Exhibit 2.1




                      AGREEMENT AND PLAN OF REORGANIZATION

                          DATED AS OF OCTOBER 10, 2006

                                      AMONG

                            WASHINGTON FEDERAL, INC.,

                      WASHINGTON FEDERAL ACQUISITION, INC.

                                       AND

                    FIRST FEDERAL BANC OF THE SOUTHWEST, INC.









                                TABLE OF CONTENTS

                                                                            Page
                                                                            ----
ARTICLE I      CERTAIN DEFINITIONS.............................................1

     1.01      Certain Definitions.............................................1

ARTICLE II     THE MERGER......................................................7

     2.01      The Merger......................................................7

     2.02      Effective Date and Effective Time; Closing......................8

ARTICLE III    MERGER CONSIDERATION; EXCHANGE PROCEDURES.......................8

     3.01      Conversion of Shares............................................8

     3.02      Exchange Procedures.............................................9

     3.03      Dissenting Shares..............................................11

     3.04      FFSW Options...................................................11

     3.05      Bank Merger....................................................11

ARTICLE IV     ACTIONS PENDING ACQUISITION....................................11

     4.01      Forbearances of FFSW...........................................11

     4.02      No Fundamental Washington Federal Changes......................15

ARTICLE V      REPRESENTATIONS AND WARRANTIES.................................15

     5.01      Disclosure Schedules...........................................15

     5.02      Standard.......................................................16

     5.03      Representations and Warranties of FFSW.........................16

     5.04      Representations and Warranties of Washington Federal...........33

     5.05      Representations and Warranties of Merger Sub...................35

ARTICLE VI     COVENANTS......................................................36

     6.01      Reasonable Best Efforts........................................36

     6.02      Shareholder Approval...........................................36

     6.03      Proxy Statement................................................37

     6.04      Regulatory Filings.............................................38

     6.05      Press Releases.................................................38

     6.06      Access; Information............................................38

     6.07      Acquisition Proposals..........................................40

     6.08      Certain Policies...............................................41

     6.09      Indemnification................................................42

     6.10      Benefit Plans..................................................43

     6.11      Notification of Certain Matters................................44

                                TABLE OF CONTENTS
                                   (Continued)

     6.12      Estoppel Letters...............................................44

     6.13      Assumption of Indenture Obligations............................44

     6.14      Antitakeover Statutes..........................................45

     6.15      Disposition of Certain Assets..................................45

     6.16      Regulatory Remediation.........................................45


ARTICLE VII    CONDITIONS TO CONSUMMATION OF THE MERGER.......................45

     7.01      Conditions to Each Party's Obligation to Effect the Merger.....45

     7.02      Conditions to Obligation of FFSW...............................46

     7.03      Conditions to Obligation of Washington Federal.................47

ARTICLE VIII   TERMINATION....................................................48

     8.01      Termination....................................................48

     8.02      Effect of Termination and Abandonment..........................49

ARTICLE IX     MISCELLANEOUS..................................................50

     9.01      Survival.......................................................50

     9.02      Waiver; Amendment..............................................51

     9.03      Counterparts...................................................51

     9.04      Governing Law..................................................51

     9.05      Expenses.......................................................51

     9.06      Notices........................................................51

     9.07      Entire Understanding; No Third Party Beneficiaries.............52

     9.08      Severability...................................................52

     9.09      Enforcement of the Agreement...................................53

     9.10      Interpretation.................................................53

     9.11      Assignment.....................................................53

     9.12      Alternative Structure..........................................53


ANNEX A        Form of Shareholder Agreement

ANNEX B        Form of Agreement of Plan of Merger and Liquidation

ANNEX C        Form of Bank Merger Agreement

ANNEX D        Form of Tenant Estoppel Letter

                                TABLE OF CONTENTS
                                   (Continued)

ANNEX E        Form of Landlord Estoppel Letter

ANNEX F        Form of Non-Compete, Non-Solicitation Agreement

ANNEX G        Form of Non-Solicitation Agreement

ANNEX E         Form of Landlord Estoppel Letter

ANNEX F         Form of Non-Compete, Non-Solicitation Agreement

ANNEX G         Form of Non-Solicitation Agreement




     AGREEMENT AND PLAN OF  REORGANIZATION,  dated as of October 10, 2006, among
Washington Federal, Inc. ("Washington Federal"), Washington Federal Acquisition,
Inc. ("Merger Sub") and First Federal Banc of the Southwest, Inc. ("FFSW").

