Document:

Exhibit 10.4

               DESCRIPTION OF CONSULTING AGREEMENT
                                OF
            CHAIRMAN OF THE BOARD OF PEOPLES STATE BANK

     The Chairman of the Board shall receive $1,000 per month from the date

 of his retirement as President of Peoples State Bank (June 15, 1999)

 through December 31, 2000, for providing consulting services to the Bank

 in connection with the transition of Bank management and for providing

 continuity and contact with Bank customers.EXHIBIT 10 (br)

                     EIGHTH AMENDMENT TO LEASE AGREEMENT

      THIS EIGHTH AMENDMENT TO LEASE AGREEMENT (this "Amendment") is  entered
 into as of  the __th day  of January, 2001,  by and  between THE  PRUDENTIAL
 INSURANCE COMPANY  OF AMERICA,  a New  Jersey corporation  ("Landlord")  and
 AMERICAN  HALLMARK  INSURANCE   COMPANY  OF  TEXAS,   a  Texas   corporation
 ("Tenant").

      WHEREAS,  pursuant  to  that  certain  Office  Lease  Agreement   dated
 September 12, 1994, by and between  Landlord and Tenant, as amended by  that
 certain First Amendment  to Lease Agreement  dated as of  October 10,  1994,
 that certain  Second Amendment  to Lease  dated  as of  May 25,  1995,  that
 certain Third Amendment to Lease Agreement (the "Third Amendment") dated  as
 of June 12, 1995, that certain Fourth Amendment to Lease Agreement dated  as
 of August 11, 1995, that certain Fifth Amendment to Lease Agreement dated as
 of January 16, 1996, that certain  Sixth Amendment to Lease Agreement  dated
 as of March 2,  1999 and that certain  Seventh Amendment to Lease  Agreement
 dated as  of June  7,  2000 (the  "Seventh  Amendment") (such  Office  Lease
 Agreement, as amended, herein called the "Lease"), Landlord leased to Tenant
 certain space (the "Premises") in the  building known as The Princeton  (the
 "Building") more particularly described therein;

      WHEREAS, the Premises  (excluding the Storage  Premises [as defined  in
 the Third Amendment]) currently  consist of 24,945  square feet of  rentable
 area on  the  first  (1st), second  (2nd)  and  ninth (9th)  floors  of  the
 Building;

      WHEREAS, Tenant desires to lease from Landlord an additional 625 square
 feet of  Agreed  Rentable Area  located  on the  first  (1st) floor  of  the
 Building, and  shown as  the  "First Floor  Expansion  Space" on  Exhibit  A
 attached hereto (such space, the "First Floor Expansion Space");

      WHEREAS, Tenant desires to have a right of first refusal to lease up to
 an additional 6,410 square feet of  Agreed Rentable Area located on the  1st
 floor of the  Building, more particularly  described as Suites  119 and  127
 (collectively, "Right of First Refusal Space");

      WHEREAS, subject to the terms and conditions set forth herein, Landlord
 has agreed  to lease  the First  Floor Expansion  Space to  Tenant and  give
 Tenant a right of first refusal to  lease the Right of First Refusal  Space;
 and

      WHEREAS, Landlord and Tenant desire to amend the Lease to reflect their
 agreements as to the  terms and conditions governing  Tenant's lease of  the
 First Floor Expansion Space and Tenant's right of first refusal to lease the
 Right of First Refusal Space.

      NOW, THEREFORE,  in  consideration  of  the  premises  and  the  mutual
 covenants between the parties herein  contained, Landlord and Tenant  hereby
 agree as follows:
<PAGE>

 1.   Premises.  On  February 1,  2001, Landlord  shall lease  to Tenant  and
 Tenant  shall  lease  from  Landlord  the  First  Floor  Expansion  Space.
 Therefore, effective February 1, 2001, Item 2 of the Basic Lease  Provisions
 shall be deleted in its entirety  and the following shall be substituted  in
 lieu thereof:

      2.   Premises:
           Suite(s) #: 900, 205, 215, 123 and 125; Floor(s): a portion of the
           first, second and ninth floors.
           Agreed Rentable Area: 25,570 square feet.

