Document:

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                                                                   EXHIBIT 10.24

                            TAX ALLOCATION AGREEMENT

                                     BETWEEN

                       FIDELITY NATIONAL FINANCIAL, INC.,

              FIDELITY NATIONAL TITLE INSURANCE COMPANY OF NEW YORK

                                       AND

                   NATIONAL TITLE INSURANCE OF NEW YORK, INC.

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                            TAX ALLOCATION AGREEMENT

This Agreement is entered into as of December 13, 1999 between Fidelity National
Financial, Inc. ("FNFI") and Fidelity National Title Insurance Company of New
York ("Group Member").

                                   I. RECITAL

     WHEREAS, FNFI and all 80 percent or more owned subsidiaries shall file
their federal income tax return on a consolidated basis; and

     WHEREAS, it will be necessary to allocate such consolidated tax liability
or benefit among the consolidated group membership; and

     WHEREAS, such allocated tax liability or benefit should represent the
liability or benefit that would have been incurred or received by each
consolidated group member as if such group member filed a separate federal
income tax return; and

     WHEREAS, FNFI will act as a clearinghouse to collect allocated tax
liabilities from profitable group members and redistribute allocated tax
benefits to loss group members.

     NOW, THEREFORE, the parties hereby agree as follows:

                                II. DEFINITIONS

(a)  "Group Member" shall include only such corporations which are included in
     the FNFI affiliated group as defined in section 1504 of the Internal
     Revenue Code, as amended.

(b)  "Consolidated Federal Income Tax Liability" shall be the amount of actual
     tax liability which is due for the taxable period under determination as
     reflected on the consolidated federal income tax return.

(c)  "Consolidated Group" shall mean the group of corporations which meet the
     definition of affiliate as set forth in Section II (a) above.

(d)  "Federal Taxable Income (Loss)" shall be the taxable income or loss
     determined on a consolidated federal return basis as computed under
     Treasury Regulation Section 1.1502-11.

(e)  "Separate Taxable Income (Loss)" shall be the taxable income or loss
     determined on a separate return basis as computed under Treasury Regulation
     Section 1.1502-12 and includes both regular and alternative minimum taxable
     income (loss).

(f)  "IRC Section" shall refer to the Internal Revenue Code sections referenced
     in this Agreement or any amendment thereto applicable during the term of
     this Agreement.

(g)  "Consolidated Return" shall refer only to the consolidated federal return.

(h)  "Effective Date" shall be the date defined under paragraph (a) of Section
     V.

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                               III. TAX LIABILITY

(a)  Group member shall calculate its tax liability under the provisions of New
     York Circular Letter 1979-33.3(A) - Method A, as described in this Section.

(b)  Group member shall calculate separate taxable income or net operating loss
     as if such member filed a separate federal income tax return for the
     taxable year except as provided in paragraph (d) of this section and is to
     include a separate computation of the taxable income and the tax charge or
     tax refund under:

     i)   regular federal income tax provisions: and

     ii)  alternative minimum tax provisions.

(c)  Group member shall determine the following consolidated return tax
     attributes on its separate return as appropriate without consideration of
     any impact on the consolidated return. These attributes include, but are
     not limited to:

     i)   IRC Section 172 net operating loss;

     ii)  IRC Section 56 alternative minimum tax net operating loss;

     iii) IRC Section 1212 capital loss;

     iv)  IRC Section 56 alternative minimum tax capital loss;

     v)   IRC Section 1231 net loss;

     vi)  Charitable contribution and related carryover; and

     vii) Dividends received deduction.

(d)  Any election made by FNFI for any item on the consolidated return is deemed
     to be made by the Group Member for purposes of the computation of separate
     taxable income or net operating loss. Any limitation imposed upon FNFI with
     respect to any tax attribute related to the acquisition of the Group Member
     is similarly imposed upon that tax attribute in the computation of the
     member's separate taxable income or net operating loss.

(e)  The carryback and carryforward provision provided in the Internal Revenue
     Code for the items enumerated under paragraph (c) of this Section are
     deemed to apply except as outlined under paragraphs (d) and (f) of this
     Section.

(f)  Only for purposes of application of this Agreement, Group Member consents
     to relinquish the entire carryback period for items under paragraph (c) of
     this Section for the first year Group Member is subject to the terms of
     this Agreement. Thereafter, any carryback period is limited to the period
     this Agreement has been effective.

(g)  If taxable income, special deductions or credits reported in the
     consolidated federal income tax return are revised by the Internal Revenue
     Service or other appropriate authority, a recalculation of the tax
     liability for all parties to the Agreement shall be made as appropriate
     under the provisions of this Section.

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                       IV. ADMINISTRATION AND SETTLEMENT

(a)  This Agreement shall be administered and interpreted by the Chief Financial
     Officer of FNFI or by the individual or group of individuals designated by
     the Chief Financial Officer of FNFI.