                                    RECITALS

     A.      Washington Federal. Washington Federal is a Washington corporation,
             ------------------
having its executive offices in Seattle, Washington.

     B.      FFSW. FFSW is a Delaware  corporation, having its executive offices
             ----
in Roswell,  New Mexico.

     C.      Merger Sub. Merger Sub is a Delaware corporation and a wholly owned
             ----------
 indirect subsidiary of Washington Federal.

     D.      Board Action. The respective Boards of Directors of Washington
             ------------
Federal, Merger Sub and FFSW have determined that it is in the best interests of
their respective  companies and their  stockholders to consummate the Merger (as
defined herein) provided for herein.

     E.      Shareholder Agreements.   As  a  material  inducement to Washington
             ----------------------
Federal to enter into this Agreement,  and simultaneously  with the execution of
this  Agreement,  certain  Shareholders  (as defined herein) is entering into an
agreement,  in the  form  of  Annex A  hereto  (collectively,  the  "Shareholder
Agreements")  pursuant to which they have agreed,  among other  things,  to vote
their shares of FFSW Common  Stock (as defined  herein) in favor of the approval
and adoption of this Agreement.

     NOW,   THEREFORE,  in  consideration  of  the  premises and  of the  mutual
covenants,  representations,  warranties  and agreements  contained  herein  the
parties agree as follows:

                                   ARTICLE I

                               CERTAIN DEFINITIONS

        1.01     Certain Definitions.    The  following  terms are used  in this
                 -------------------
Agreement with the meanings set forth below:

        "Acquisition Proposal"  has  the meaning set  forth  in Section 6.07(a).

        "Agreement" means this Agreement and Plan of Reorganization, as amended
or modified from time to time in accordance with Section 9.02.

        "Agreement and Plan of Merger and  Liquidation" means the  Agreement and
Plan of Merger and Liquidation between FFSW and Washington Federal,  the form of
which is attached hereto to Annex B, as amended or modified from time to time in
accordance with its provisions.

        "Bank Merger" has the meaning set forth in Section 3.05.

                                       1

        "Bank Merger Agreement" means the Agreement of Merger to be entered into
by and between WFS and FFB, the form of which is attached hereto as Annex C  and
which  form   shall  be subject  to such changes  as  Washington  Federal  shall
reasonably specify.

        "Bank  Secrecy  Act" means  the Bank  Secrecy Act of 1970, as amended.

        "Benefit  Plans" has the meaning set forth in Section 5.03(m)(i).

        "Burdensome Condition" has the meaning set forth in Section 7.01(b).

        "Business Day" means Monday through Friday of each week, except  a legal
holiday recognized as such by the U. S.  Government or any day on  which banking
institutions  in  the  States  of  New Mexico or Washington  are  authorized  or
obligated to close.

        "Certificate"  means a  certificate that immediately prior to the
Effective Time evidenced shares of FFSW Common Stock.

        "Change  in  Control  Benefit"  has  the  meaning  set  forth in Section
5.03(m)(viii).

        "Change in Recommendation" has the meaning set forth in Section 6.02(a).

        "Closing" has the meaning set forth in Section 2.02(b).

        "Code" means the Internal Revenue Code of 1986, as amended.

        "Community Reinvestment Act" means the Community Reinvestment Act of
1977, as amended.

         "Confidentiality Agreement" has the meaning set forth in Section
6.06(d).

         "Control Transaction" has the meaning set forth in Section
8.02(b)(ii).

         "Derivatives Contract" has the meaning set forth in Section
5.03(q)(ii).

         "DGCL" means the Delaware General Corporation Law.

         "Disclosure Schedule" has the meaning set forth in Section 5.01.

