Document:

EXHIBIT 10.9

                                   Term Sheet
                                      For
                                     Lease

      LEASE CATEGORIES        TERM/INFORMATION/DESCRIPTION
-------------------------------------------------------------------------------
Landlord                      Aetna Life Insurance Company

Tenant                        An entity that maintains during the term of the
                              lease an investment grade credit rating ("IG
                              Entity") or a single purpose entity provided that
                              the lease is guaranteed by an IG Entity.

Building                      151 Farmington Avenue, Hartford, CT 06156 - Tower
                              Building, Conference & Training Annex office
                              space.

Building Size                 To be determined, measured on rentable square
                              footage of the Demised Premises and of the Rogers
                              Building to establish pro rata share of operating
                              expenses.

Demised Premises              The Demised Premises shall consist of total
                              rentable square footage of 481,729 rentable square
                              feet ("RSF").

                              With the prior approval of Landlord, which shall
                              not be unreasonably withheld, Tenant shall be
                              permitted access to and use of the roof space for
                              the Tower Building for such commercial
                              communications equipment that is customary
                              without additional charge and provided said
                              communications equipment shall be restricted to
                              the use of the Tenant and its affiliates.
                              Installation, maintenance and repair of such
                              equipment shall be done by a vendor previously
                              approved by Landlord, such approval not to be
                              unreasonably withheld, and after receipt of prior
                              approval of specifications and scope of work to
                              be completed, such approval not to be
                              unreasonably withheld. Any vendor currently used
                              by Landlord shall be deemed acceptable to
                              Landlord. Landlord shall have the right to
                              accompany at all times, at its discretion and
                              expense, said vendor and/or Tenant at the time
                              such work or ongoing maintenance is done on the
                              roof space or the roof is accessed.

Building Use                  The Demised Premises shall be used for general
                              office, administration and related purposes only
                              and for no other purpose whatsoever.

Term                          7 years

Rent                          Base rent of $23.00/RSF "full service." Tenant
                              pays its proportionate share (based on RSF) of
                              increases in operating expenses and real estate
                              taxes over base year 2001 (fully assessed and
                              fully occupied). Operating expenses shall not
                              include items listed in Attachment 1.

Building Hours of Operations  7AM - 7PM Weekdays
                              8:00 AM - 12PM Saturdays
                              24/7 Access

Preparation of Premises       Tenant will assume on an "as is, where is basis,"
                              except that Landlord and Tenant shall each pay
                              50% of all costs of moving employees, systems
<PAGE>

                         Lease Term Sheet (continued)

      LEASE CATEGORIES        TERM/INFORMATION/DESCRIPTION
-------------------------------------------------------------------------------

                              furniture and desktop computer equipment to, from
                              and within the Demised Premises in connection
                              with the Distribution and the Merger. In any
                              event, Landlord's consent to Tenant's
                              preparations shall not be unreasonably withheld.

Condition of Premises         Tenant will assume on an "as is, where is basis".

Tenant Improvements           Any improvements made by tenant following
                              Distribution Date shall be at the tenant's
                              expense.

Landlord's Services           Landlord shall provide the services described in
                              Attachment 2.

Parking                       Included in description of services.

Option to Renew               o Renewal term for a period to expire not later
                                than June 30, 2009. If Tenant exercises this
                                renewal, then Tenant has two consecutive 5 year
                                renewal terms for all of the Demised Premises.
                                Failure of Tenant to exercise an earlier renewal
                                option extinguishes subsequent ones set forth
                                above.

                              o Market rate at time of renewal. Measure
                                determined by the parties using customary
                                standards.

                              o At least 18 months notice (applicable to each
                                renewal term) but no more than 30 months notice.

Option for Additional Space   None

Option to Terminate           Landlord has the right to terminate each 5 year
                              renewal option by giving notice within 30 days
                              after Tenant's renewal notice, provided Landlord
                              does so for the purpose of occupying the Demised
                              Premises for its employees or the employees of
                              its affiliates or subsidiaries.

