EXHIBIT 10.70
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                    FRANKLIN TEMPLETON INVESTOR SERVICES, LLC
                TRANSFER AGENT AND SHAREHOLDER SERVICES AGREEMENT

Investment Company:     [NAME OF TRUST OR CORPORATION]
Date:

     The  parties to this  Agreement  are the  Investment  Company  named  above
("Investment  Company"), an open-end investment company registered as such under
the  Investment  Company  Act of 1940 ("1940  Act"),  on behalf of each class of
shares  of each  series  of the  Investment  Company  which  now  exists  or may
hereafter be created (individually,  a "Fund" and collectively, the "Funds") and
FRANKLIN TEMPLETON INVESTOR SERVICES,  LLC ("FTIS"), a registered transfer agent
formerly  known  as  Franklin  Administrative   Services,  Inc.  This  Agreement
supersedes prior Shareholder  Services Agreements between the parties, as stated
below in section 16(d).

                                   WITNESSETH:
                                   ----------

     That,  for and in  consideration  of the mutual  promises  hereinafter  set
forth, the Investment Company and FTIS agree as follows:

     1.   DEFINITIONS.  Whenever used in this Agreement, the following words and
phrases,  unless  the  context  otherwise  requires,  shall  have the  following
meanings:

          (a) "Articles" shall mean the Articles of  Incorporation,  Declaration
     of Trust or  Agreement  of  Limited  Partnership,  as  appropriate,  of the
     Investment Company as the same may be amended from time to time;

          (b) "Authorized Person" shall be deemed to include any person, whether
     or not such  person is an officer or employee  of the  Investment  Company,
     duly authorized to give Oral Instructions or Written Instructions on behalf
     of the Investment  Company,  as indicated in a resolution of the Investment
     Company's  Board  which  was  valid  at the time of this  Agreement,  or as
     indicated  in a  certificate  furnished  to FTIS  pursuant to Section  4(c)
     hereof;

          (c) "Board" shall mean the  Investment  Company's  Board of Directors,
     Board of Trustees or Managing General Partners, as appropriate;

          (d)  "Custodian"  shall  mean a  custodian  and any  sub-custodian  of
     securities and other property which the Investment Company may from time to
     time deposit, or cause to be deposited or held under the name or account of
     such custodian pursuant to the Custody Agreement;

          (e) "Oral  Instructions"  shall mean instructions  (including  without
     limitation instructions received by telephone,  facsimile,  electronic mail
     or other



     electronic  mail),  other than written  instructions,  actually received by
     FTIS from a person reasonably believed by FTIS to be an Authorized Person;

          (f)  "Shares"  shall  mean  shares  of each  class of  capital  stock,
     beneficial interest or limited  partnership  interest,  as appropriate,  of
     each series of the Investment Company; and

          (g) "Written  Instructions" shall mean a written  communication signed
     by a person  reasonably  believed  by FTIS to be an  Authorized  Person and
     actually received by FTIS.

     2.   APPOINTMENT  OF FTIS. The  Investment Company hereby  appoints FTIS as
transfer  agent for  Shares  of the  Investment  Company,  as  service  agent in
connection  with  dividend  and  distribution  functions,   and  as  shareholder
servicing agent for the Investment  Company,  and FTIS accepts such  appointment
and agrees to perform the following duties.

     3.   COMPENSATION.

          (a) PAYMENT TO FTIS:

               (i)  Compensation  for  Servicing:  The  Investment  Company will
          compensate FTIS for the  performance of its  obligations  hereunder in
          accordance  with the fees set forth in the  written  schedule  of fees
          annexed hereto as Schedule A and incorporated  herein.  FTIS will bill
          the Investment  Company as soon as  practicable  after the end of each
          calendar month, in accordance with Schedule A. The Investment  Company
          will promptly pay to FTIS the amount of such billing.

               (ii)  Reimbursement  for Out-of-Pocket  Expenses:  The Investment
          Company will reimburse FTIS for  out-of-pocket  disbursements  paid to
          third parties by FTIS in the performance of its obligations  hereunder
          including,  but not  limited  to, the items  specified  in the written
          schedule  of  out-of-pocket  expenses  paid to third  parties  annexed
          hereto   as   Schedule   B  and   incorporated   herein.   Unspecified
          out-of-pocket   expenses  shall  be  limited  to  those  out-of-pocket
          expenses  reasonably  incurred  by  FTIS  in  the  performance  of its
          obligations hereunder, subject to approval by the Board. Reimbursement
          by the Investment Company for out-of-pocket disbursements paid by FTIS
          in any month shall be made as soon as practicable after the receipt of
          an itemized bill from FTIS.

