Exhibit 99.10


XL FINANCIAL ASSURANCE LTD.
(Incorporated in Bermuda)

CONDENSED FINANCIAL STATEMENTS
(UNAUDITED)

FOR THE SIX MONTH PERIODS ENDED
JUNE 30, 2002 AND 2001





XL FINANCIAL ASSURANCE LTD.
CONDENSED BALANCE SHEETS
AS AT JUNE 30, 2002 AND DECEMBER 31, 2001
(UNAUDITED)
(U.S. DOLLARS IN THOUSANDS)
- --------------------------------------------------------------------------------




                                                                  2002          2001
                                                                ----------------------
                                                                        
ASSETS:
Investments :
Fixed maturities, at fair value
     (amortized cost: 2002 - $375,624; 2001 - $418,904)         $378,514      $420,914
Short-term investments, at fair value
     (amortized cost: 2002 - $45,170; 2001 - $18,780)             45,298        18,769
                                                                ----------------------
         Total investments available for sale                    423,812       439,683

Cash and cash equivalents                                         61,975        50,243
Accrued investment income                                          3,266         3,088
Reinsurance balances receivable                                   52,425        22,171
Deferred acquisition costs                                        16,697        15,184
Prepaid reinsurance premiums                                      45,373        10,966
Unpaid losses & loss expenses recoverable                          2,197           594
Amounts due from parent and affiliates                             9,347         1,523
Other assets                                                         105            87
                                                                ----------------------
     TOTAL ASSETS                                               $615,197      $543,539
                                                                ======================
LIABILITIES, REDEEMABLE PREFERRED SHARES AND
SHAREHOLDERS' EQUITY
LIABILITIES:
Accounts payable and accrued liabilities                        $    901      $  1,768
Derivative liabilities                                            10,429        17,939
Deferred premium revenue                                         149,208        83,756
Unpaid losses and loss expenses                                   18,954        11,831
Reinsurance premiums payable                                      25,350         4,863
Net payable for investments purchased                             80,704       122,315
Dividend payable on preferred shares                               7,632         1,932
                                                                ----------------------
     TOTAL LIABILITIES                                          $293,178      $244,404
                                                                ----------------------
REDEEMABLE PREFERRED SHARES:
Redeemable preferred shares (par value of $120 per share;
10,000 shares authorized; 363 issued and outstanding as at
June 30, 2002 and December 31, 2001, respectively)              $     44      $     44
Additional paid-in capital                                        38,956        38,956
                                                                ----------------------
     TOTAL REDEEMABLE PREFERRED SHARES                          $ 39,000      $ 39,000
                                                                ----------------------
SHAREHOLDERS' EQUITY:
Common shares (par value of $120 per share;
10,000 shares authorized; 2,057
issued and outstanding as at
June 30, 2002 and December 31, 2001, respectively)              $    247      $    247
Additional paid-in capital                                       220,653       220,653
Accumulated other comprehensive income                             3,018         1,998
Retained earnings                                                 59,101        37,237
                                                                ----------------------
     TOTAL SHAREHOLDERS' EQUITY                                 $283,019      $260,135
                                                                ----------------------
     TOTAL LIABILITIES, REDEEMABLE PREFERRED SHARES AND
     SHAREHOLDERS' EQUITY                                       $615,197      $543,539
                                                                ======================



    The accompanying notes are an integral part of these condensed financial
                                  statements.






XL FINANCIAL ASSURANCE LTD.
CONDENSED STATEMENTS OF INCOME AND COMPREHENSIVE INCOME
FOR THE THREE AND SIX MONTHS ENDED JUNE 30, 2002 AND 2001
(UNAUDITED)
(U.S. DOLLARS IN THOUSANDS)
- --------------------------------------------------------------------------------



                                                      THREE MONTHS ENDED         SIX MONTHS ENDED
                                                            JUNE 30                   JUNE 30
                                                       2002         2001          2002        2001
                                                     -----------------------------------------------
                                                                                
