with a copy of each commitment, policy, endorsement and other
          title assurance issued as well as closing statements, disbursement
          worksheets, copies of all checks disbursed and receipted, deposit
          slips, escrow agreements and any other instruments or documents
          executed or created at Closing. Pertaining to Agent's files:

                                     Page 2

<PAGE>

          (i)  Title thereto shall remain with Agent. Upon termination of this
               Contract, Agent shall allow Principal to copy, at Principal's
               cost and expense, Agent's files. Agent hereby grants to Principal
               the right to enter upon the premises of Agent or other locations
               where such files are maintained, during business hours, for
               purposes of recovering possession thereof;

          (ii) In the event Agent ceases to engage in the title insurance
               business, title to such files shall vest in Principal, and Agent
               shall deliver said files to Principal immediately upon
               termination of this Contract. Agent hereby grants to Principal
               the right to enter upon the premises of Agent or other locations
               where such said files are maintained, during business hours, for
               purposes of recovering possession thereof; and

          (iii) In the event Agent sells, transfers or conveys its title
               insurance operations or any interest therein to a third party,
               Principal shall have the right to copy such files, and the right
               to copy shall survive any sale, transfer or encumbrance of
               Agent's title insurance operations or an interest therein. Agent
               hereby grants to Principal the right to enter upon the premises
               of Agent or other locations where said title files are
               maintained, during business hours, for purposes of making a
               reproduction thereof.

     E.   Report to Principal, as hereafter set forth, by sending to Principal
          any one of the following:

          (i)  a copy of each policy, endorsement and other title assurance
               issued by Agent; or

          (ii) a voucher containing information regarding each policy,
               endorsement and other title assurance issued by Agent, as
               instructed by Principal; or

          (iii) information regarding each policy, endorsement and other title
               assurance issued by Agent, in magnetic or electronic format, as
               instructed by Principal.

     F.   Maintain a policy register in a form approved by Principal showing the
          disposition of all policies and other pre-numbered forms furnished by
          Principal. Upon request by Principal, Agent shall furnish a statement
          accounting for all such forms and shall return all spoiled, obsolete
          or canceled policies and forms to Principal. Agent shall safely
          maintain and store all forms furnished by Principal and hereby assumes
          liability for loss or damage suffered by Principal by reason of
          Agent's wrongful or negligent use or storage of such forms.

     G.   Provide Principal annually copies of annual financial statements of
          the agency and an updated Information Affidavit, such financial
          statements to be kept confidential by Principal.

     H.   Perform such services and render such assistance as Principal may
          reasonably request in connection with any claim or litigation arising
          from a commitment, policy, endorsement or other title assurance issued
          by Agent or by Principal on

                                     Page 3

<PAGE>

          behalf of Agent or on account of any conduct of Agent, whether such
          claim or litigation is instituted during the term of this Contract or
          following termination thereof. In addition, Agent shall promptly
          forward to Principal:

          (i)  all documents received by Agent in which Principal is a party to
               judicial proceedings;

          (ii) all written complaints or inquiries made to any regulatory agency
               regarding transactions involving title insurance policies,
               endorsements, commitments or other title assurances of Principal;

          (iii) any information alleging a claim involving a policy, commitment,
               endorsement or other title assurance of Principal or a
               transaction for which Principal may be liable; and

          (iv) all original documentation and work papers associated with the
               transaction or conduct giving rise to any claim or complaint.

     I.   In those instances where Agent closes real estate transactions and
          receives and disburses funds of others, Agent shall

          (a)  maintain said funds safely in accounts fully insured by an agency
               of the Federal Government and in accordance with applicable state
               laws;

          (b)  maintain separate from Agent's personal or operating accounts all
               funds received by Agent from any source in connection with
               transaction(s) in which Principal's title insurance is involved;

          (c)  disburse such funds only for the purposes for which they were
               entrusted;

          (d)  maintain an escrow ledger for each title insurance order
               involving fiduciary funds, which ledger shall separately reflect
               the escrow activity for each order;

          (e)  maintain a control account showing total fiduciary liability for
               each escrow bank account; and

          (f)  reconcile monthly the control account and ledger records to the
               monthly bank statement.