Right of First Leasing        None

Signage                       Tenant shall have the right to install
                              appropriate signage at Tenant's own cost, subject
                              to Landlord's consent which shall not be
                              unreasonably withheld, and further subject to
                              compliance with all applicable laws, rules and
                              regulations, and Tenant's receipt of all required
                              municipal permits and approvals.

Extension Option              None (other than option to renew).

Holdover                      o If Tenant holds over after the expiration date,
                                the tenancy shall be month-to-month under the
                                same Lease terms and conditions, except that the
                                rental rate shall be 150% of the initial term
                                rental rate.

                              o Increased rental is not exclusive of any other
                                remedy including, without limitation, eviction
                                proceedings and damages claims.

                                                                         Page 2
<PAGE>

                         Lease Term Sheet (continued)

      LEASE CATEGORIES        TERM/INFORMATION/DESCRIPTION
-------------------------------------------------------------------------------

Miscellaneous                 o Access to Food Service - Shall be provided so
                                long as same is provided by Landlord to its
                                employees. Purchase of food shall be at expense
                                of Tenant and its employees and visitors.

                              o Access to Fitness Center - Shall be provided so
                                long as same is provided by Landlord to its
                                employees. Use of Fitness Center shall be at
                                expense of Tenant and its employees and
                                visitors.

                              o ATM - Shall be provided so long as same is
                                provided by Landlord to its employees and
                                provided under TSA.

                              o Sublease:
                                Tenant shall not have the right to sublet the
                                Demised Premises or assign the lease to any
                                party that engages in any business or line of
                                commerce which directly competes with SpinCo.
                                Tenant may sublet the Demised Premises or assign
                                the lease to an affiliate of Tenant without
                                Landlord's consent (provided the affiliates do
                                not directly compete with SpinCo.). Tenant may
                                sublet the Demised Premises or assign the lease
                                to a party which is not an affiliate of Tenant
                                (provided the sublessee or assignee does not
                                directly compete with SpinCo.), only after
                                obtaining Landlord's prior written consent,
                                which consent shall not be unreasonably
                                withheld. Criteria that can be considered by
                                Landlord in connection with consent shall
                                include without limitation business reputation,
                                and the type of business of the sublessee or
                                assignee and, only in the context of an
                                assignment, the financial condition of the
                                assignee. No consent shall be necessary where
                                Tenant enters into a merger, consolidation or
                                other reorganization or where all or
                                substantially all of Tenant's assets are
                                acquired by another person (a "Control
                                Transaction"). However, should either Landlord
                                or Tenant enter into a Control Transaction with
                                a party which directly competes with the other
                                party or should either Landlord or Tenant enter
                                into direct competition with the other party
                                absent a Control Transaction, then the other
                                party (either Landlord or Tenant as the case may
                                be) shall have the right to terminate the lease
                                upon 30 months' written notice.

                              o Non-Disturbance:
                                Landlord shall provide Tenant with a
                                non-disturbance agreement in form and substance
                                acceptable to Tenant in its reasonable
                                discretion from any present or future ground
                                lessors, mortgage holders and other superior
                                lien holders of the Building.