(b)  FNFI's Tax Department shall make a preliminary calculation of the Group
     Member's separate taxable income or net operating loss under paragraph (a)
     of Section III, in accordance with audited financial statements prepared by
     FNFI's independent certified accounts, within one hundred twenty (120) days
     from the end of each calendar year that this Agreement remains in effect.

(c)  FNFI shall make a preliminary notification to the Group Member of the
     liability or benefit based upon the preliminary computation. In no event is
     the preliminary calculation under paragraph (b) of this Section deemed to
     establish a liability or require settlement between FNFI and the Group
     Member. Final payment between FNFI and the Group Member is to be made only
     in accordance with the terms set forth in paragraphs (d) and (e) of this
     section.

(d)  FNFI shall deposit or deduct cash or other admitted assets in the amount of
     the benefit or liability, respectively, attributable to Group Member into
     or from the Group Member's cash management accounts, based upon the final
     calculation of the member's taxable income or net operating loss included
     in the consolidated return.

     To help assure the Group Member's enforceable right to recoup federal
     income taxes in the event of future net losses, an escrow account
     consisting of assets eligible as an investment to Group Member shall be
     established and maintained by FNFI in an amount equal to the excess of the
     amount paid by Group Member to FNFI for federal income taxes over the
     actual payment made by FNFI to the Internal Revenue Service.

     Such escrow assets may be released to FNFI from the escrow account at such
     time as the permissible period for carrybacks has elapsed.

(e)  In no event is settlement, as defined under paragraph (d) of this Section,
     to occur any later than on or before thirty (30) days after the earlier of
     these two dates:

     i)   the actual date the consolidated return is filed; or

     ii)  the maximum extended due date for the consolidated return as then
          permitted under the Internal Revenue Code.

                            V. TERM AND TERMINATION

(a)  This Agreement shall be effective and applicable to each party's taxable
     year, or short taxable year, beginning with the year the member first
     becomes a part of the FNFI affiliated group and each taxable year
     thereafter.

(b)  This Agreement may be amended at any time by mutual agreement or for cause.
     All amendments, unless designated as prospective to January 1 of the
     following taxable year,

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     signed during a taxable year are effective as of January 1 of such taxable
     year of amendment.

(c)  This Agreement may only be terminated by mutual agreement or for cause. If
     a party desires to terminate the Agreement for cause, that party must
     provide at least six (6) months written notice specifying the nature of the
     other party's material breach of the Agreement. This Agreement shall
     terminate if the other party has not taken reasonable action to remedy its
     breach of the Agreement within such six (6) month period. Any action to
     dispute such termination, in accordance with the procedure described in
     Article VI of this Agreement, shall extend this Agreement beyond such six
     (6) month period, provided the party disputing the proposed termination has
     initiated an action pursuant to that Article within such six (6) month
     period.

(d)  This Agreement shall be terminated if (a) the parties agree in writing to
     such termination; (b) membership in the affiliated group or consolidated
     group ceases or is terminated for any reason whatsoever; or (c) the
     affiliated group fails to file a consolidated return for any taxable year.

(e)  Notwithstanding the termination of the Agreement, its provisions will
     remain in effect with respect to any period of time during the tax year in
     which termination occurs, for which the income of the terminating party
     must be included in the consolidated return.

                                  VI. DISPUTES

(a)  Any dispute between the parties shall be explained in writing and submitted
     to the other party if it cannot be resolved through informal discussion.
     The party receiving a complaint shall provide a written response within
     ninety (90) days.

(b)  If the party is not satisfied with that response, the dispute will be
     submitted to binding arbitration in accordance with the rules and
     regulations of the American Arbitration Association.

                         VII. MISCELLANEOUS PROVISIONS

(a)  The terms, covenants, conditions, and provisions of this Agreement replace
     all prior Agreements relating to the subject matter of this Agreement as of
     the effective date of this Agreement.

(b)  The terms, covenants, conditions, and provisions of this Agreement shall be
     binding upon and inure to the benefit of the parties, their successors and
     assigns. Neither party shall assign its rights or delegate its obligations
     under this Agreement without the express written consent of the other
     party, which consent shall not be unreasonably withheld.

(c)  This Agreement contains the entire agreement between the parties, and any
     representations or agreements, oral or otherwise, between the parties not
     embodied in or attached to this Agreement shall have no force and effect
     unless in writing and signed by the parties.

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(d)  Neither party shall be deemed to be in violation of this Agreement if it is
     prevented from performing any of its obligations hereunder for any reasons
     beyond its control, including without limitation, acts of God or of the
     public enemy, flood or storm, strikes, statutes or regulations, rule or
     action or any Federal, State or Local government, or any agency thereof.

(e)  Any waiver by either party for the violation of any provision of this
     Agreement shall not bar an action for subsequent violations of the
     Agreement.