 2.    Rent.  Effective February 1, 2001, the addition to Item 3 of the Basic
 Lease Provisions pursuant to the Seventh  Amendment shall be amended in  its
 entirety to read as follows:

                          Rate Per Square     Basic          Basic
           Rental         Foot of Agreed      Annual         Monthly
           Period         Rentable Area       Rent           Rent
      ------------------  -------------     -----------    ----------
      02/1/01 - 11/30/03      $20.00        $511,400.04    $42,616.67
      12/1/03 - 11/30/07      $23.50        $600,894.96    $50,074.58

 3.   Tenant's Pro Rata Percentage.   Effective February 1,  2001, Item 4  of
 the Basic Lease Provisions shall be amended to read as follows:

      Tenant's Pro Rata Share Percentage:  6.8880% (the Agreed Rentable  Area
      of the Premises divided  by the Agreed Rentable  Area of the  Building,
      expressed in a percentage).

 4.   Parking. Effective February 1, 2001, Paragraphs 1 and 2 of Exhibit F to
 the Lease shall be amended in its entirety to read as follows

      Parking Spaces.  So long as  the Lease remains in effect, Tenant  shall
      rent in and on top of the Garage  on (i) a reserved basis, (9)  parking
      spaces (the "Reserved Spaces") during the term of this Lease, and  (ii)
      an unreserved and  non-exclusive basis one  hundred thirty-three  (133)
      parking spaces (the "Unreserved Spaces").

      Parking Rental.   The  monthly rent  for  the Reserved  Spaces  through
      November 30, 2007  shall equal  $35.00 (inclusive  of applicable  sales
      tax) per space for five (5) of the Reserved Spaces and $50.00 per space
      (plus applicable sales tax) for four (4) of the Reserved Spaces and the
      monthly rent through November 30, 2007 for the Unreserved Spaces  shall
      be $17.00 per space (inclusive of applicable sales tax).  All  payments
      of rent for parking spaces shall be made (i) at the same time as  Basic
      Monthly Rent is due  under the Lease  and (ii) to  Landlord or to  such
      persons (for example but without limitation, the manager of the Garage)
      as Landlord may direct from time to time.

 5.   Amendment to Exhibit A.  Effective February 1, 2001, Exhibit A attached
 hereto shall be incorporated into and made a part of Exhibit A to the Lease.
<PAGE>

 6.   Construction  of  Improvements  in the  First  Floor  Expansion  Space.
 Landlord shall  construct  Tenant's Improvements  (as  defined in  the  Work
 Letter) in  the First  Floor Expansion  Space in  accordance with  the  Work
 Letter attached hereto as Exhibit B.   Except as set forth in the  preceding
 sentence, Landlord shall  have no construction  obligations with respect  to
 the First Floor Expansion Space.

 7.   Delivery of First Floor  Expansion  Space and  Acceptance of  Premises.
 Subject to  Landlord's obligations  set forth  in  Section 6  above,  TENANT
 HEREBY ACCEPTS THE FIRST FLOOR EXPANSION  SPACE AND THE BUILDING  (INCLUDING
 THE SUITABILITY OF THE FIRST FLOOR EXPANSION SPACE FOR THE PERMITTED USE) IN
 "AS IS" CONDITION WITH ANY AND ALL  FAULTS AND LATENT OR PATENT DEFECTS  AND
 WITHOUT RELYING UPON ANY REPRESENTATION OR WARRANTY (EXPRESS OR IMPLIED)  OF
 LANDLORD OR ANY REPRESENTATIVE OF LANDLORD.  LANDLORD HAS NOT MADE AND  DOES
 NOT HEREBY MAKE  AND HEREBY  SPECIFICALLY DISCLAIMS  ANY REPRESENTATIONS  OR
 WARRANTIES OF ANY  KIND OR CHARACTER  WHATSOEVER, EXPRESS  OR IMPLIED,  WITH
 RESPECT TO THE  BUILDING (INCLUDING THE  FIRST FLOOR  EXPANSION SPACE),  ITS
 CONDITION (INCLUDING  WITHOUT  LIMITATION  ANY  REPRESENTATION  OR  WARRANTY
 REGARDING  QUALITY   OF   CONSTRUCTION,  STATE   OF   REPAIR,   WORKMANSHIP,
 MERCHANTABILITY, SUITABILITY OR FITNESS FOR ANY PARTICULAR PURPOSE).