REVENUES :
Net  premiums earned                                 $ 11,953     $  6,953     $ 21,833     $ 12,510
Net investment income                                   5,048        4,875        9,704        9,661
Net realized gains (losses) on investments              2,231         (299)       4,028        5,067
Net realized and unrealized gains (losses) on
      derivative instruments                              988         (231)       7,511         (585)
                                                     -----------------------------------------------
      Total revenues                                 $ 20,220     $ 11,298     $ 43,076     $ 26,653
                                                     -----------------------------------------------

EXPENSES :
Losses and loss expenses                             $  3,032     $  1,240     $  5,519     $  1,459
Acquisition costs                                       4,522        1,385        6,791        2,108
Operating expenses                                      1,439        1,752        3,201        2,895
                                                     -----------------------------------------------
      Total expenses                                 $  8,993     $  4,377     $ 15,511     $  6,462
                                                     -----------------------------------------------
Net income before cumulative effect of accounting
      change                                         $ 11,227     $  6,921     $ 27,565     $ 20,191
Cumulative effect of accounting change                     --           --           --       (1,350)
                                                     -----------------------------------------------
Net income before dividends on preferred shares      $ 11,227     $  6,921     $ 27,565     $ 18,841
Dividends on preferred shares                          (5,220)      (1,143)      (5,701)      (1,624)
                                                     -----------------------------------------------
NET INCOME FOR COMMON SHAREHOLDERS                   $  6,007     $  5,778     $ 21,864     $ 17,217
                                                     ===============================================

COMPREHENSIVE INCOME
     Net income for common shareholders              $  6,007     $  5,778     $ 21,864     $ 17,217
     Unrealized gains  (losses)                         8,289       (2,893)       5,048        1,490
     Less: reclassification for gains (losses)
      realized in income                                2,231         (299)       4,028        5,067
                                                     -----------------------------------------------
Change in net unrealized  appreciation
      (depreciation) of investments                  $  6,058       (2,594)    $  1,020     $ (3,577)
                                                     -----------------------------------------------
      COMPREHENSIVE INCOME                           $ 12,065     $  3,184     $ 22,884     $ 13,640
                                                     ===============================================




    The accompanying notes are an integral part of these condensed financial
                                  statements.





XL FINANCIAL ASSURANCE LTD.
CONDENSED STATEMENTS OF CHANGES IN SHAREHOLDERS' EQUITY
FOR THE SIX MONTH PERIOD ENDED JUNE 30, 2002
  AND FOR THE YEAR ENDED DECEMBER 31, 2001
(UNAUDITED)
(U.S. DOLLARS IN THOUSANDS)
- --------------------------------------------------------------------------------



                                                        ADDITIONAL
                                                         PAID-IN       ACCUMULATED
                                                         CAPITAL -        OTHER
                                            COMMON        COMMON      COMPREHENSIVE  RETAINED
                                            SHARES     SHAREHOLDERS   INCOME (LOSS)  EARNINGS      TOTAL
                                           ---------------------------------------------------------------
                                                                                   
BALANCE, JANUARY 1, 2001                    $  247      $ 220,653        $3,932       $17,603     $242,435
Net income for common shareholders
for the year                                                                           19,634       19,634

Other comprehensive loss                                                 (1,934)                    (1,934)
                                           ---------------------------------------------------------------
BALANCE, DECEMBER 31, 2001                  $  247      $ 220,653        $1,998       $37,237     $260,135
Net income for common shareholders
for the period                                                                         21,864       21,864

Other comprehensive income                                                1,020                      1,020
                                           ---------------------------------------------------------------
BALANCE, JUNE 30, 2002                      $  247      $ 220,653        $3,018       $59,101     $283,019
                                           ---------------------------------------------------------------





    The accompanying notes are an integral part of these condensed financial
                                  statements.




