XL CAPITAL ASSURANCE INC.

                   CONDENSED FINANCIAL STATEMENTS (UNAUDITED)
                                     FOR THE
                            THREE MONTH PERIODS ENDED
                             MARCH 31, 2002 AND 2001











XL CAPITAL ASSURANCE INC.
BALANCE SHEETS
MARCH 31, 2002 AND DECEMBER 31, 2001
(U.S. DOLLARS IN THOUSANDS)


                                                                        (UNAUDITED)
- -------------------------------------------------------------------------------------------
                                                                    AS OF         AS OF
                                                                  MARCH 31,    DECEMBER 31,
                                                                    2002          2001
                                                                -----------    ------------
                                                                         
ASSETS

Investments:
Fixed maturities available for sale, at fair value
(amortized cost: 2002 - $91,499; 2001 - $76,940)                 $  92,295     $  78,586
Short-term investments, at fair value, which
approximates cost                                                   12,971        38,681
                                                                 ---------     ---------
            TOTAL INVESTMENTS                                      105,266       117,267
                                                                 ---------     ---------
Cash and cash equivalents                                           20,029        39,204
Premiums receivable                                                  1,452         1,070
Accrued investment income                                              950           897
Reinsurance balances recoverable on unpaid losses                    3,321         1,786
Deferred acquisition costs, net                                     (1,321)       (1,118)
Prepaid reinsurance premium                                         50,149        41,727
Current Federal income tax recoverable                               1,651         1,651
Deferred Federal income tax asset                                    5,026         3,495
Intangible assets - acquired licenses                               11,529        11,529
Other assets                                                           528           922
                                                                 ---------     ---------
            TOTAL ASSETS                                         $ 198,580     $ 218,430
                                                                 ---------     ---------
LIABILITIES AND SHAREHOLDER'S EQUITY

Liabilities:
  Deferred premium revenue                                       $  54,616     $  44,933
  Unpaid losses and loss adjustment expenses                         3,552         1,846
  Reinsurance premiums payable                                       9,277        17,648
  Payable for securities purchased                                      --        12,974
  Accounts payable and accrued expenses                              4,380         3,767
  Intercompany payable to affiliates                                 3,878        11,309
                                                                 ---------     ---------
            TOTAL LIABILITIES                                       75,703        92,477
                                                                 ---------     ---------
Shareholder's Equity:
  Common stock (par value $7,500 for March 31, 2002
   and December 31, 2001, 2,000 shares authorized, issued and
   outstanding for March 31, 2002 and  December 31, 2001)           15,000        15,000
  Additional paid-in capital                                       119,154       119,154
  Accumulated other comprehensive income (Net of deferred
  Federal income taxes of: 2002 - $298; 2001 - $592)                   498         1,054
  Accumulated deficit                                              (11,775)       (9,255)
                                                                 ---------     ---------
            TOTAL SHAREHOLDER'S EQUITY                             122,877       125,953
                                                                 ---------     ---------
            TOTAL LIABILITIES AND SHAREHOLDER'S EQUITY           $ 198,580     $ 218,430
                                                                 ---------     ---------



                  See notes to condensed financial statements.






XL CAPITAL ASSURANCE INC.
STATEMENTS OF OPERATIONS AND COMPREHENSIVE INCOME FOR THE THREE MONTH
PERIODS ENDED MARCH 31, 2002 AND 2001
(U.S. DOLLARS IN THOUSANDS)


                                                                        (UNAUDITED)
- ------------------------------------------------------------------------------------------
                                                                  MARCH 31,     MARCH 31,
                                                                    2002          2001
                                                                  --------     -----------
                                                                         
REVENUES
  Gross premiums written                                          $ 16,515     $  1,625
  Ceded premiums written                                           (14,568)      (1,495)
                                                                  --------     --------
       Net premiums written                                          1,947          130
  Change in net deferred premium revenue                            (1,261)        (120)
                                                                  --------     --------
  Net premiums earned (Net of ceded earned premium of                  686           10
  $6,146 in  2002 and $415 in 2001)
  Net investment income                                              1,599          941
  Net realized capital gains                                           236          446
                                                                  --------     --------
             Total revenues                                          2,521        1,397
                                                                  --------     --------

EXPENSES
  Losses and loss adjustment expenses (Net of ceded losses and
  loss adjustment expenses of $1,536 in 2002 and $104 in 2001)         172            3
  Operating expenses                                                 6,106        6,382
                                                                  --------     --------
             Total expenses                                          6,278        6,385
                                                                  --------     --------
Loss before Federal income tax benefit                              (3,757)      (4,988)
                                                                  --------     --------
  Deferred Federal income tax benefit                               (1,237)      (1,544)
                                                                  --------     --------
NET LOSS                                                            (2,520)      (3,444)
                                                                  --------     --------
  Other comprehensive (loss) income                                   (556)         122
                                                                  --------     --------
                                                                  $ (3,076)    $ (3,322)
COMPREHENSIVE LOSS                                                      --           --
                                                                  --------     --------




                  See notes to condensed financial statements.