 8.   Acceptance of First Floor Expansion Space.  Upon Substantial Completion
 of the Tenant's Improvements  in the First  Floor Expansion Space,  Landlord
 and  Tenant  shall   execute  an  Acceptance   of  Premises  Memorandum   in
 substantially the form of the Acceptance of Premises Memorandum attached  to
 the Lease as Exhibit E.  If Tenant occupies the First Floor Expansion  Space
 without executing  an Acceptance  of Premises  Memorandum, Tenant  shall  be
 deemed to  have  accepted  the First  Floor  Expansion  Space  and  Tenant's
 Improvements (as defined in the Work Letter) for all purposes.

 9.   Right of First Refusal. Tenant shall  have a right of first refusal  to
 lease the Right of First Refusal Space in accordance with Exhibit C attached
 hereto.  Except as set forth in Exhibit C, Tenant shall have no other  right
 of first  refusal under  the Lease  to  lease any  additional space  in  the
 Building.

 10.  No Brokers.  Tenant warrants that it has had no dealings with any  real
 estate broker or agent in connection with the negotiation of this  Amendment
 other than  The  Staubach  Company ("Tenant's  Broker")  and  Kennedy-Wilson
 Properties of Texas Ltd., Inc. ("Landlord's  Broker"), and that it knows  of
 no other real estate  brokers or agents who  are or might  be entitled to  a
 commission in connection with  this Amendment.   Tenant agrees to  indemnify
 and hold harmless Landlord from and  against any liability or claim  arising
 in respect to any brokers or agents claiming a commission in connection with
 this Amendment other than Tenant's Broker and Landlord's Broker.

 11.  Authority.  Tenant and each person signing this Amendment on behalf  of
 Tenant represents to Landlord  as follows: (i) Tenant  is a duly formed  and
 validly existing corporation  under the  laws of  the State  of Texas,  (ii)
 Tenant has and is qualified  to do business in  Texas, (iii) Tenant has  the
 full right and authority to enter into this Amendment, and (iv) each  person
 signing on behalf of Tenant was and continues to be authorized to do so.

 12.  Defined Terms.  All terms not  otherwise defined herein shall have  the
 same meaning assigned to them in the Lease.

 13.  Exhibits.  Each exhibit attached hereto  is made a part hereof for  all
 purposes.
<PAGE>

 14.  Ratification of  Lease.   Except as  amended  hereby, the  Lease  shall
 remain in full force and effect in  accordance with its terms and is  hereby
 ratified.  In the event of a conflict between the Lease and this  Amendment,
 this Amendment shall control.

 15.  No Representations.    Landlord  and Landlord's  agents  have  made  no
 representations or  promises, express  or implied,  in connection  with  the
 Premises or this Amendment except as expressly set forth herein.

 16.  Entire Agreement.   This Amendment, together  with the Lease,  contains
 all of  the agreements  of the  parties hereto  with respect  to any  matter
 covered or mentioned in this Amendment or the Lease, and no prior agreement,
 understanding or  representation  pertaining to  any  such matter  shall  be
 effective for any purpose.

 17.  Section Headings.  The section headings contained in this Amendment are
 for convenience only  and shall  in no  way enlarge  or limit  the scope  or
 meaning of the various and several sections hereof.

 18.  Successors and  Assigns.   The terms  and  provisions hereof  shall  be
 binding upon  and inure  to the  benefit  of the  parties hereto  and  their
 respective successors and assigns.

 19.  Severability.  A determination that any provision of this Amendment  is
 unenforceable or invalid shall not affect the enforceability  or validity of
 any other provision hereof and any determination that the application of any
 provision of this  Amendment to  any person  or circumstance  is illegal  or
 unenforceable shall  not  affect  the enforceability  or  validity  of  such
 provision as it may apply to any other persons or circumstances.