          (b) BENEFICIAL  OWNER SERVICING FEES TO THIRD PARTIES:  Subject to the
     limitation set forth in paragraph (d) below,  the  Investment  Company will
     reimburse  FTIS for servicing  fee payments  ("Beneficial  Owner  Servicing
     Fees")  made by FTIS on the  Investment  Company's  behalf to  institutions
     that:

               (i) maintain a master  account  with a Fund in the  institution's
          name ("Omnibus  Account") on behalf of numerous  beneficial  owners of
          Omnibus Account assets; or

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               (ii) maintain a master  account with a Fund in the  institution's
          name on  behalf  of an  employer  sponsored  retirement  plan (a "Plan
          Account") and provide,  directly or indirectly under separate contract
          with the retirement plan,  participant  level accounting for each plan
          participant with a beneficial ownership in Plan Account assets.

          Each  beneficial  owner with an  interest  in Fund  shares  held in an
          Omnibus  Account  and each plan  participant  with an interest in Fund
          shares held in a Plan  Account is referred to in this  Agreement  as a
          "Beneficial Owner".

          (c) NETWORKED ACCOUNT SERVICING FEES TO THIRD PARTIES:  Subject to the
     limitation set forth in paragraph (d) below,  the  Investment  Company will
     reimburse  FTIS for servicing fee payments  ("Networked  Account  Servicing
     Fees") made by FTIS on the  Investment  Company's  behalf to an institution
     for each Fund account (a "Networked  Account")  maintained by FTIS in which
     servicing is shared with that  institution  by the exchange of account data
     through the National  Securities  Clearing  Corporation  (NSCC)  networking
     system.

          (d) MAXIMUM  REIMBURSEMENT  AMOUNT FOR BENEFICIAL OWNER SERVICING FEES
     AND NETWORKED  ACCOUNT  SERVICING FEES. The Investment  Company  authorizes
     FTIS to negotiate  Beneficial  Owner  Servicing Fees and Networked  Account
     Servicing Fees on the Investment  Company's behalf and shall reimburse FTIS
     for  those  fees  negotiated  and  paid  up to the  "Maximum  Reimbursement
     Amount".  The  Maximum  Reimbursement  Amount for each  fiscal  year of the
     Investment Company, calculated on the basis of all Omnibus Accounts and all
     Networking  Accounts  open during that fiscal  year,  shall equal the total
     amount  (including  out-of-pocket  expenses) that would otherwise have been
     payable by the Investment Company to FTIS under the terms of this Agreement
     if (i) all Beneficial Owners for which Beneficial Owner Servicing fees were
     paid had been Fund shareholders of record;  and (ii) all Networked Accounts
     for which Networked  Account Servicing Fees were paid had been Full Service
     Accounts (as defined in Schedule A).

          (e) COMPENSATION ADJUSTMENTS. Any compensation agreed to hereunder may
     be adjusted  from time to time by mutual  agreement  by  attaching  revised
     Schedules A or B to this Agreement.

     4.   DOCUMENTS.  In connection with the appointment of FTIS, the Investment
Company shall, within a reasonable period of time for FTIS to prepare to perform
its duties hereunder, deliver to FTIS the following documents:

          (a) If applicable, specimens of the certificates for the Shares;

          (b) All  account  application  forms and other  documents  relating to
     Shareholder  accounts  or to any plan,  program or  service  offered by the
     Investment Company;

          (c) A  certificate  identifying  the  Authorized  Persons and specimen
     signatures of Authorized Persons who will sign Written Instructions; and


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          (d)  All  documents  and  papers  necessary  under  the  laws  of  the
     Investment  Company's  state of domicile,  under the  Investment  Company's
     Articles,  and as may be required for the due  performance of FTIS's duties
     under this Agreement or for the due performance of additional duties as may
     from time to time be agreed upon between the Investment Company and FTIS.

     5.   DUTIES  OF THE  TRANSFER   AGENT.   FTIS  shall  be  responsible   for
administering and/or performing transfer agent functions;  for acting as service
agent in connection with dividend and distribution functions; and for performing
shareholder  account and  administrative  agent functions in connection with the
issuance, transfer,  exchange,  redemption or repurchase (including coordination
with the  Custodian)  of  Shares.  FTIS  shall be bound to follow  its usual and
customary operating  standards and procedures,  as they may be amended from time
to time,  and each current  prospectus  and Statement of Additional  Information
(hereafter,  collectively,  the "prospectus") of the Investment Company. Without
limiting the  generality of the  foregoing,  FTIS agrees to perform the specific
duties listed on Schedule C.