                                                                         Page 3
<PAGE>

                                                                   Attachment 1

                       EXCLUSIONS FROM OPERATING EXPENSES

<PAGE>

    Operating Costs shall not include: (1) expenses for repairs or other work
occasioned by fire or other insured casualty, except a customary deductible;
(2) expenses incurred in connection with leasing and procuring new tenants; (3)
interest or amortization payments on any mortgage or mortgages, and rental
under any ground or underlying lease; (4) wages, salaries or other compensation
paid to any executive employee of Landlord above the grade of manager; (5) the
cost of any alteration, addition, change, replacement, improvement, repair or
equipment, which, under generally accepted accounting principles consistently
applied is properly classified as a capital expense, other than capital
expenditures made by reason of legal requirements, insurance requirements
(specifically excluding any such expenditures necessary to cure current
non-compliance with existing laws or insurance requirements) or the protection
of the health and safety of tenants in the Tower Building, or for the purpose
of reducing expenses which would otherwise be included in Operating Costs, then
such costs shall be included in Operating Costs in the year in which costs are
incurred and in any subsequent years, on a straight-line basis, amortized over
the useful life of such items, all in accordance with generally accepted
accounting principles; (6) any leasehold improvements made in the Building; (7)
attorneys' fees, costs and disbursements and other expenses incurred in
connection with negotiations or disputes with tenants, other occupants, or
prospective tenants, or occupants of the Building; (8) costs relating to
hazardous materials, except to the extent caused, installed, disposed of or
released by Tenant; (9) costs relating to the breach of any warranty,
representation or covenant of Landlord under this or any other lease; (10) all
items and services for which Tenant is expressly required under this lease to
pay to third persons; (11) brokerage commissions, advertising expenses and
legal or other costs incurred in leasing, advertising for the building or other
marketing or promotional activity specifically and primarily designed for
marketing space in the Building, but excluding amenities for the common benefit
of existing tenants in the Building; (12) any bad debt expense or bad debt
reserve; (13) amounts paid to persons or entities affiliated with, controlled
by, controlling of, or under common control with, Landlord to the extent such
amounts are in excess of market rates; (14) costs of complying with Landlord's
obligations in delivering the Building to Tenant and Landlord's other tenants of
the Building; (15) costs incurred in installing, operating or maintaining
special facilities or items, or in performing special work for or furnishing
special services to any tenant or occupant of the Building, including any work
or other allowance to any tenant for its installation, whether at such tenant's
or occupant's or Landlord's expense, to the extent that such special work or
services are in excess of any work or services that Landlord is obligated to
perform for or furnish to Tenant at no extra cost to Tenant; (16) depreciation;
(17) refinancing costs, and principal and interest payments; (18) legal fees,
brokerage commissions and other transaction costs and expenses incurred by
Landlord in connection with any transfer of its interest herein; (19) fines,
penalties, interest, late charges and legal fees incurred by Landlord due to
violations of legal requirements; (20) all fine art; and (21) Landlord's
internal overhead expenses, including the cost of internal accounting and the
cost of preparation of Landlord's income tax or information returns.

<PAGE>

                                                                   Attachment 2

                            DESCRIPTION OF SERVICES

     (a) Landlord shall maintain, repair and replace, consistent with those
levels of maintenance provided to the Rogers Building, and keep in good order
and condition, all structural and non-structural portions of the Building, and
all service systems for the same, including, without limitation:

          (i) the plumbing, sprinkler, heating, ventilating and air
     conditioning systems, building electrical and mechanical lines and
     equipment associated therewith, and elevators and boilers and all similar
     base building systems and equipment, all of which either are located in or
     serve the Building or the Common Areas;

          (ii) broken or damaged glass and damage by vandals;

          (iii) the exterior and interior structure of the Building and Common
     Areas including the roof, exterior walls, bearing walls, support beams,
     foundation, columns, exterior doors and windows and lateral support to the
     Building and the Common Areas;

          (iv) the exterior improvements to the land, including curbs,
     driveways, parking areas, sidewalks, lighting, exterior signs, ditches,
     shrubbery, landscaping and fencing.