 20.  Governing Law.   This Amendment shall  be governed by  the laws of  the
 State of Texas.

      IN WITNESS WHEREOF, the parties have executed this Amendment as of  the
 date first above written.

 LANDLORD:                               TENANT:

 THE PRUDENTIAL INSURANCE           AMERICAN HALLMARK INSURANCE
 COMPANY OF AMERICA, a New          COMPANY OF TEXAS, a Texas corporation
 Jersey corporation

 By:  Kennedy-Wilson Properties of Texas
      Ltd., Inc., its duly authorized agent

 By: ____________________________   By: _____________________________________
 Name: Bernard Deaton               Name: ___________________________________
 Title:  Senior Managing Director   Title: __________________________________

 097352 001683 FT WORTH 79752.1

<PAGE>

                                  EXHIBIT A
                       THE FIRST FLOOR EXPANSION SPACE

      This Exhibit is attached to and a part of that certain Eighth Amendment
 to Lease Agreement dated as of January __, 2001, executed by and between The
 Prudential Insurance  Company of  America  and American  Hallmark  Insurance
 Company of Texas (the "Amendment"). Any capitalized term not defined  herein
 shall have the meaning assigned to it in the Amendment.  Landlord and Tenant
 mutually agree that the attached Floor Plan is the Floor Plan for the  First
 Floor Expansion Space:

<PAGE>

                                  EXHIBIT B

                                 WORK LETTER
                    PLANS TO BE APPROVED/FINISH ALLOWANCE

      This Exhibit is attached to and a part of that certain Eighth Amendment
 to Lease  dated  as  of January  ___,  2001,  executed by  and  between  The
 Prudential Insurance  Company of  America  and American  Hallmark  Insurance
 Company of Texas (the "Amendment").  Any capitalized term not defined herein
 shall have the meaning assigned to it in the Amendment. Landlord and  Tenant
 mutually agree as follows:

 1.   Plans.

 1.1  Space Plan.  Landlord's designated space planner, at Tenant's  expense,
 shall prepare and deliver to Tenant a space plan for the Premises (including
 the Expansion Space) showing,  regardless of the  quantities of such  items,
 the location of  all partitions and  doors and the  lay-out of the  Premises
 (including the Expansion Space).   Tenant will at  all times cooperate  with
 Landlord's space planner, furnishing all reasonable information and material
 concerning Tenant's  organization, staffing,  growth expectations,  physical
 facility needs (including,  without limitation, needs  arising by reason  of
 the Disability Acts),  equipment, inventory, etc.,  necessary for the  space
 planner to efficiently and expeditiously arrive at an acceptable lay-out  of
 the Premises  (including  the Expansion  Space).   Tenant  will  approve  or
 disapprove in writing the  space plan within three  (3) business days  after
 receipt from Landlord and if disapproved, Tenant shall provide Landlord  and
 Landlord's space planner with specific reasons  for disapproval.  If  Tenant
 fails to approve or disapprove the space plan  on or before the end of  such
 three (3) business day period, Tenant  shall be deemed to have approved  the
 last submitted space plan.   The foregoing process  shall be repeated  until
 Tenant has approved  (which shall include  deemed approval)  the space  plan
 (such space plan, when approved by  Landlord and Tenant, is herein  referred
 to as the "Space Plan").
<PAGE>