     The  duties to be  performed  by FTIS  shall not  include  the  engagement,
supervision or compensation of any service  providers,  or any  registrations or
fees of any kind, which are required by the laws of any foreign country in which
the Fund may choose to invest portfolio assets or sell Shares.

     6.   (a) DISTRIBUTIONS PAYABLE IN SHARES. In the event  that  the  Board of
     the Investment Company shall declare a distribution  payable in Shares, the
     Investment Company shall deliver to FTIS written notice of such declaration
     signed on behalf of the  Investment  Company  by an officer  thereof,  upon
     which FTIS shall be entitled to rely for all purposes,  certifying  (i) the
     number of Shares  involved,  and (ii) that all appropriate  action has been
     taken to effect such distribution.

          (b) DISTRIBUTIONS  PAYABLE IN CASH;  REDEMPTION PAYMENTS. In the event
     that the Board of the  Investment  Company  shall  declare  a  distribution
     payable in cash,  the  Investment  Company  shall  deliver to FTIS  written
     notice of such declaration signed on behalf of the Investment Company by an
     officer  thereof,  upon  which  FTIS  shall  be  entitled  to rely  for all
     purposes,  certifying (i) the amount per share to be distributed,  (ii) the
     record  and  payment  dates  for  the  distribution,  and  (iii)  that  all
     appropriate  action has been taken to effect  such  distribution.  Once the
     amount and validity of any dividend or redemption  payments to shareholders
     have been  determined,  the  Investment  Company shall transfer the payment
     amounts from the  Investment  Company's  accounts to an account or accounts
     held in the  name of  FTIS,  as  paying  agent  for  the  shareholders,  in
     accordance with any applicable laws or regulations, and FTIS shall promptly
     cause payments to be made to the shareholders.

     7.   RECORDKEEPING AND OTHER INFORMATION.  FTIS shall create,  maintain and
preserve all necessary records in accordance with all applicable laws, rules and
regulations.  Such records are the property of the Investment Company,  and FTIS
will  promptly  surrender  them to the  Investment  Company upon request or upon
termination of this  Agreement.  In the event of such a request or  termination,
FTIS shall be entitled to make and retain copies of all records

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surrendered,  and to be  reimbursed  by the  Investment  Company for  reasonable
expenses  actually  incurred in making such  copies.  FTIS will take  reasonable
actions to maintain the  confidentiality  of the Investment  Company's  records,
which may  nevertheless  be disclosed  to the extent  required by law or by this
Agreement, or to the extent permitted by the Investment Company.

     8.   OTHER  DUTIES.  In  addition, FTIS shall perform such other duties and
functions,  and shall be paid such amounts therefor, as may from time to time be
agreed upon in writing  between  the  Investment  Company  and FTIS.  Such other
duties and  functions  shall be reflected in a written  amendment to Schedule C,
and the compensation for such other duties and functions shall be reflected in a
written amendment to Schedule A.

     9.   RELIANCE BY TRANSFER AGENT; INSTRUCTIONS.

          (a) FTIS will be protected in acting upon Written or Oral Instructions
     reasonably  believed  to have been  executed or orally  communicated  by an
     Authorized  Person and will not be held to have any notice of any change of
     authority of any person until receipt of a Written Instruction thereof from
     an  officer  of the  Investment  Company.  FTIS will also be  protected  in
     processing  Share  certificates  which it  reasonably  believes to bear the
     proper  manual or facsimile  signatures  of the officers of the  Investment
     Company and the proper countersignature of FTIS.

          (b) At any  time  FTIS  may  apply  to any  Authorized  Person  of the
     Investment  Company  for  Written  Instructions,  or may seek advice at the
     Investment Company's expense from legal counsel for the Investment Company,
     with respect to any matter arising in connection with this Agreement.  FTIS
     shall not be liable for any action  taken or not taken or suffered by it in
     good faith in accordance  with such Written  Instructions  or in accordance
     with  the  opinion  of  counsel  for  the   Investment   Company.   Written
     Instructions  requested by FTIS will be provided by the Investment  Company
     within a reasonable period of time.

     10.  ACTS OF GOD, ETC. FTIS will not be liable or responsible for delays or
errors by reason of circumstances beyond its control, including acts of civil or
military authority, national emergencies,  labor difficulties,  fire, mechanical
breakdown  beyond its control,  earthquake,  flood or catastrophe,  acts of God,
insurrection,  war,  riots or  failure  beyond its  control  of  transportation,
communication or power supply.