     (b) Without limiting subparagraph (a) above, Landlord shall provide the
following services and facilities. All such services and facilities to be
provided at the same level, standard and rates as those provided to the
building's current occupant to the extent such level, standard and rates are
provided to Landlord's own personnel:

          (i) passenger and freight elevator service, toilet facilities and
     supplies, hot and cold water, sewage facilities, refrigerated drinking
     water and vermin extermination;

          (ii) heating and air conditioning in the Premises from 7:00 a.m. to
     7:00 p.m. on Monday through Friday and 8:00 a.m. to 12:00 p.m. on Saturday
     ("Tenant's Regular Business Hours") as currently provided;

<PAGE>

          (iii) heating and air conditioning for the Premises at times other
     than Tenant's Regular Business Hours, upon receipt of reasonable prior
     notice from Tenant, and provided Tenant pays Landlord's actual costs of
     providing same, as Additional Rent;

          (iv) access to the Premises by Tenant after Tenant's Regular Business
     Hours, twenty-four (24) hours per day, seven (7) days per week;

          (v) electricity plus all other public utilities (e.g., gas, water,
     sewer) used to specifically support the services described herein in
     Attachment 2 for Tenant's office uses, including, without limitation,
     lighting, vending machines, office machines, office equipment and
     computers;

          (vi) security for the Building;

          (vii) parking rights;

          (viii) cleaning and trash removal; and

          (ix) mail service.EXHIBIT 10.10

                    Aetna Services, Inc. / Aetna Health Care
                                   Term Sheet

     Formal agreements reflecting the transactions set forth herein will be
entered into between the parties prior to the Distribution Date (as defined in
the Distribution Agreement between Aetna Inc. and Aetna U.S. Healthcare Inc.
(the "Distribution Agreement"). The terms set forth below summarize the major
points which have been discussed, but are not intended to be the entirety of
the terms of the proposed transactions described herein (collectively, the
"Transactions"), which shall be reflected in the definitive agreements
contemplated below. The terms set forth herein are in all respects subject to
compliance with the terms and conditions of the Ground Lease, the Master Lease,
the Assignment and the Sublease (as defined herein). This Term Sheet forms part
of the Distribution Agreement and has no binding effect except to the extent
contemplated in the Distribution Agreement and the Agreement and Plan of
Restructuring and Merger among ING America Insurance Holdings, Inc., ANB
Acquisition Corp., Aetna Inc. and, for limited purposes only, ING Groep N.V.
Terms used herein but not defined shall have the meaning ascribed to them in
the Sublease.

Background:              CityPlace Limited Partnership (the "Master Lessor") is
                         the lessee of certain land (the "Land") under a ground
                         lease ("Ground Lease") and owner of a building thereon
                         known as CityPlace I (the "Building") in Hartford,
                         Connecticut. Master Lessor subleased ("Master Lease")
                         the Land and leased the Building to Urban Investment
                         and Development ("Urban"), which in turn further
                         subleased the Land and Building to Aetna Life and
                         Casualty Company (the "Sublease"). The positions of
                         Urban were subsequently assigned ("Assignment") to
                         Aetna Life and Casualty Company, which is now known as
                         Aetna Services, Inc. ("Aetna Services"). Aetna
                         Services is a wholly owned subsidiary of its publicly
                         traded parent, Aetna Inc., which has guaranteed the
                         obligations of Aetna Services under the Sublease.
                         Aetna Services is, therefore, lessee of the Building
                         and sublessee of the Land from Master Lessor and
                         further sublessee of such interests from itself (none
                         of the estates are merged). Following the Merger, all
                         obligations of Aetna Inc. and Aetna Services shall
                         remain in full force and effect.

Lease of Travelers
Space to Aetna Health
Care:                    1. Prior to or on the Distribution Date, Aetna
                         Services shall enter into a lease (the "Healthcare
                         Lease") for the period commencing April 1, 2004 and
                         terminating October 31, 2008 with Aetna U.S.
                         Healthcare Inc. ("AUSHC") or one of AUSHC's wholly
                         owned subsidiaries (any of which is referred to herein
                         as "Aetna Healthcare", it being understood that in the
                         event the lessee is a

<PAGE>

                         subsidiary, AUSHC would execute a guaranty, acceptable
                         to Aetna Services, of the obligations of the
                         subsidiary) of that certain space in the Building (the
                         "Travelers Space"), currently leased to Travelers
                         Indemnity Company ("Travelers") as lessee under that
                         certain Lease between Aetna Life and Casualty Company
                         (now known as Aetna Services) and Travelers dated as
                         of March 28, 1996 (the "Travelers Lease"). The terms
                         and conditions of the Healthcare Lease (except with
                         respect to term and rent in the renewal period) would
                         be substantially the same as those contained in the
                         Travelers Lease. The term will commence on April 1,
                         2004 and extend until October 31, 2008 at an annual
                         Base Rent of $15.50 per square foot, plus escalations
                         for expenses using the base year of calendar 1997
                         (hereinafter referred to as "Rent").