 1.2  Compliance  With  Disability  Acts.    Tenant  shall  promptly  provide
 Landlord and Landlord's space planner and/or architect, as applicable,  with
 all information needed to cause the construction of Tenant's Improvements to
 be completed such that Tenant , the Premises (including the Expansion Space)
 and Tenant's Improvements (as  constructed) will be  in compliance with  the
 Disability Acts. Tenant  shall be responsible  for and  shall indemnify  and
 hold harmless Landlord from and against any and all claims, liabilities  and
 expenses (including,  without  limitation  reasonable  attorneys'  fees  and
 expenses) incurred  by or  asserted  against Landlord  by  reason of  or  in
 connection with any violation of the provisions of Tex. Rev. Civ. Stat. Ann.
 art. 9102  and  the Americans  With  Disabilities  Act of  1990,  42  U.S.C.
 SS12101-12213 (collectively, the "Disability Acts")  arising from or out  of
 (x) information or design  and space plans furnished  to Landlord by  Tenant
 (or the lack of complete and  accurate information so furnished)  concerning
 Tenant's Improvements, (y)  Tenant's employer-employee  obligations, or  (z)
 after the Expansion  Space Commencement  Date, violations  by Tenant  and/or
 Tenant's Improvements or the  Expansion Space not  being in compliance  with
 the Disability  Acts as  the result  of  changes in  regulations or  law  or
 interpretations thereof not in  effect on December 1,  2000.  The  foregoing
 indemnity shall not include any  claims, liabilities or expenses  (including
 reasonable attorneys' fees and  expenses) arising out  of the negligence  or
 gross negligence of Landlord or Landlord's employees, agents or contractors.
 Without limiting the foregoing, if Landlord constructs Tenant's Improvements
 based on any  special requirements or  improvements required  by Tenant,  or
 upon information furnished by Tenant that  later proves to be inaccurate  or
 incomplete resulting in any violation of  the Disability Acts, Tenant  shall
 be solely liable to  correct such violations and  to bring the  improvements
 into compliance with the Disability Acts as promptly as is practicable.

 1.3  Construction Plans.  On  or before thirty (30)  days after approval  of
 the Space Plan, Landlord's space planner and engineer, at Tenant's  expense,
 will prepare construction plans (such construction plans, when approved, and
 all changes  and amendments  thereto agreed  to by  Landlord and  Tenant  in
 writing, are herein  called the "Construction  Plans") for  all of  Tenant's
 improvements requested pursuant to the Space Plan (all improvements required
 by the  Construction  Plans  are  herein  called  "Tenant's  Improvements"),
 complete  detail  and  finish  drawings  for  partitions,  doors,  reflected
 ceiling, telephone  outlets, electrical  switches and  outlets and  Building
 standard heating, ventilation and air conditioning equipment and controls.
 Within five  (5) business  days after  construction plans  are delivered  to
 Tenant, Tenant  shall  approve (which  approval  shall not  be  unreasonably
 withheld) or disapprove  same in writing  and if  disapproved, Tenant  shall
 provide  Landlord  and  Landlord's  space  planner  and  engineer   specific
 reasons for  disapproval.  The  foregoing  process  shall continue until the
 construction plans are approved by Tenant; provided that if Tenant fails  to
 respond in any five (5) business day period, Tenant shall be deemed to  have
 approved the last submitted construction plans.

 1.4  Changes to Approved Plans.  If any re-drawing or re-drafting of  either
 the Space  Plan  or  the Construction  Plans  is  necessitated  by  Tenant's
 requested changes (all  of which shall  be subject to  approval by  Landlord
 and, if applicable, the Texas Department  of Licensing & Regulation and  any
 other governmental agency or authority to which the plans and specifications
 are required  to  be submitted),  the  expense  of any  such  re-drawing  or
 re-drafting required in connection therewith and the expense of any work and
 improvements necessitated by such re-drawing or re-drafting will be  charged
 to Tenant.
<PAGE>

 1.5  Coordination of Planners and  Designers.  If  Tenant shall arrange  for
 interior design services, whether with Landlord's space planner or any other
 planner or designer, it shall be Tenant's responsibility to cause  necessary
 coordination of its agents' efforts with Landlord's agents to ensure that no
 delays are caused  to either the  planning or construction  of the  Tenant's
 Improvements.