XL FINANCIAL ASSURANCE LTD.
CONDENSED STATEMENTS OF CASH FLOWS
FOR THE SIX MONTH PERIODS ENDED JUNE 30, 2002 AND 2001
(UNAUDITED)
(U.S. DOLLARS IN THOUSANDS)
- --------------------------------------------------------------------------------



                                                                                       2002              2001
                                                                                   -----------------------------
                                                                                               
CASH FLOWS PROVIDED BY OPERATING ACTIVITIES:
     Net income                                                                    $    27,565       $    20,191
Adjustments to reconcile net income to net cash provided by operating
activities:
         Realized gains on investments                                                  (4,028)           (5,067)
         Net realized and unrealized losses (gains) on derivative instruments           (7,511)              585
         Amortization of discount on fixed maturities                                     (517)             (496)
         Accrued investment income                                                        (178)              559
         Reinsurance premiums receivable                                               (30,254)             (780)
         Deferred acquisition costs                                                     (1,513)           (2,594)
         Prepaid reinsurance premiums                                                  (34,407)              255
         Unpaid losses & loss expenses recoverable                                      (1,603)              (33)
         Amounts due from parent and affiliates                                         (7,824)              515
         Other assets and liabilities                                                      (18)             (171)
         Accounts payable and accrued liabilities                                         (867)             (364)
         Reinsurance premiums payable                                                   20,487              (201)
         Deferred premium revenue                                                       65,452            10,597
         Unpaid losses and loss expenses                                                 7,123             1,847
         Portfolio transfer                                                                 --            25,669
                                                                                   -----------------------------
         Total adjustments                                                         $     4,342       $    30,321
                                                                                   -----------------------------
         Net cash provided by operating activities                                 $    31,907       $    50,512
                                                                                   -----------------------------
CASH FLOWS PROVIDED BY (USED IN) INVESTING ACTIVITIES :
     Proceeds from sale of fixed maturities and short-term investments             $ 1,040,503       $ 1,229,220
     Proceeds from redemption of fixed maturities and short-term investments            19,663             6,783
     Purchase of fixed maturities and short-term investments                        (1,080,341)       (1,230,860)
                                                                                   -----------------------------
     Net cash provided by (used in) investing activities                           $   (20,175)      $     5,143
                                                                                   -----------------------------
CASH FLOWS USED IN FINANCING ACTIVITY
      Dividends paid on preferred shares                                           $        --       $    (1,492)
                                                                                   -----------------------------
INCREASE IN CASH AND CASH EQUIVALENTS                                              $    11,732       $    54,163

CASH AND CASH EQUIVALENTS - BEGINNING OF YEAR                                           50,243            17,154
                                                                                   -----------------------------
CASH AND CASH EQUIVALENTS - END OF  PERIOD                                         $    61,975       $    71,317
                                                                                   =============================





    The accompanying notes are an integral part of these condensed financial
                                  statements.




XL FINANCIAL ASSURANCE LTD.
NOTES TO CONDENSED FINANCIAL STATEMENTS
FOR THE SIX MONTH PERIODS ENDED JUNE 30, 2002 AND 2001
(UNAUDITED)
- --------------------------------------------------------------------------------


1. ORGANIZATION AND BUSINESS

XL Financial  Assurance  Ltd.  (the  "Company")  was  incorporated  with limited
liability  under the  Bermuda  Companies  Act 1981 on  October  14,  1998 and is
registered as a Class 3 insurer under The Insurance Act 1978, amendments thereto
and related regulations ("The Act"). At March 31, 2002 and 2001, the Company was
approximately 85% owned by XL Insurance (Bermuda) Ltd (a wholly-owned subsidiary
of XL Capital Ltd); 6% by FSA Insurance  Company (a  wholly-owned  subsidiary of
Financial  Security  Assurance  Holdings  Ltd)  and  9%  by  Financial  Security
Assurance International Ltd. (owned 20% by XL Insurance (Bermuda) Ltd and 80% by
FSA  Insurance  Company).  The  Company is an integral  part of a joint  venture
agreement between XL Capital Ltd and Financial  Security Assurance Holdings Ltd.