     J.   Comply with all applicable laws and regulations relating to the
          conduct of Agent's business.

     K.   Comply with all bulletins, manuals and other instructions furnished to
          Agent in writing, by facsimile or other electronic transmission by
          Principal. If any reasonable doubt exists with regard to the
          insurability or marketability of title or as to whether a particular
          risk is extra-ordinary or extra-hazardous, Agent shall contact
          Principal or Principal's designated underwriting counsel for guidance
          and approval.

     L.   The parties hereto acknowledge that Agent is not an agent of Principal
          for purposes of conducting a Closing, as defined in Paragraph 7H
          hereof; however, because Principal may be subject to allegations of
          liability for acts of Agent with

                                     Page 4

<PAGE>

          regard to Agent's settlement or escrow business, Agent shall cooperate
          with Principal in the performance of audits of Agent's escrow records,
          accounts and procedures. In addition, Agent agrees to provide to
          Principal, within thirty (30) days following receipt, a copy of any
          audit conducted by any accounting firm with respect to Agent's escrow
          records, accounts or procedures.

     M.   Timely furnish the insured with a title insurance policy and other
          title assurances Agent is obligated to issue.

     N.   Maintain in confidence the terms and conditions of this Contract.

     O.   Neither Agent nor any affiliate shall pay any commission for the
          solicitation or negotiation of any services constituting the business
          of title insurance, other than the payment of commissions, incentive
          compensation, or bonuses with respect to full-time salaried employees
          based on any such employees' level of production of any services
          constituting the business of title insurance. If Agent or, where
          applicable, its affiliates makes any such payments to full-time
          salaried employees, Agent or affiliate shall maintain adequate records
          detailing the conditions to receipt of any commission, incentive
          compensation, or bonus, the recipient thereof, and the amount paid. No
          employee of Agent shall, directly or indirectly, pay or offer to pay,
          either directly or indirectly, any part of his or her compensation to
          any person or entity defined in California Insurance Code section
          12404, as an inducement for or as compensation for any title insurance
          business or any escrow or other title business.

5.   RATES AND REMITTANCES. Agent has been provided with a Schedule of Rates and
     Remittances for the geographic area. Agent shall quote, charge, and collect
     the Rates set forth therein, as may be amended from time to time by
     Principal, and shall report and remit to Principal premiums as set forth
     therein.

6.   INSURANCE. Agent shall immediately obtain and keep in full force, at
     Agent's expense, during the term of this Contract:

          (i)  Title Insurance Agent's Errors and Omissions Policy with opinion
               of title coverage, with an insurance company acceptable to
               Principal in a sum of not less than $1,000,000 with, if
               reasonably available, a loss payee provision in favor of
               Principal; and

          (ii) Fidelity Insurance of $1,000,000 covering all officers,
               employees, shareholders, partners, members and other principals
               of Agent with a loss payee provision in favor of Principal.

Agent will submit a copy of the policies to Principal within 14 days of the
effective date of this Contract, and Agent agrees to furnish Principal annually
with a copy of such policies and any renewals thereof and any other evidence
that Principal may deem necessary to demonstrate compliance with this provision.
Agent hereby assigns to Principal, Principal's legal representatives and
assigns, all sums claims, demands and causes of action of whatsoever kind, that
Agent may

                                     Page 5

<PAGE>

have against Agent's Errors and Omissions insurance company and against Agent's
Fidelity insurance company, in connection with all claims arising out of the
actions of Agent, its employees, agents, independent contractors and
subcontractors which fall within the scope of this Paragraph 6 and the Contract
hereof.