 2.   Construction and Costs of Tenant's Improvements.

 2.1  Construction Obligation and Finish Allowance.

      (a)  Landlord shall solicit bids from at least three (3) contractors to
           construct the Tenant's Improvements, and unless otherwise approved
           by Tenant, shall select the lowest qualified bidder to perform the
           construction.  Landlord agrees to construct Tenant's Improvements,
           at Tenant's cost  and expense; provided,  however, Landlord  shall
           provide Tenant with an allowance equal to $8.00 per square foot of
           Agreed Rentable  Area in  the  Premises (including  the  Expansion
           Space) (i.e., $5,000.00) (the "Finish Allowance"), which allowance
           shall be disbursed by Landlord, from time to time, for payment  of
           (in the  following  priority) the  following  costs  (collectively
           referred to  as  the  "Permitted Costs"):  (i)  the  contract  sum
           required to be paid to the general contractor engaged to construct
           Tenant's Improvements (the "Contract Sum"),  (ii) the fees of  the
           preparer of the Space Plan and Construction Plans (such fees,  the
           "Planning Fees");  and  (iii)  such other  costs  related  to  the
           leasehold  improvements   (such  as   equipment,  appliances   and
           furnishings) incurred  by  Tenant, including  without  limitation,
           data and  telephone  cabling  costs,  security  costs,  furniture,
           fixture and equipment costs, and relocation costs.  Landlord shall
           not charge any fee in connection with Landlord's administration of
           the construction of Tenant's  Improvements and Landlord shall  not
           require  a  payment  or   performance  bond  in  connection   with
           construction of  the  Tenant's Improvements.    In the  event  any
           Finish Allowance remains unexpended after payment of the Permitted
           Costs, such unexpended  amount shall be  applied against  Tenant's
           obligation to pay Basic Rent under the Lease.

      (b)  Title to  any  equipment, appliances,  furnishings  or  personalty
           installed in the Expansion Space and purchased with any portion of
           the Finish Allowance shall  pass to Landlord  upon payment of  the
           invoice  cost  thereof  and  Tenant  shall  not  remove  any  such
           equipment,  appliances,   furnishings  or   personalty  from   the
           Expansion Space without Landlord's express, prior written  consent
           or unless requested by Landlord in connection with the  expiration
           or earlier termination of the Lease.
<PAGE>

 2.2  Excess Costs. If  the sum  of the  Permitted Costs  exceeds the  Finish
 Allowance, then Tenant  shall pay all  such excess  costs ("Excess  Costs"),
 provided, however, Landlord will, prior to the commencement of  construction
 of Tenant's Improvements, advise Tenant of the Excess Costs, if any, and the
 Contract Sum.  Tenant shall  have two (2) business  days from and after  the
 receipt of such advice  within which to approve  or disapprove the  Contract
 Sum and Excess Costs.  If Tenant fails to approve same by the expiration  of
 the second such business day, then  Tenant shall be deemed to have  approved
 the Proposed  Contract Sum  and Excess  Costs.   If Tenant  disapproves  the
 Contract Sum and Excess Costs within such two (2) business day period,  then
 Tenant shall  either reduce  the scope  of Tenant's  Improvements such  that
 there shall be no Excess Costs or, at Tenant's option, Landlord shall obtain
 two (2) additional bids, provided that if Tenant requests Landlord to obtain
 two (2) additional bids and Tenant fails to approve the Excess Costs  within
 three (3) business days  after Landlord's notification  of the Excess  Costs
 taking such additional bids  into consideration, Tenant  shall be deemed  to
 have approved the Contract Sum and  Excess Costs as determined by  reference
 to the lowest submitted bid.  Landlord and Tenant must approve (or be deemed
 to have  approved)  the  Contract  Sum  for  the  construction  of  Tenant's
 Improvements in writing prior to the commencement of construction.

 2.3  Construction Deposit.  Tenant  shall remit to  Landlord an amount  (the
 "Prepayment") equal to one-half (1/2) of the projected Excess Costs, if any,
 within five (5) working days after commencement of construction by Landlord.
 On or prior to the Expansion  Space Commencement Date, Tenant shall  deliver
 to Landlord the actual Excess Costs, minus  the Prepayment  previously paid.
 Failure by Tenant  to timely tender  to Landlord the  full Prepayment  shall
 permit Landlord to stop all work until the Prepayment is received.  All sums
 due Landlord under this Section 2.3 shall be considered Rent under the terms
 of the Lease and nonpayment shall  constitute a default under the Lease  and
 entitle Landlord to any and all remedies specified in the Lease.