     11.  DUTY OF CARE AND INDEMNIFICATION.  FTIS will  indemnify the Investment
Company against and hold it harmless from any and all losses,  claims,  damages,
liabilities  or  expenses  (including  reasonable  counsel  fees  and  expenses)
resulting  from  any  claim,  demand,  action  or suit  resulting  from  willful
misfeasance,  bad faith or gross negligence on the part of FTIS, and arising out
of, or in connection  with, its duties  hereunder.  However,  FTIS shall have no
liability  for or obligation to indemnify  the  Investment  Company  against any
losses, claims,  damages,  liabilities or expenses (including reasonable counsel
fees and expenses)  incurred by the  Investment  Company as a result of: (i) any
action taken in accordance  with Written or Oral  Instructions;  (ii) any action
taken in accordance with written or oral advice  reasonably  believed

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by FTIS to have been  given by counsel  for the  Investment  Company;  (iii) any
action taken as a result of any error or omission in any record  (including  but
not limited to magnetic  tapes,  computer  printouts,  hard copies and microfilm
copies) delivered,  or caused to be delivered, by the Investment Company to FTIS
in connection with this  Agreement;  or (iv) any action taken in accordance with
shareholder  instructions  which meet the standards  described in the Investment
Company's current  prospectus,  including  without  limitation oral instructions
which meet the standards described in the section of the prospectus dealing with
telephone  transactions,  so long  as  FTIS  believes  such  instructions  to be
genuine.  The obligations of the parties hereto under this Section shall survive
the termination of this Agreement.

     12.  TERM AND TERMINATION.

          (a) This  Agreement  shall be effective  as of the date first  written
     above,  shall continue  through  December 31, 2003,  and  thereafter  shall
     continue  automatically for successive annual periods ending on December 31
     of each year,  provided such continuance is specifically  approved at least
     annually by the Investment Company's Board.

          (b) Either party hereto may terminate  this Agreement by giving to the
     other party a notice in writing  specifying  the date of such  termination,
     which  shall be not less  than 60 days  after the date of  receipt  of such
     notice.  Upon such  termination,  FTIS will (i) deliver to such successor a
     certified list of  shareholders  of the Investment  Company (with names and
     addresses) and an historical  record of the account of each Shareholder and
     the status thereof; (ii) surrender all other relevant records in accordance
     with  section  7 of this  Agreement,  above,  and  (iii)  cooperate  in the
     transfer  of such duties and  responsibilities,  including  provisions  for
     assistance from FTIS's personnel in the establishment of books, records and
     other data by such  successor  or  successors.  FTIS shall be  entitled  to
     charge the Investment  Company a reasonable  fee for services  rendered and
     expenses actually incurred in performing its duties under this paragraph.

     13.  AMENDMENT. This Agreement may not be amended or modified in any manner
except by a written agreement executed by both parties.

     14.  SUBCONTRACTING.  The  Investment  Company agrees that FTIS may, in its
discretion,  subcontract for all or any portion of the services  described under
this  Agreement or the Schedules  hereto;  provided that the  appointment of any
such agent shall not relieve FTIS of its responsibilities hereunder.

     15.  DATA PROCESSING SYSTEM, PROGRAM AND INFORMATION

          (a) The  Investment  Company  shall  not,  solely  by  virtue  of this
     Agreement,  obtain any rights,  title and  interest in and to the  computer
     systems and programs, including all related documentation, employed by FTIS
     in connection with rendering services hereunder; provided however, that the
     records  prepared,  maintained  and  preserved  by  FTIS  pursuant  to this
     Agreement shall be the property of the Investment Company.

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          (b) Any modifications,  changes and improvements in the automatic data
     processing system (the "System") or in the manner in which the services are
     rendered  shall be made or provided as follows,  and provided  further that
     modifications for which the Investment Company will be required to bear any
     expenses shall be made only as set forth herein.

               (i) FTIS shall, at no expense to the Investment Company, make any
          revisions in the System necessary to (1) perform the services which it
          has  contracted  to perform  and (2) create and  maintain  the records
          which it has  contracted  to  create  and  maintain  hereunder  or (3)
          enhance or update the System to the extent and in the manner necessary
          to maintain said System. However, if specific reprogramming, coding or
          other changes are necessary in the records of the  Investment  Company
          or in its shareholder accounts in order to complete a system revision,
          the costs for completing work specific to the Investment Company shall
          be subject to a subsequent  agreement between the parties.  The System
          is at all  times  to be  competitive  with  that  which  is  generally
          available to the mutual fund industry from transfer agents.