7.   LIMITATIONS ON AGENT'S AUTHORITY. Agent shall not, without prior written
     approval of Principal:

     A.   Commit Principal to a risk in excess of One Million Five Hundred
          Thousand Dollars ($1,500,000.00). This limit shall include not only
          the commitment, policy, endorsement and/or other title assurance
          immediately being issued, but also risks where

          (i)  Agent knows or has reason to believe that additional title
               insurance will be ordered covering substantially the same real
               property; or

          (ii) the aggregate liability will exceed the referenced limit, such as
               condominium and time share projects (hereafter referred to as the
               "Risk Limit").

     B.   Commit Principal to insure a title involving a risk which, if
          disclosed to Principal, would have been determined to be
          extra-ordinary or extra-hazardous, or which Agent knew or could have
          discovered, through the exercise of reasonable diligence, to have been
          based upon a disputed title. The provisions hereunder shall apply
          notwithstanding the fact that the dollar amount of the transaction or
          the risk is less than the Risk Limit set forth in Paragraph 7A hereof.

     C.   Alter the printed language of any commitment, policy, endorsement or
          other form furnished by Principal, or commit Principal to any
          particular interpretation of the terms or provisions thereof or issue
          any policy, endorsement or other title assurance which has not been
          approved for use by all required state regulatory agencies and by
          Principal.

     D.   Adjust or otherwise settle or attempt to settle any claim for loss for
          which Principal may become liable or engage counsel to represent
          Principal or the insured.

     E.   Accept service of process on Principal. Agent shall immediately notify
          Principal of any attempted service of process upon Agent for
          Principal. Agent shall also immediately notify Principal of any matter
          that is or may become a claim against Principal of which Agent has
          knowledge.

     F.   Incur bills or debts chargeable to Principal.

     G.   Commit Principal to a risk with respect to a transaction in which
          Agent, a member of Agent's immediate family, a partner, member or
          shareholder of Agent or a member of the immediate family of a partner,
          member or shareholder of Agent has or will have a legal or an
          equitable interest.

                                     Page 6

<PAGE>

     H.   Handle escrow funds or conduct a Closing, as hereafter defined, of a
          transaction in which Agent, a member of Agent's immediate family, a
          partner, member or shareholder of Agent or a member of the immediate
          family of a partner, member or shareholder of Agent has or will have a
          legal or an equitable interest. The term "Closing" as used in this
          Contract shall mean: the handling and disbursement of settlement funds
          or the providing of settlement services.

     I.   Insure or commit to insure any property for an amount other than the
          fair market value of the estate or interest to be insured or the
          amount of the mortgage or portion thereof and other indebtedness
          secured thereby to be insured.

     J.   Neither Agent nor any Affiliated Attorney of Agent will represent any
          insured as against the interests of Principal. The term "Affiliated
          Attorney" as used herein shall mean any attorney who is an employee,
          associate, member, shareholder, or partner of Agent or any law firm
          that owns any legal or beneficial interest in Agent.

8.   LIABILITY OF AGENT. Agent shall be liable to and agrees to indemnify and to
     save harmless Principal for all attorneys' fees, court costs,
     administrative and other expenses and loss or aggregate of losses resulting
     from any one or more of the following:

     A.   Errors or omissions in any commitment, policy, endorsement or other
          title assurance which were disclosed by the application, by the
          abstracting, examination or other work papers or which were known to
          Agent or which, in the exercise of due diligence, should have been
          known to Agent;

     B.   Errors and/or omissions in any commitment, policy, endorsement or
          other title assurance caused by the abstracting or examination of
          title by Agent, Agent's employees, Agent's subcontractors or Agent's
          independent contractors;

     C.   Failure of any title insurance commitment, policy, endorsement or
          other title assurance to correctly reflect the status of title, the
          description of the insured real property or the vesting of title;

     D.   Failure of Agent, its officers and employees to comply with the terms
          of this Contract or with the guidelines, regulations or instructions
          given to Agent by Principal;

     E.   Any improper Closing or attempted Closing by Agent, Agent's employees,
          Agent's subcontractors or Agent's independent contractors, including
          but not limited to:

          (i)  loss or misapplication of customer funds, documents, or any other
               thing of value entrusted to Agent in any custodial or fiduciary
               capacity resulting in loss to Principal;

          (ii) failure to disburse properly or close in accordance with escrow
               and/or closing instructions;

                                     Page 7

<PAGE>

          (iii) misappropriation of escrow or closing funds by Agent, its
               officers, subcontractors or employees;

          (iv) any loss pursuant to an Insured Closing Letter issued by
               Principal on behalf of Agent; or

          (v)  failure to disburse immediately available funds.