 2.4  Liens Arising from Excess  Costs.  Tenant agrees  to keep the  Premises
 (including  the  Expansion  Space)  free  from  any  liens  arising  out  of
 nonpayment of Excess Costs.  In  the event that any  such lien is filed  and
 Tenant, within ten (10) days following such filing fails to cause same to be
 released of record by  payment or posting of  a proper bond, Landlord  shall
 have, in addition  to all  other remedies provided  herein and  by law,  the
 right, but not  the obligation, to  cause the same  to be  released by  such
 means as it  in its sole  discretion deems proper,  including payment of  or
 defense against  the claim  giving rise  to such  lien.   All sums  paid  by
 Landlord in connection therewith shall constitute Rent under the Lease and a
 demand obligation  of Tenant  to Landlord  and  such obligation  shall  bear
 interest at the rate provided for in Section 15.10 of the Supplemental Lease
 Provisions from  the date  of payment  by Landlord  until the  date paid  by
 Tenant.
<PAGE>

 3.   Substantial Completion and Punch List.  When Landlord has  sufficiently
 completed the Tenant's  Improvements in  the Expansion  Space in  accordance
 with the Construction Plans so that Tenant can reasonably use the  Expansion
 Space for the  Permitted Use (as  described in Item  10 of  the Basic  Lease
 Provisions), Landlord will notify  Tenant and within  two (2) business  days
 thereafter, Landlord's  representative  and  Tenant's  representative  shall
 conduct a walk-through  of the Expansion  Space and  identify any  necessary
 touch-up work, repairs and minor completion items as are necessary for final
 completion of Tenant's Improvements.  Neither Landlord's representative  nor
 Tenant's representative shall unreasonably  withhold his agreement on  punch
 list items.  Landlord will use reasonable efforts to cause the contractor to
 complete all  punch  list items  within  thirty (30)  days  after  agreement
 thereon.

 4.   Tenant's Contractors.  If Tenant should  desire to enter the  Expansion
 Space or  authorize  its  agent  to  do so  prior  to  the  Expansion  Space
 Commencement Date of the  Lease, to perform approved  work not requested  of
 the Landlord, Landlord shall permit such entry if:

      (a)  Tenant shall  use  only  such  contractors  which  Landlord  shall
           approve in  its  reasonable  discretion; provided  that  any  work
           affecting the  electrical  systems of  the  Building or  the  HVAC
           systems of the Building  shall be performed  by an electrician  or
           HVAC vendor listed on  the Building approved contractors  provided
           by Landlord to Tenant; and

      (b)  Landlord shall have approved the plans  to be utilized by  Tenant,
           which approval will not be unreasonably withheld; and

      (c)  Tenant, its  contractors,  workmen,  mechanics,  engineers,  space
           planners  or  such  others  as  may  enter  the  Expansion   Space
           (collectively, "Tenant's Contractors"), work  in harmony with  and
           do not  in any  way disturb  or  interfere with  Landlord's  space
           planners, architects, engineers,  contractors, workmen,  mechanics
           or other agents or independent  contractors in the performance  of
           their work  (collectively,  "Landlord's  Contractors"),  it  being
           understood  and  agreed  that  if  entry  of  Tenant  or  Tenant's
           Contractors would  cause,  has caused  or  is causing  a  material
           disturbance to Landlord or  Landlord's Contractors, then  Landlord
           may,  with  notice,  refuse  admittance  to  Tenant  or   Tenant's
           Contractors causing such disturbance; and

      (d)  Tenant,  Tenant's  Contractors  and  other  agents  shall  provide
           Landlord sufficient  evidence  that  each is  covered  under  such
           Worker's  Compensation,  public  liability  and  property   damage
           insurance as Landlord may reasonably request for its protection.
           All insurance maintained by any contractor performing work in  the
           Building must  name Landlord  and Property  Manager as  additional
           insureds.
<PAGE>

 Landlord shall  not be  liable for  any injury,  loss or  damage to  any  of
 Tenant's installations or decorations  made prior to substantial  completion
 of the Tenant's  Improvements in the  Expansion Space and  not installed  by
 Landlord.  Tenant shall indemnify and hold harmless Landlord and  Landlord's
 Contractors  from  and  against  any   and  all  costs,  expenses,   claims,
 liabilities and causes of action arising  out of or in connection with  work
 performed in the Premises (including the Expansion Space) by or on behalf of
 Tenant (but excluding work performed by Landlord or Landlord's Contractors).
 Such entry by  Tenant and Tenant's  Contractors pursuant to  this Section  4
 shall be deemed  to be  under all of  the terms,  covenants, provisions  and
 conditions of the Lease except the covenant to pay Rent.