XL CAPITAL ASSURANCE INC.
STATEMENTS OF CHANGES IN SHAREHOLDER'S  EQUITY
FOR THE THREE MONTH PERIOD ENDED MARCH 31, 2002 AND THE YEAR ENDED DECEMBER 31,
2001 (U.S. DOLLARS IN THOUSANDS)


                                                                                 (UNAUDITED)
- ----------------------------------------------------------------------------------------------------
                                                                          MARCH 31,     DECEMBER 31,
                                                                            2002           2001
                                                                         -----------    ------------
                                                                                  
COMMON SHARES
  Number of shares, beginning of year                                         2,000         2,500
  Shell acquisition - retirement of XL Capital Assurance Inc. shares             --        (2,500)
  Shell acquisition - issue new XL Capital Assurance Inc. shares                 --         2,000
                                                                          ---------     ---------
              Number of shares, end of period                                 2,000         2,000
                                                                          ---------     ---------

COMMON STOCK                                                              $  15,000     $  15,000
  Balance - beginning of year                                                    --            --
              Balance-end of period                                          15,000        15,000
                                                                          ---------     ---------

ADDITIONAL PAID-IN CAPITAL
  Balance - beginning of year                                               119,154        70,000
  Contribution of The London Assurance of America Inc.                           --        24,154
  Capital contribution                                                           --        25,000
                                                                          ---------     ---------
              Balance-end of period                                         119,154       119,154
                                                                          ---------     ---------

ACCUMULATED OTHER COMPREHENSIVE INCOME
  Balance - beginning of year                                                 1,054           951

  Net change in unrealized (depreciation) appreciation of investments,
    net of deferred Federal tax benefit of $294 in 2002 and expense
    of $80 in 2001                                                             (556)          103
                                                                          ---------     ---------
              Balance-end of period                                             498         1,054
                                                                          ---------     ---------

ACCUMULATED DEFICIT
  Balance - beginning of year                                                (9,255)       (3,067)
  Net loss                                                                   (2,520)       (6,188)
                                                                          ---------     ---------
              Balance-end of period                                         (11,775)       (9,255)
                                                                          ---------     ---------
TOTAL SHAREHOLDER'S EQUITY                                                $ 122,877     $ 125,953
                                                                          ---------     ---------




                  See notes to condensed financial statements.







XL CAPITAL ASSURANCE INC.
STATEMENTS OF CASH FLOWS
FOR THE THREE MONTH PERIODS ENDED MARCH 31, 2002 AND  2001
(U.S.  DOLLARS IN THOUSANDS)


                                                                                (UNAUDITED)
- ---------------------------------------------------------------------------------------------------
                                                                           MARCH 31,     MARCH 31,
                                                                             2002          2001
                                                                                  
CASH PROVIDED BY OPERATING ACTIVITIES:
  Net loss                                                                 $ (2,520)    $ (3,444)
                                                                           --------     --------
Adjustments to reconcile net loss to net cash used in
   operating activities
     Net realized gains on sale of investments                                 (236)        (446)
     Amortization of  premium on bonds                                           43           31
     Amortization of fair value of acquired licenses                             --           23
     Increase in unpaid losses and loss adjustment expenses, net                172            3
     Increase in deferred premium revenue, net                                1,261          120
     Decrease in deferred acquisition costs                                     203           --
     (Decrease) increase in reinsurance premiums payable                     (8,371)         963
     Increase in premiums receivable                                           (382)        (148)
     (Increase) decrease  in accrued investment income                          (53)         128
     Increase in deferred Federal income tax asset                           (1,237)      (1,689)
     Increase in accounts payable and accrued expenses                          613          815
     Decrease in intercompany payable to affiliates                          (7,431)      (1,604)
     Other                                                                      495          (98)
                                                                           --------     --------
             Total adjustments                                              (14,923)      (1,902)
                                                                           --------     --------
  Net cash used in operating activities                                     (17,443)      (5,346)
                                                                           --------     --------