     F.   Issuance of a commitment, policy, endorsement or other title assurance
          insuring an extra-ordinary risk, extra-hazardous risk, or a risk Agent
          knew or should have know to be based upon a disputed title, not
          approved by Principal in advance of the issuance by Agent of documents
          committing Principal to insure.

     G.   Any act or failure to act by Agent or its employees, officers, agents,
          independent contractors or subcontractors which results in allegations
          of liability with respect to Principal or which results in Principal
          being liable for punitive, contractual or extra-contractual damages.

     H.   Assessment of a fine against Principal by the State Department of
          Insurance or the entity which supervises title insurance as a result
          of Agent's violation of any regulations of the State Department of
          Insurance or State laws or regulations applicable to title insurance.

     I.   Failure of Agent to timely furnish insured with a title policy which
          Agent is obligated to issue.

     Agent agrees to immediately notify its fidelity bond carrier or errors and
     omissions insurance carrier of any claim for which Agent may be liable to
     Principal.

9.   TERMINATION OF ISSUING AGENCY CONTRACT. Notwithstanding anything the
     contrary herein, this Contract may be terminated in the event any one of
     the following events of default should occur:

     A.   Agent fails to report policies or remit premiums in accordance with
          the provisions hereof said default continues for the applicable cure
          period;

     B.   Agent materially deviates from the guidelines, instructions or escrow
          accounting standards of Principal furnished to Agent;

     C.   Either party hereto fails to perform any of the other material
          provisions, covenants or conditions of this Contract on its part to be
          performed;

     D.   A petition under the United States Bankruptcy Code is filed by or
          against either party hereto;

     E.   A supervisor, conservator or receiver is appointed for either party
          hereto or for substantially all of the assets of said party;

                                     Page 8

<PAGE>

     F.   Agent ceases to engage in the abstract and title insurance agency
          business or Agent's license to engage in the abstract and title
          insurance business is revoked or suspended;

     G.   There is a change in the senior management of Agent, and Agent fails
          to secure prior written approval of Principal;

     H.   There is a change of more than 50% of the ownership of the Agent, and
          Agent fails to secure prior written approval of Principal;

     I.   The loss ratio during any calendar year, as herein defined, arising
          from policies issued by Agent, equals or exceeds fifty percent (50%);
          or

     J.   Agent, or any of its partners, shareholders, members or principals is
          convicted of a felony offense, is disbarred or is suspended from the
          practice of law or is determined by administrative proceedings or
          otherwise to have acted in violation of state or federal laws
          governing title insurance or activities related thereto.

Upon the occurrence of an event of default, the non-defaulting party may
terminate this Contract, upon the expiration of thirty (30) days from the date
of written notice of default to the defaulting party and the defaulting party's
failure to cure. Notwithstanding the foregoing, upon the occurrence of an event
of default as described in Paragraph 9D or 9E, this Contract shall automatically
terminate without notice. Upon the occurrence of an event of default as
described in Paragraph 9B, 9F or 11, this Contract may be terminated by
Principal immediately upon delivery of written notice to Agent.

Upon expiration or termination of this Contract, Agent shall immediately furnish
to Principal a true, correct and complete accounting of all remittances due
hereunder, all orders involving Principal's title assurances which have not
closed, all orders involving Principal's title assurances which have closed but
for which no policy has been issued and all commitments, policies, endorsements
and other title assurances of Principal which have been issued but not reported
to Principal. Agent shall also provide Principal access to all forms and all
files relating to commitments, policies and other title assurances of Principal.
Agent shall promptly make an accounting of and deliver to Principal all unused
title insurance forms, manuals, advertising, promotional materials, other
supplies exhibiting Principal's name or any variation thereof and all other
supplies furnished by Principal to Agent, except those which Principal
authorizes Agent to retain for purposes of completing pending transactions.