 5.   Construction Representatives.  Landlord's and Tenant's  representatives
 for coordination of construction  and approval of change  orders will be  as
 follows, provided  that  either party  may  change its  representative  upon
 written notice to the other:

 LANDLORD'S REPRESENTATIVE:              TENANT'S REPRESENTATIVE:

 NAME:     Berry Stephens                NAME:    Raymond Kilgore
 ADDRESS:  14651 Dallas Parkway,         ADDRESS: 14651 Dallas Parkway,
           Suite 101                              Suite 900
           Dallas, Texas 75240                    Dallas, Texas 75240

 PHONE:    (214) 871-6692                PHONE:   (972) 934-2400
 FAX:      (214) 871-4644                FAX:     _____________________

<PAGE>

                                  EXHIBIT C

                       TENANT'S RIGHT OF FIRST REFUSAL
                  (ALL TERMS BASED ON THIRD PARTY STATEMENT)

     This Exhibit is attached to and a part of that certain Eighth  Amendment
 to Lease  dated  as  of  January  __, 2001,  executed  by  and  between  The
 Prudential Insurance  Company of  America  and American  Hallmark  Insurance
 Company of Texas (the "Amendment").  Any capitalized term not defined herein
 shall have the meaning assigned to it in the Amendment. Landlord and  Tenant
 mutually agree as follows:

 A.  Prior to leasing any  of the areas described  on Schedule A attached  to
     this Exhibit ("Right of First Refusal Space"), Landlord shall deliver to
     Tenant a written statement ("Statement") which shall reflect  Landlord's
     and the  prospective  tenant's agreement  with  respect to  rent,  term,
     finish  allowances,  tenant  inducements  and  the  description  of  the
     applicable Right of  First Refusal Space.   Tenant shall  have five  (5)
     days after receipt of the Statement  within which to notify Landlord  in
     writing that it desires to lease  the applicable Right of First  Refusal
     Space upon the terms and conditions contained in the Statement.  Failure
     by Tenant to notify  Landlord within such five  (5) day period shall  be
     deemed an election by Tenant not to lease the applicable Right of  First
     Refusal Space and Landlord shall have  the right to lease such space  to
     the prospective tenant upon  the terms and  conditions contained in  the
     Statement.  If Landlord  enters into such a  lease with the  prospective
     tenant within 180 days after the expiration of such five (5) day period,
     Tenant shall have no further rights  under this Exhibit with respect  to
     the Right of First Refusal Space covered by such lease.

 B.  Notwithstanding the  foregoing, if  the  prospective tenant  desires  to
     lease additional space on the same  floor as the Right of First  Refusal
     Space covered by the Statement in addition to the Right of First Refusal
     Space, Tenant must lease  all space on such  floor that the  prospective
     tenant desires to lease if Tenant  elects to lease the applicable  Right
     of First Refusal Space.

 C.  Further notwithstanding any  provision or inference  in this Exhibit  to
     the contrary,  the Right  of First  Refusal shall  expire and  be of  no
     further force or effect on the earlier of (i) the expiration or  earlier
     termination of the  term of this  Lease expiring on  November 30,  2007,
     (ii) a default by Tenant under  this Lease, (iii) an assignment of  this
     Lease by  Tenant or  (iv) the  sublease of  all or  any portion  of  the
     Premises by Tenant.

<PAGE>

                                  SCHEDULE A

                         RIGHT OF FIRST REFUSAL SPACE

      This Schedule  is  attached  to  and a  part  of  that  certain  Eighth
 Amendment to Lease dated as of January __, 2001, executed by and between The
 Prudential Insurance  Company of  America  and American  Hallmark  Insurance
 Company of Texas.

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