(f)  This Agreement shall be governed by New York law.

(g)  This Agreement is intended for the exclusive benefit of the parties hereto
     and their respective successors and assigns. Nothing contained in this
     Agreement shall be construed as creating any rights or benefits in any
     third party.

(h)  The captions of the various sections of this Agreement are for purposes of
     identification and are not to be considered as part of the text when
     construing this Agreement.

(i)  The unenforceability or invalidity of any provision of this Agreement shall
     not affect the enforceability and validity of the remainder of this
     Agreement.

(j)  If any provision to the Agreement is rendered or declared to be invalid or
     unenforceable by applicable statues, regulations or decisions by a court of
     competent jurisdiction, the remaining provisions shall remain in full force
     and effect unless the severance of that provision shall substantially
     deprive the parties of the benefit of their bargain. The FNFI tax
     department shall be responsible for reviewing and preparing amendments to
     the Agreement as may be appropriate to comply with such statute,
     regulation, or court decision.

(k)  FNFI, by entering into and performing its obligations to this Agreement,
     does not assume, either implicitly or explicitly, any of the Group Member's
     existing or future obligations, liabilities, or debts to any third party.

(l)  All notices required by this Agreement shall be in writing, sent by
     certified mail, effective upon receipt, and sent to the following address:

                             TO: FNFI Tax Department

                                 -------------------------
                                 Santa Barbara, CA 93105

     or to such other address as may be designated by notice given during the
     term of this Agreement by one party to the other.

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IN WITNESS WHEREOF, the parties have executed this Agreement intending to be
bound from and after

                                        Fidelity National Financial Inc.

                                        BY: /s/
                                            ------------------------------------
                                        TITLE: Authorized Officer

                                        Fidelity National Title Insurance
                                        Company of New York

                                        BY: /s/
                                            ------------------------------------
                                        TITLE: Authorized Officer

                                        National Title Insurance of New York,
                                        Inc.

                                        BY: /s/
                                            ------------------------------------
                                        TITLE: Authorized Officer

                                       7<PAGE>
                                                                   EXHIBIT 10.25

                             ISSUING AGENCY CONTRACT

This Issuing Agency Contract ("Contract") is made and entered into this 22nd of
July 2004, by and between Chicago Title Insurance Company, a Missouri
corporation ("Principal") and Chicago Title Company of Alameda County (to be
known as LSI Title Company, name change pending) 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. 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"):

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

2.   CONTRACT TERM. The term of this Contract shall be three (3) years,
     commencing on August 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 until Agent is duly licensed as an
     underwritten title company by the Department of Insurance of the state of
     California for such county. Unless either party gives written notice to the
     other of its election to terminate this Contract at least thirty (30) days
     prior to the expiration of the then current term, this Contract shall be
     automatically extended for an additional term or terms of three (3) year(s)
     each. Notwithstanding the foregoing, either party hereto may terminate this
     Contract with 30 days prior written notice to the other party.

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.

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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 Agents 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, 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 Contact. 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, transfer 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.

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     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 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 he 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. 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 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

<PAGE>

          (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.

     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;

<PAGE>

     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;

          (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;

<PAGE>

     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%);

     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.

11.  ADVERTISING. Agent agrees that it will not use the trade name, 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.

12.  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

<PAGE>

     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.

13.  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: Chicago Title Insurance Company
                          4050 Calle Real, Suite 210
                          Santa Barbara, CA 93110
                          Attn.: Agency Department

     If to Agent, to:     LSI Title Company
                          4050 Calle Real
                          Santa Barbara, CA 93110

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

14.  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.

15.  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.

16.  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 Missouri Department of Insurance so long as Agent and
     Principal are "affiliates" as defined in section 382.010 of the Missouri
     Statutes. 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.

<PAGE>

17.  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.

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

19.  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.

20.  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.

21.  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 parent Chicago Title and
     Trust Company.

22.  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 22nd day of July, 2004.

AGENT:

LSI Title Company

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

PRINCIPAL:

Chicago Title Insurance Company

By: /s/ Richard L. Cox
    ---------------------------------
    Richard L. Cox
    Senior Vice President

<PAGE>

                        RIDER TO ISSUING AGENCY CONTRACT

This Rider to Issuing Agency Contract (hereinafter referred to as "Rider") is
made by and between Chicago 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 22, 2004 and executed
contemporaneously herewith (the Issuing Agency Contract and this Rider are
hereinafter collectively referred to as the "Contract.")

                              RATES AND REMITTANCES

     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 seven
          percent (7%) of the rates set forth in Paragraph number "1" of this
          Rider.

     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: Chicago Title Insurance Company,
          P.O. Box 95594, Chicago. IL 60694, 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.

     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.

     Executed this 22nd day of July, 2004.

AGENT:                                  PRINCIPAL:

LSI Title Company                       Chicago Title Insurance Company

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

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