If Principal terminates this Contract as provided for herein, Principal shall at
the same time give notice of the termination to the California Insurance
Commissioner.

10.  EXAMINATION OF RECORDS. Agent agrees to provide to Principal access for
     examination purposes at any reasonable time or times to all files, books
     and accounts and other records of Agent relating to the business carried on
     hereunder and relating to the Closing of transactions involving a
     commitment to issue Principal's title assurances. Such right of examination
     may also be exercised after termination of this Contract.

                                     Page 9

<PAGE>

11.  SHORTAGE OF FUNDS. In the event a shortage is revealed or discovered in
     Agent's accounts of funds entrusted to Agent by others or in the
     remittances due Principal hereunder, then Principal may declare immediately
     due and payable any debts owed by Agent, including any funds for which
     Principal may be responsible or have a liability therefor. On demand by
     Principal, Agent shall immediately make good the shortage.

12.  ADVERTISING. Agent agrees that it will not use the tradename, trade mark or
     any variation thereof of Principal or any of its subsidiaries or affiliated
     entities on any of its advertising without the prior written approval of
     Principal.

13.  CLAIMS. If a policy claim is made to Agent, if Agent receives notice of a
     potential claim, or if Agent receives notice of litigation which may result
     in a claim, Agent shall, immediately, by facsimile transmission or
     overnight mail, give notice of same to Principal and shall lend all
     reasonable assistance, without charge to Principal, in investigating,
     adjusting or contesting said claim. Agent is not authorized to act as or to
     provide counsel in connection with said claim; however, Principal may seek
     Agent's assistance in the selection of counsel.

14.  NOTICES. Except as otherwise specifically set forth in this Contract, all
     notices, requests, demands and other communications hereunder shall be in
     writing and shall be deemed to have been duly given when delivered by hand
     or when mailed first class postage prepaid, certified or registered mail,
     return receipt requested:

     If to Principal, to: Fidelity National Title Insurance Company
                          601 Riverside Avenue
                          Jacksonville, FL 32204
                          Attn.: Agency Department

     If to Agent, to:     LSI Title Agency, Inc.
                          171 N. Clark St., 8th Floor
                          Chicago, Illinois 60601

or to such other address or addresses as each of the parties may communicate in
writing to the other.

15.  NON-WAIVER BY PRINCIPAL. The failure of Principal to enforce strictly the
     performance by Agent of any provision of this Contract or to exercise any
     right or remedy following from Agent's breach of any condition herein or
     the acceptance by Principal of any payment, remittance or other performance
     during Agent's failure to perform or during Agent's breach shall not be
     deemed a waiver by Principal of its rights under this Contract as written
     and shall not be construed to be an amendment or modification of this
     Contract as written.

16.  ENTIRE AGREEMENT; PRIOR AGREEMENTS. This Contract sets forth the entire
     understanding and agreement between the parties hereto with respect to the
     subject matter hereof. No terms, conditions, or warranties, other than
     those contained herein, and no

                                    Page 10

<PAGE>

     amendments or modifications hereto shall be valid unless made in writing
     and signed by the parties hereto. This Contract supersedes all prior
     understandings of any kind, whether written or oral, with respect to the
     Contract and the subject matter hereof.

17.  ASSIGNMENT; BINDING EFFECT. This Contract is not assignable by Agent except
     upon written consent of Principal, and in any event shall be subject to the
     prior approval of the California Department of Insurance so long as Agent
     and Principal are "affiliates" as defined in section 1215 of the California
     Insurance Code. This Contract is, however, binding on and inures to the
     benefit of any corporate successor, parent corporation, affiliate or wholly
     owned subsidiary of Principal. The duties and obligations of Agent and any
     signatory or guarantor hereunder shall survive any merger, consolidation,
     dissolution or change in ownership or structure of Agent.