CASH FLOWS FROM INVESTING ACTIVITIES:
  Proceeds from sale of fixed maturities and short term investments           5,386        9,652
  Proceeds from maturity of fixed maturities and short term investments      75,449       34,273
  Purchase of fixed maturities and short term investments                   (69,593)     (30,080)
  Payable for securities purchased                                          (12,974)          --
                                                                           --------     --------
Net cash (used in) provided by investing activities                          (1,732)      13,845
                                                                           --------     --------

CASH FLOWS FROM FINANCING ACTIVITIES:
  Cash of contributed company                                                    --       11,279
                                                                           --------     --------
Net cash provided by financing activities                                        --       11,279
                                                                           --------     --------
(Decrease) increase in cash and cash equivalents                            (19,175)      19,778
Cash and cash equivalents-beginning of year                                  39,204        5,004
                                                                           --------     --------
Cash and cash equivalents-end of period                                    $ 20,029     $ 24,782
                                                                           --------     --------
Taxes paid                                                                 $     --     $    143
                                                                           --------     --------




                  See notes to condensed financial statements.




XL CAPITAL ASSURANCE INC..
NOTES TO CONDENSED FINANCIAL STATEMENTS
FOR THE THREE MONTHS ENDED MARCH 31, 2002 AND 2001


1.   ORGANIZATION AND OWNERSHIP

     XL Capital  Assurance Inc. (the Company) is a wholly owned subsidiary of XL
     Reinsurance  Company of America Inc.  ("XL RE AM"),  formerly  known as NAC
     Reinsurance Corporation, which is an indirect wholly owned subsidiary of XL
     America Inc.  ("XLA").  XLA is an indirect  wholly owned  subsidiary  of XL
     Insurance  (Bermuda)  Ltd.  ("XL  Insurance").  XL Insurance is an indirect
     wholly owned  subsidiary  of XL Capital Ltd.  ("XL  Capital"),  a financial
     service  holding  company  registered  in  the  Cayman  Islands.  XLA is XL
     Capital's U.S. holding company.

     XL Capital Assurance Inc. is an insurance company domiciled in the State of
     New York.  The  Company is  engaged in the  business  of  providing  credit
     enhancements  primarily  through the sale of financial  guaranty  insurance
     contracts on  asset-backed  structured  finance,  essential  infrastructure
     project finance, future flows and public finance transactions.  The Company
     issued its first insurance contract in December 2000.

2.   BASIS OF PRESENTATION

     The accompanying  condensed financial  statements have been prepared by the
     Company and are unaudited.  In the opinion of management,  all adjustments,
     which include normal recurring  adjustments necessary to present fairly the
     financial position,  results of operations and cash flows at March 31, 2002
     and for all periods presented, have been made.

     Certain information and footnote disclosures normally included in financial
     statements  prepared in accordance  with  accounting  principles  generally
     accepted in the United  States of America  have been  condensed or omitted.
     These statements should be read in conjunction with the Company's  December
     31, 2001 financial statements and notes thereto. The accompanying condensed
     balance  sheet as of December 31, 2001 was derived  from audited  financial
     statements,  but does not include all  disclosures  required by  accounting
     principles  generally accepted in the United States of America. The results
     of  operations  for the  periods  ended  March  31,  2002  and 2001 are not
     necessarily indicative of the operating results for the full year.

3.   CREDIT DEFAULT SWAPS

     The  Financial  Accounting  Standards  Board  (FASB)  issued  Statement  of
     Financial  Accounting  Standard (SFAS) No. 133,  "Accounting for Derivative
     Instruments and Hedging  Activity",  in June 1998. SFAS No. 133 establishes
     accounting and reporting standards for derivative  instruments  embedded in
     other contracts (collectively referred to as derivatives),  and for hedging
     activity.  It requires that an entity  recognize all  derivatives as either
     other assets or other  liabilities  in the balance  sheet and measure those
     instruments at fair value. The Company adopted SFAS No. 133, as amended, as
     of January 1, 2001.

     Credit Default Swaps meet the definition of a derivative under FAS 133. The
     Company has recorded these products at management's estimate of fair value.
     Credit  Default  Swaps are  considered,  in substance,  financial  guaranty
     contracts  as the  Company  has  the  intent  to  hold  them  to  maturity.
     Therefore,  the change in fair value is split between premiums,  losses and
     loss adjustment expenses, and adjustments to fair value, which are reported
     in "net realized  gains/(losses)".  The level of fair value  adjustments is
     dependent  upon a number of factors  including  changes in interest  rates,
     credit spreads and other market factors.  The fair value adjustment for the
     period ended March 31, 2002 was a gain of  $186,000,  which was recorded as
     follows:






XL CAPITAL ASSURANCE INC..
NOTES TO CONDENSED FINANCIAL STATEMENTS
FOR THE THREE MONTHS ENDED MARCH 31, 2002 AND 2001 (CONTINUED)