         "Dissenting Shares" has the meaning set forth in Section 3.03.

         "DOL" has the meaning set forth in Section 5.03(m)(i).

         "Effective Date" has the meaning set forth in Section 2.02(a).

         "Effective Time" has the meaning set forth in Section 2.02(a).

         "Employees" has the meaning set forth in Section 5.03(m)(i).

         "Environmental Laws" has the meaning set forth in Section 5.03(o).

                                       2

         "Equal Credit Opportunity Act" means the Equal Credit Opportunity Act,
as amended.

         "Equity Investment" means (i) an Equity Security; and (ii) an ownership
interest in any company or other entity, any membership interest that includes a
voting right in any company or other  entity,  any interest in real estate,  and
any  investment  or  transaction  which  in  substance  falls  into any of these
categories  even though it may be structured as some other form of investment or
transaction.

         "Equity   Security"  means  any  stock,   certificate  of  interest  or
participation in any  profit-sharing  agreement,  collateral-trust  certificate,
preorganization  certificate or  subscription,  transferable  share,  investment
contract,  or voting-trust  certificate;  any security  convertible  into such a
security; any security carrying any warrant or right to subscribe to or purchase
any  such  security;  and any  certificate  of  interest  or  participation  in,
temporary or interim certificate for, or receipt for any of the foregoing.

         "ERISA" means the Employee Retirement Income Security Act of 1974, as
amended.

         "ERISA Affiliate" has the meaning set forth in Section 5.03(m)(iii).

         "Exchange Act" means the Securities Exchange Act of 1934, as amended,
and the rules and regulations thereunder.

         "Exchange Agent" means an agent appointed by Washington Federal and
reasonably acceptable to FFSW for the purpose of exchanging Certificates.

         "Exchange Fund" has the meaning set forth in Section 3.02(a).

         "Fair Housing Act" means the Fair Housing Act, as amended.

         "FDIC" means the Federal Deposit Insurance Corporation.

         "FHLB" means the Federal Home Loan Bank of Dallas.

         "FFB"  means First Federal Bank, a federally chartered savings bank and
wholly owned  subsidiary of FFSW.

         "FFB Board" means the Board of Directors of FFB.

         "FFSW" has the meaning set forth in the preamble to this Agreement.

         "FFSW  Articles"  means the Certificate  of Incorporation  of  FFSW, as
amended.

         "FFSW Board" means the Board of Directors of FFSW.

         "FFSW Bylaws" means the Bylaws of FFSW, as amended.

                                       3

         "FFSW Common Stock" means  the common stock, $0.01 par value per share,
of FFSW.

         "FFSW Group" means any "affiliated group" (as defined in Section
1504(a)  of the Code  without  regard to the  limitations  contained  in Section
1504(b) of the Code) that includes FFSW and its Subsidiaries and any predecessor
of and any successor to FFSW (or to another such predecessor or successor).

         "FFSW Loan Property" has the meaning set forth in Section 5.03(o).

         "FFSW Meeting" has the meaning set forth in Section 6.02(a).

         "FFSW  Options"  means the options to  acquire FFSW Common Stock issued
under the FFSW Stock Option Plans.

         "FFSW Preferred Stock" means the  preferred stock, $0.01 par  value per
share, of FFSW.

         "FFSW Stock Option Plans"  means  the  First  Federal Bank  1995  Stock
Option Plan and the First Federal Banc of the Southwest,  Inc. 2002 Stock Option
and Incentive Plan.

         "GAAP" means generally accepted  accounting principles and practices as
in effect from time to time in the United States.

         "Governmental Authority"  means any  federal, state, local  or  foreign
court,  administrative  agency  or  commission  or other  governmental authority
or instrumentality or self-regulatory organization.

         "Gross-Up Payment" has the meaning set forth in Section 5.03(m)(viii).

         "Hazardous Substance" has the meaning set forth in Section 5.03(o).

         "Indemnified Parties"  and "Indemnifying  Party" have the  meanings set
forth in Section 6.09(a).

         "Insurance Policies" has the meaning set forth in Section 5.03(v).