               (ii) To the extent  that the System is  modified  to comply  with
          changes in the accounting or record-keeping rules applicable to mutual
          funds,  the  Investment  Company  agrees to pay a reasonable  pro rata
          portion of the costs of the design,  revision and  programming  of the
          System;  provided,  however, that if the Investment Company's pro rata
          portion exceeds $1,000 per 12 month period,  the Investment  Company's
          obligation to pay a reasonable  pro rata portion shall be  conditioned
          upon  FTIS's  having  obtained  prior  Written  Instructions  from the
          Investment  Company  for  any  charge.  The  determination  that  such
          modifications  or revisions are  necessary,  and that the System as so
          modified  produces  records  which  comply  with  the   record-keeping
          requirements,  as  amended,  shall be by mutual  agreement;  provided,
          however,  that upon written  request by the Investment  Company,  FTIS
          will provide the Investment  Company with a written opinion of counsel
          to FTIS to the effect that the modifications  were required by changes
          in the  applicable  laws  or  regulations  and  that  the  System,  as
          modified,  complies  with the laws or  regulations  as  amended.  Upon
          completion  of the  changes  FTIS  shall  render  a  statement  to the
          Investment  Company,  in reasonably  detailed  form,  identifying  the
          nature of the  revisions,  the services,  expenses and costs,  and the
          basis for  determining  the Investment  Company's  reasonable pro rata
          portion.  Any  determination  by FTIS of the Investment  Company's pro
          rata  portion  based  upon the  ratio  of the  number  of  shareholder
          accounts of the Investment  Company to the total number of shareholder
          accounts of all clients for which FTIS  provides  comparable  services
          shall  conclusively be presumed to be reasonable  unless the nature of
          the change to the  System  relates  to  certain  types of  shareholder
          accounts,  in which case the pro rata portion will be  determined on a
          mutually agreeable basis.

               (iii) If system  improvements  are  requested  by the  Investment
          Company and are not otherwise  required under this  subsection  15(b),
          FTIS shall be entitled to request a reasonable fee before  agreeing to
          make the  improvements  and  shall be  entitled  to refuse to make any
          requested   improvements   which  FTIS   reasonably   believes  to  be
          incompatible with its systems providing services to other funds.

     16.  MISCELLANEOUS.

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          (a) Any notice or other  instrument  authorized  or  required  by this
     Agreement to be given in writing to the Investment Company or FTIS shall be
     sufficiently  given if  addressed  to that party and  received by it at its
     office at the place  described  in the  Investment  Company's  most  recent
     registration  statement  or at such other place as it may from time to time
     designate in writing.

          (b) This  Agreement  shall  extend  to and shall be  binding  upon the
     parties  hereto,  and their  respective  successors and assigns;  provided,
     however,  that this  Agreement  shall  not be  assignable  by either  party
     without the written consent of the other party.

          (c) This Agreement  shall be construed in accordance  with the laws of
     the  State  of  California   applicable  to  contracts  between  California
     residents which are to be performed primarily within California.

          (d) This Agreement may be executed in any number of counterparts, each
     of which shall be deemed to be an original;  but such  counterparts  shall,
     together,  constitute  only one instrument.  This Agreement  supersedes all
     prior Shareholder  Services Agreements between the parties,  and supersedes
     all prior agreements between the parties relating to the subject matters of
     this Agreement to the extent they are inconsistent with this Agreement.

          (e) The captions of this  Agreement  are included for  convenience  of
     reference only and in no way define or delimit any of the provisions hereof
     or otherwise affect their construction or effect.

          (f) It is understood and expressly stipulated that neither the holders
     of Shares of the Investment  Company nor any member of the Board,  officer,
     agent or employee of the  Investment  Company  shall be  personally  liable
     hereunder,  nor shall any resort be had to other  private  property for the
     satisfaction  of any  claim or  obligation  hereunder,  but the  Investment
     Company only shall be liable.


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     IN WITNESS  WHEREOF,  the parties  hereto have caused this  Agreement to be
executed by their respective corporate officers thereunder duly authorized as of
the day and year first above written.


                [NAME OF TRUST OR CORP]              FRANKLIN TEMPLETON INVESTOR
                                                     SERVICES, LLC



BY:             _________________________            _________________________
NAME:           Murray L. Simpson                    Basil K. Fox
TITLE:          Secretary                            President


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