18.  EXCLUSIVITY. Agent shall have no authority and will not undertake to,
     without the prior written consent of Principal, serve as a policy issuing
     agent for, or issue title insurance commitments, policies, endorsements or
     other title assurances relating to real property located in the geographic
     area on behalf of, any person or entity, other than Principal, Chicago
     Title Insurance Company, National Title Insurance of New York, Inc., or any
     other title insurance underwriter within the Fidelity National Financial,
     Inc. holding company system.

19.  INVALID PROVISIONS. If any provision of this Contract or the other
     documents contemplated hereby is held to be illegal, invalid, or
     unenforceable under present or future laws, such provisions shall be fully
     severable; the appropriate documents shall be construed and enforced as if
     such illegal, invalid or unenforceable provision had never comprised a part
     hereof or thereto; and the remaining provisions hereof or thereof shall
     remain in full force and effect and shall not be affected by the illegal,
     invalid, or unenforceable provision. There shall be added automatically as
     a part hereof or thereto a provision as similar in terms to such illegal,
     invalid or unenforceable provision as may be possible and still be legal,
     valid and binding.

20.  GOVERNING LAW. This Contract shall be governed by and construed in
     accordance with the laws of the State of Illinois.

21.  ATTORNEY'S FEES; COSTS; VENUE. If a legal action or other proceedings are
     brought for the enforcement of this Contract, or because of any alleged
     dispute, breach, default or misrepresentation in connection with any of the
     provisions of this Contract, the prevailing party shall be entitled to
     recover reasonable attorneys' fees, administrative costs and other costs
     incurred in that action or proceeding in addition to any other relief to
     which it may be entitled. In addition, in the event of a material breach by
     Agent, Principal shall be entitled to recover all costs and loss associated
     with resolving the matter giving rise to said material breach. Venue for
     any such proceeding shall be a location of Principal's choice.

22.  OTHER AGREEMENTS VOID. It is expressly understood and agreed by and between
     the parties hereto that this Contract sets forth all the promises,
     agreements, conditions and understandings between Principal and Agent with
     respect to this Contract and the subject

                                    Page 11

<PAGE>

     matter hereof. Pertaining to such Contract, there are no promises,
     agreements, conditions or understandings, either oral or written, between
     them other than as are herein set forth.

23.  CONTRACT. The terms and conditions of this Contract shall apply only to
     Principal named herein and shall not apply to any company now or hereafter
     affiliated with Principal or with Principal's affiliate Chicago Title and
     Trust Company.

24.  SIGNATURES IN COUNTERPART. This Contract and any amendments or attachments
     thereto may be executed in one or more counterparts, each of which shall be
     construed together to form one contract.

                                    Page 12

<PAGE>

IN WITNESS WHEREOF, this Contract is executed this 28th day of September, 2004.

                                       AGENT:

                                       LSI Title Agency, Inc.

                                       By: /s/ Donald E. Partington
                                           -------------------------------------
                                           Donald E. Partington
                                           Senior Vice President

                                       PRINCIPAL:

                                       Fidelity National Title Insurance Company

                                       By: /s/ Peter T. Sadowski
                                           -------------------------------------
                                           Peter T. Sadowski
                                           Senior Vice President

                                    Page 13

<PAGE>

                        RIDER TO ISSUING AGENCY CONTRACT

This Rider to Issuing Agency Contract (hereinafter referred to as "Rider") is
made by and between Fidelity National Title Insurance Company ("Principal") and
LSI Title Agency, Inc. ("Agent") in order to amend and modify the terms and
provisions of that certain Issuing Agency Contract dated September 28, 2004 and
executed contemporaneously herewith (the Issuing Agency Contract and this Rider
are hereinafter collectively referred to as the "Contract.")