         "IRS" has the meaning set forth in Section 5.03(m)(i).

         "Liens" means any charge, mortgage, pledge, security interest,
restriction, claim, lien or encumbrance.

         "Liquidation" has the meaning set forth in Section 2.01(a).

         "Loans" has the meaning set forth in Section 4.01(s).

         "Material   Adverse  Effect"  means  (i)  with  respect  to  FFSW,  any
effect  that is  material  and  adverse  to the financial condition, results  of
operations or business of FFSW and its Subsidiaries  taken as a whole; provided,

                                       4

however, that Material Adverse Effect shall not be deemed to include the  impact
of (a) changes in banking,  savings  institution  and  similar  laws  of general
applicability  or  interpretations  thereof  by  Governmental   Authorities, (b)
changes in GAAP or  regulatory  accounting  requirements  applicable  to  banks,
federal savings institutions and their holding  companies generally, (c) changes
in general economic conditions  affecting  banks  and  their  holding  companies
generally, or (d) the effects of any action or omission  taken  with  the  prior
written  consent  of  Washington  Federal  or  as  otherwise  required  by  this
Agreement, provided that the effect of such changes described  in  clauses  (a),
(b) and (c) shall not be excluded as a Material Adverse Effect to  the extent of
a  materially  disproportionate  impact  (if  any)  they  have  on  FFSW and its
Subsidiaries as a whole as measured relative to similarly situated  companies in
the savings institution industry, or (ii) with respect  to  FFSW  or  Washington
Federal,  any  effect that  would  materially impair the ability of FFSW and its
Subsidiaries or Washington  Federal and its Subsidiaries, as the case may be, to
perform their  respective obligations under this Agreement,  the  Agreement  and
Plan of Merger and Liquidation or the Bank Merger Agreement on a timely basis or
otherwise materially impede the consummation of the Transaction.

         "Material Contracts" has the meaning set forth in Section 5.03(k)(i).

         "Maximum Insurance Amount" has the meaning set forth in Section
6.09(c).

         "Measuring Date" has the meaning set forth in Section 7.03(f)(i).

         "Merger" has the meaning set forth in Section 2.01(a).

         "Merger Consideration" has the meaning set forth in Section 3.01(c).

         "Merger Sub" has the meaning set forth in the preamble to this
Agreement.

         "National Labor Relations Act" means the National Labor Relations Act,
as amended.

         "Option Merger Consideration" has the meaning set forth in Section
3.04.

         "OTS" means the Office of Thrift Supervision.

         "Pension Plan" has the meaning set forth in Section 5.03(m)(ii).

         "Person" means any individual, bank, corporation, partnership,
association,  joint-stock  company, business trust, limited liability company or
unincorporated organization.

         "Previously Disclosed" by a party shall mean information set forth in a
section  of  its  Disclosure  Schedule  corresponding  to  the section  of  this
Agreement where such term is used.

         "Proxy Statement" has the meaning set forth in Section 6.03(a).

         "REO" means real estate owned.

         "Representatives" has the meaning set forth in Section 6.07(a).

                                       5

         "Rights" means, with respect to any Person,  warrants, options, rights,
convertible securities and other arrangements or commitments  of  any  character
that obligate the Person to purchase, issue or dispose of  any  of  its  capital
stock or other ownership interests or other securities representing the right to
purchase  or  otherwise  receive  any  of  its  capital stock or other ownership
interests.

         "SEC" means the Securities and Exchange Commission.

         "Securities Act" means  the Securities Act of 1933, as amended, and the
rules and regulations thereunder.

         "Securities Documents" has the meaning set forth in Section 5.03(g)(i).

         "Shareholder  Agreements" has  the meaning set forth in the recitals to
this Agreement.

         "Shareholders"  means  each  director and  executive  officer  of FFSW,
except for Richard Kauzlaric.

         "Significant  Subsidiaries"  has  the  meaning ascribed to such term in
Rule l-02 of Regulation S-X of the SEC.

         "Subsidiary"  has  the  meaning  ascribed  to such term in Rule l-02 of
Regulation S-X of the SEC.