The Company is primarily  engaged in the business of  providing  reinsurance  of
financial guaranties on asset-backed and municipal  obligations  underwritten by
XL Insurance  (Bermuda) Ltd, FSA Insurance Company and XL Capital Assurance Inc.
(a wholly-owned  subsidiary of XL Capital Ltd) and  other monoline and multiline
insurance companies.  This may be in the form of traditional  financial guaranty
insurance or via a credit  default swap  execution.  The Company's  underwriting
policy is to provide reinsurance of asset-backed and municipal  obligations that
would  be of a  lower  investment-grade  quality  without  the  benefit  of  the
Company's reinsurance. The asset-backed obligations reinsured by the Company are
generally  issued in structured  transactions  and are backed by pools of assets
such as residential mortgages loans,  consumer or trade receivables,  securities
or other assets having  ascertainable  cash flows or market value. The municipal
obligations  reinsured by the Company  consist  primarily of general  obligation
bonds that are  supported  by the issuers'  taxing power and of special  revenue
bonds and other special  obligations  of states and local  governments  that are
supported  by the  issuers'  ability to impose and collect  fees and charges for
public  services  or  specific  projects.  Reinsurance  written  by the  Company
guarantees payment when due of scheduled payments on an issuers' obligation.  In
the case of a payment default on an insured obligation, the Company is generally
required to pay the principal,  interest or other such amounts due in accordance
with the obligations'  original payment schedule or, at its option,  to pay such
amounts on an  accelerated  basis.  The  Company  conducts  surveillance  on its
exposures  to try  and  ensure  early  identification  of any  loss  events.  In
addition, in the normal course of business, the Company seeks to reduce the loss
that may arise from such events by reinsuring certain levels of risks in various
areas of exposure with other insurance enterprises or reinsurers.


2. SIGNIFICANT ACCOUNTING POLICIES

BASIS OF PREPARATION

The  accompanying  condensed  financial  statements  have been  prepared  by the
Company and are unaudited. In the opinion of management, all adjustments,  which
include  only  normal  recurring  adjustments  necessary  to present  fairly the
financial  position,  results of operations  and cash flows at June 30, 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 year-end  condensed balance sheet 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  June 30,  2002 and 2001 are not
necessarily indicative of the operation results for the full year.

The preparation of condensed  financial  statements  requires management to make
estimates  and  assumptions  that  affect  the  reported  amounts  of assets and
liabilities  and disclosure of contingent  assets and liabilities at the date of
the  financial  statements  and the  reported  amounts of revenues  and expenses
during the reporting  period.  Actual results could differ from those estimates.
Any such adjustments are reflected in income in the period in which the




XL FINANCIAL ASSURANCE LTD.
NOTES TO CONDENSED FINANCIAL STATEMENTS
FOR THE SIX MONTH PERIODS ENDED JUNE 30, 2002 AND 2001
(UNAUDITED)
- --------------------------------------------------------------------------------

2. SIGNIFICANT ACCOUNTING POLICIES

BASIS OF PREPARATION (CONTINUED)

adjustments  are  made.  The  financial  statement  estimates  subject  to  most
uncertainty are estimates for loss reserves and calculation of the fair value of
credit  default  swap  instruments.   Certain   comparative  figures  have  been
reclassified to conform with the current year's presentation.


3. DERIVATIVE INSTRUMENTS

The following table  summarizes the change in fair value of the Company's credit
default swaps recognized in income for the six month period ended June 30, 2002.

      Net premiums earned                                    $  3,506
      Losses and loss expenses                                   (876)
      Net realized and unrealized (losses) gains on
        derivative instruments                                  7,511
                                                             --------
               Total fair value adjustment                   $ 10,141
                                                             ========

4. FACULTATIVE QUOTA SHARE REINSURANCE TREATY

On  October  6,  1999,  the  Company  entered  into a  Facultative  Quota  Share
Reinsurance  Treaty  ("Treaty")  with XL Capital  Assurance Inc.  ("XLCA").  The
Treaty  was  amended  and  restated  on June 22,  2001.  Under the terms of this
agreement,  the Company  agrees to  reinsure up to 90% of the XLCA's  acceptable
risks.  The Company is subject to a 30% ceding  commission  on premiums  assumed
under the terms of this agreement.

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 special  purpose  vehicles by the  transferors.  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 special  purpose  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 special purpose vehicles are not consolidated.