                         Aetna Healthcare would have the right to sublet any of
                         the Travelers Space with the consent of Aetna
                         Services, which consent would not be unreasonably
                         withheld or delayed. Any sublease rent paid to Aetna
                         Healthcare (by Travelers or any other sublessee of
                         Aetna Healthcare) would be retained by Aetna
                         Healthcare, which would be obligated to Aetna Services
                         solely for the Rent.

                         Aetna Services would agree that as of the Distribution
                         Date, Aetna Healthcare would have the right to
                         negotiate with Travelers directly regarding any matter
                         pertaining to the period after March 31, 2004. In
                         addition, any matter arising under the Travelers Lease
                         with respect to the period from April 1, 2004 through
                         October 31, 2008 would be subject to the consent of
                         Aetna Healthcare.

                         2. Simultaneously with the commencement of the term of
                         the Healthcare Lease, Aetna Services would assign its
                         interest in the Travelers Lease to Aetna Healthcare.
                         Upon such assignment, Healthcare would (a) assume
                         Aetna Services' obligations with respect to the
                         Travelers Space, and (b) indemnify Aetna Services with
                         respect to any liabilities relating thereto arising
                         after such date.

                         3. Aetna Healthcare would have the right to assign its
                         interest in the Healthcare Lease to a third party with
                         the consent of Aetna Services, which consent would not
                         be unreasonably withheld or delayed; provided,
                         however, that no such assignment would relieve or
                         release Aetna Healthcare from its obligations under
                         the Healthcare Lease.

Extension Option and
Purchase Option:         Aetna Services and Aetna Healthcare agree to enter
                         into an agreement (the "Option Agreement") setting
                         forth certain rights and obligations of each party
                         with respect to (i) the option to

                                       2
<PAGE>

                         purchase the interests of Master Lessor in and to the
                         Land and Building (the "Purchase Option") and (ii) the
                         option to extend the term of the Sublease
                         (collectively, the "Options"), as such Options are more
                         particularly described in the Sublease. The terms of
                         such Option Agreement shall include, without
                         limitation, the following provisions:

                         1. Aetna Services would agree that upon its receipt of
                         notice from Aetna Healthcare, or its designee, Aetna
                         Services shall, pursuant to the Sublease, subject to
                         the conditions set forth herein, exercise one or both
                         of the Options. Pursuant to such notice, Aetna
                         Healthcare would agree to indemnify and hold Aetna
                         Services harmless with respect to any financial
                         liability or obligations arising from the exercise of
                         the Options or arising from any actions taken pursuant
                         to the Option Agreement, and provide the security (the
                         "Security") described below.

                              a. With respect to any exercise of the Sublease
                         extension right, Aetna Services would have no
                         obligation to exercise such option unless Aetna
                         Healthcare delivers, in form and substance reasonably
                         acceptable to Aetna Services, documentation whereby
                         the Master Lessor, and any other party whose consent
                         would be necessary, (i) acknowledges that the
                         replacement tenant during the extension term will not
                         be Aetna Services, (ii) approves the replacement
                         tenant and (iii) releases Aetna Services from
                         liability with respect to the Land and Building for
                         the period beyond October 31, 2008 to the extent as if
                         Aetna Services was no longer a lessee of the Land or
                         Building.