     (Dollars in thousands-Unaudited)

     Earned premiums (net of ceded premiums of $1,873)              $  113
     Losses and loss adjustment expenses (net of ceded
       losses of $468)                                                 (28)
     Change in fair value of credit derivatives                        101
                                                                    -------
              Total fair value adjustment                           $  186
                                                                    =======

4.   NEW ACCOUNTING PRONOUNCEMENTS

     In June 2001, the FASB issued SFAS No. 141, "Business Combinations",  which
     states that all business  combinations  are to be  accounted  for using one
     method - the purchase  method.  It requires that business  combinations  be
     accounted for the same way as asset  acquisitions  are accounted for, based
     on values  exchanged.  The  adoption of SFAS No. 141 on July 1, 2001 had no
     impact on the Company's  financial  position or results of operations.  The
     merger with The London Assurance of America,  Inc. on February 22, 2001 had
     previously been accounted for using the purchase method of accounting.

     In July 2001, the FASB issued SFAS No. 142,  "Goodwill and Other Intangible
     Assets",  which changes the  accounting  for goodwill and other  intangible
     assets  in  business  combinations  from  an  amortization  approach  to an
     impairment-only  approach.  The adoption of SFAS No. 142 on January 1, 2002
     resulted in the Company's discontinuation of amortization of its intangible
     asset. The Company tested its intangible asset for impairment under the new
     standard  and  determined  that no  adjustment  to  recorded  balances  was
     necessary.  Amortization  expense for the year ended  December 31, 2001 was
     $244,000.

5.   SPECIAL PURPOSE VEHICLES

     The Company  utilizes  special  purpose  vehicles to a limited  extent both
     directly and indirectly in the normal course of the Company's business. The
     Company provides financial  guaranty  insurance of structured  transactions
     backed  by  pools of  assets  of  specified  types,  municipal  obligations
     supported by the issuers' ability to charge fees for specified  services or
     projects, and corporate risk obligations including essential infrastructure
     projects  and  obligations  backed  by  receivables  from  future  sales of
     commodities and other specified services.  The obligations related to these
     transactions are often securitized through  off-balance sheet vehicles.  In
     synthetic  transactions,  the Company  guarantees  payment  obligations  of
     counterparties,  including special purpose vehicles, through credit default
     swaps  referencing asset  portfolios.  The Company only provides  financial
     guaranty insurance of these vehicles for fixed premiums at market rates but
     does  not  hold  any  equity  positions  or  subordinated   debt  in  these
     off-balance  sheet  arrangements.   Accordingly,  these  vehicles  are  not
     consolidated.

     The FASB is in the process of adopting a new accounting pronouncement as it
     relates to  consolidation of special purpose  vehicles.  The FASB expects a
     proposal  to  be  available  in  the  second  quarter,  2002.  A  finalized
     pronouncement  containing  accounting guidance and implementation  dates is
     expected in the third quarter, 2002.







XL CAPITAL ASSURANCE INC..
NOTES TO CONDENSED FINANCIAL STATEMENTS
FOR THE THREE MONTHS ENDED MARCH 31, 2002 AND 2001 (CONTINUED)



6.   TAX SHARING AGREEMENT

     The Company's  Federal income tax return is  consolidated  with XLA and its
     subsidiaries.  Under a tax  sharing  agreement  with XLA,  tax  charges and
     refunds to the Company are based on a separate  return basis.  At March 31,
     2002 and  December  31, 2001 the Company had a current  Federal  income tax
     receivable of $1,651,000  from XLA. At March 31, 2002 and December 31, 2001
     the  Company  had a deferred  Federal  income tax asset of  $5,026,000  and
     $3,495,000,  respectively.  The Company believes that a valuation allowance
     is unnecessary in connection with the deferred tax asset.

7.   FACULTATIVE QUOTA SHARE REINSURANCE TREATY

     On October 6, 1999 the  Company  entered  into a  Facultative  Quota  Share
     Reinsurance Treaty ("Treaty") with XL Financial Assurance Ltd. ("XLFA"),  a
     Bermuda financial  guaranty  insurer,  which is 86.8% owned by XL Insurance
     Ltd. The remaining 13.2% is owned by Financial  Security Assurance Holdings
     Ltd., an unrelated company. The Treaty was amended and restated on June 22,
     2001. Under the terms of this agreement,  XLFA agrees to reinsure up to 90%
     of the  Company's  acceptable  risks.  The  Company is allowed a 30% ceding
     commission on premiums written ceded under the terms of this agreement.