              RATES, REMITTANCES, AND GENERAL LIABILITY LIMITATION

1.   Attached hereto is the schedule of rates and remittances or manual for the
     area covered by this Contract. Agent shall quote, charge and collect said
     rates for each policy issued. Principal reserves the right to amend this
     schedule, at its discretion.

2.   Principal will quote special rates on request for special or unusual
     situations.

3.   For extraordinary or extra-hazardous risks and for extensions of policy
     coverage, Principal reserves the right to set and determine the charge.

4.   For each commitment, policy and endorsement of Principal issued by Agent
     pursuant to this Contract, Agent shall report and remit that portion of
     premiums collected in each jurisdiction as set forth in EXHIBIT B. If the
     Loss Percentage during any calendar year, as herein defined, arising from
     policies issued by Agent, equals or exceeds twenty percent (20%), Agent and
     Principal agree to review and adjust, in good faith, the remittance rate
     set forth in this paragraph and the general liability limit set forth in
     the Paragraph numbered "9" of this Rider. For the purposes of this
     paragraph, Loss Percentage shall mean the total losses incurred by
     Principal during a calendar year or portion thereof at the inception of
     this Agreement (including all costs and attorney's fees paid, net of
     recoupment, plus claim-based reserves set during such period) divided by
     remittances received pursuant to this paragraph during the same calendar
     year or portion thereof at the inception of this Agreement, expressed as a
     percentage.

5.   For charges made pursuant to Paragraphs numbered "2" and "3" of this Rider,
     and orders referred to Agent by Principal, Agent shall remit an amount as
     shall be agreed upon between Principal and Agent.

6.   Where Principal purchases reinsurance or excess coinsurance, a decision
     that rests solely with Principal, the division of the rates as herein
     provided shall be computed on the net amount remaining after deducting the
     costs thereof. Agent shall remit to Principal the cost of such reinsurance
     or coinsurance.

7.   All payments required hereunder shall be directed to Principal as hereafter
     set forth: Remitted premiums, together with any remittance report or
     information required by the Contract, shall be delivered to Principal at
     the following address: Fidelity National Title Insurance Company, 601
     Riverside Avenue, Jacksonville, FL 32204, Attn: Agency Accounting no later
     than thirty (30) days following the Effective Date, as hereinafter

                                    Page 14

<PAGE>

     defined, of the title assurance. The Effective Date of any title assurance
     shall be the policy date set forth in Schedule A of the title insurance
     policy.

8.   Compensation. Principal's compensation shall be the amount required to be
     remitted hereunder by Agent. Agent's compensation shall be the rates and
     charges herein required to be collected, less the amount remitted to
     Principal. It is the Parties' mutual understanding and intent to maintain
     an annual weighted average compensation to Principal (and/or its
     affiliates) of twelve percent (12%) (or as adjusted pursuant to paragraph 4
     of this Rider) of the rates and charges required to be collected by Agent
     and its affiliates on a nationwide basis pursuant to all Issuing Agency
     Agreements in force between the Parties and/or their respective affiliates.
     The Parties hereto agree to assess on an annual basis the aggregate
     compensation of Principal and/or its affiliates under all such Issuing
     Agency Agreements, and to prospectively adjust the amounts remitted by
     Agent under one or more such Agreements in a good faith attempt to maintain
     the desired weighted average on a nationwide basis.

9.   General Liability Limit of Agent: Subject to the provisions of Paragraph 8,
     Agent shall be liable for the first portion of any Loss sustained or
     incurred by Principal as a result of the issuance of the Title Assurances
     by Agent in the amount set forth on Exhibit B for the jurisdiction
     indicated.

Executed this 28th day of September, 2004.

AGENT:                                 PRINCIPAL:

LSI Title Agency, Inc                  Fidelity National Title Insurance Company

By:  /s/ Donald E. Partington          By: /s/ Peter T. Sadowski
     -------------------------------       -------------------------------------
     Donald E. Partington                  Peter T. Sadowski
     Senior Vice President                 Senior Vice President

                                    Page 15

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