                              b. With respect to any exercise of the Purchase
                         Option, Aetna Services would have no obligation to
                         exercise such option unless (i) Aetna Healthcare
                         delivers the Security to Aetna Services for the
                         payment of all obligations which may arise from the
                         exercise of such Purchase Option, including, without
                         limitation, the amount of the purchase price and any
                         attendant closing costs and (ii) Aetna Healthcare also
                         provides the necessary documentation to complete such
                         purchase, including, without limitation, as provided
                         in Section 14 of the Sublease, together with powers of
                         attorney which would enable Aetna Services to
                         complete the purchase without liability to Aetna
                         Services. Upon the closing under the Purchase Option,
                         Aetna Healthcare would release Aetna Services with
                         respect to all liabilities relating to the Land and
                         Building.

                                       3
<PAGE>

                              It is understood that the purchase price under the
                         Purchase Option may not be determined at the time of
                         exercise of the option. In such event, security for
                         the purchase price shall initially be computed on the
                         basis of Aetna Healthcare's reasonable estimate of
                         fair market value; upon final determination of the
                         purchase price, the Security will be computed based on
                         the actual price, with necessary adjustments to the
                         initial Security to be promptly finalized by Aetna
                         Services or Aetna Healthcare, as appropriate. In the
                         event that Aetna Healthcare determines, after exercise
                         of the option, that the purchase price is
                         unacceptable, Aetna Services will, upon direction of
                         Aetna Healthcare, withdraw the exercise of the
                         Purchase Option (as permitted in the Sublease). The
                         form of Security will be subject to the reasonable
                         consent of Aetna Services. Earnings on any such
                         Security would remain as part of such Security. In the
                         event that Aetna Healthcare defaults with respect to
                         its obligations regarding the completion of the
                         closing of the Purchase Option, the Security could be
                         used by Aetna Services to satisfy any liabilities
                         Aetna Services may have arising from the exercise of
                         the Purchase Option. If no such default occurs, the
                         Security and all earnings thereon would be delivered
                         to Aetna Healthcare (or its designee)
                         contemporaneously with the closing of the Purchase
                         Option transaction.

                              c. Aetna Services and Aetna Healthcare agree that
                         Aetna Services shall have no liability with respect to
                         periods beyond October 31, 2008 and the parties hereto
                         will execute reasonably acceptable final documents
                         which reflect that agreement, subject to the
                         requirements set forth herein.

                         2. Aetna Healthcare would have the right to assign its
                         rights with respect to the Options under the Option
                         Agreement with the consent of Aetna Services, which
                         consent would not be unreasonably withheld or delayed.

                         3. In the event that Aetna Services is requested to
                         consent to any matter pertaining to the Land or
                         Building (each, a "Property Matter") which will solely
                         affect the period beyond October 31, 2008, Aetna
                         Services agrees (a) to deliver written notice of any
                         such matter to Aetna Healthcare, and (b) to take only
                         such action with respect to such issues as directed by
                         Aetna Healthcare. Any decision with respect to any such
                         consent which will solely affect the period prior to
                         October 31, 2008 will be made by Aetna Services. To the
                         extent a Property Matter relates to the periods both
                         prior to and after October 31, 2008, any decision made
                         with respect thereto would be required to be mutually
                         acceptable to Aetna Services and Aetna Healthcare. The
                         parties agree in reaching such decisions that the
                         obligations and benefits pertaining to each such period
                         would be equitably apportioned.

                                       4

<PAGE>

                         5. Upon the exercise of the Purchase Option, the
                         Premises will be transferred to Aetna Healthcare or
                         its designee.

                         6. Aetna Services agrees that it shall not transfer
                         its interests under the Sublease or the Healthcare
                         Lease without the prior written consent of Aetna
                         Healthcare, which consent would not be unreasonably
                         withheld or delayed.

                         7. All agreements contemplated herein will be binding
                         upon the successors and assigns of the parties
                         thereto.

Closing:                 Immediately prior to the Distribution Time (as defined
                         in the Distribution Agreement).

                                       5

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