         "Superior Proposal" has the meaning set forth in Section 6.07(a).

         "Surviving Corporation" has the meaning set forth in Section 2.01(a).

         "Tax" and "Taxes" mean all federal, state,  local  or  foreign  income,
gross income, gains, gross receipts, sales, use, ad valorem, goods and services,
capital,   production,   transfer,   franchise,   windfall   profits,   license,
withholding,  payroll,   employment,  disability,    employer   health,  excise,
estimated, severance, stamp, occupation, property, environmental, custom duties,
unemployment or other taxes of any kind whatsoever,  together with any interest,
additions or penalties thereto and any interest in respect of such interest and
penalties.

         "Tax  Returns"  means   any  return  (including  any  amended  return),
declaration  or  other report  (including  elections,  declarations,  claims for
refund, schedules, estimates and information returns) with respect to any  Taxes
(including estimated taxes).

         "Termination Fee" has the meaning set forth in Section 8.02(b).

         "Transaction"  means  the  Merger,  the  Liquidation   and   any  other
transactions contemplated by this Agreement.

         "Treasury Stock" means shares of FFSW Common Stock held  by FFSW, other
than in a fiduciary (including custodial or agency)  capacity or as a  result of
debts previously contracted in good faith.

                                       6

         "WBCA" means the Washington Business Corporation Act.

         "Washington Federal" has  the meaning set forth in the preamble to this
Agreement.

         "Washington Federal Benefit Plans" has the meaning set forth in Section
6.10(a).

         "Washington Federal Board" means the Board  of  Directors of Washington
Federal.

         "WFS"  means  Washington  Federal  Savings   and  Loan  Association,  a
federally  chartered  savings  association  and   wholly  owned   subsidiary  of
Washington Federal.

         "WFS Board" means the Board of Directors of WFS.

                                   ARTICLE II

                                   THE MERGER

         2.01     The Merger.
                  -----------

         (a) The Merger. Subject to the terms  and conditions of this Agreement,
             ----------
at  the   Effective   Time,   Merger   Sub  shall  merge  with and into  FFSW in
accordance with the applicable  provisions  of  the  DGCL ( the "Merger"),   the
separate  corporate  existence  of Merger   Sub  shall   cease  and FFSW   shall
survive  and  continue  to  exist  as a corporation  incorporated under the DGCL
(FFSW,  as  the  surviving  corporation  in the Merger, sometimes being referred
to  herein  as the   "Surviving   Corporation").   Immediately   following   the
Merger,  the   Surviving   Corporation   will  be  merged  and  liquidated  into
Washington  Federal (the  "Liquidation")   in  accordance  with  this  Agreement
and the Agreement and Plan of Merger and Liquidation.

         (b) Name. The name of the Surviving Corporation shall be "First Federal
             ----
Banc  of the Southwest, Inc."

         (c)  Certificate  of  Incorporation  and Bylaws.  The   certificate  of
              ------------------------------------------
incorporation and bylaws of the  Surviving  Corporation  immediately  after  the
Merger shall be the FFSW Articles and FFSW Bylaws as in effect immediately prior
to the Merger.

         (d) Directors and Executive Officers of the Surviving Corporation.  The
             -------------------------------------------------------------
directors of the Surviving Corporation immediately after the Merger shall be the
directors of Merger Sub immediately prior to the Merger. The executive  officers
of the Surviving Corporation immediately after the Merger shall be the executive
officers of Merger Sub immediately prior to the Merger, each of whom shall serve
until such time as their successors shall be duly elected and qualified.

         (e) Effect of the Merger. At  the  Effective  Time,  the  effect of the
             --------------------
Merger shall be as provided in the DGCL.

                                       7

         (f) Additional Actions. If, at any time after the Effective  Time,  the
             ------------------
Surviving Corporation shall consider that any further assignments or  assurances
in law or any other acts are necessary  or  desirable to  (i)  vest, perfect  or
confirm, of record or otherwise, in the Surviving Corporation its  right,  title
or interest in, to or under any of the rights,  properties or assets  of FFSW or
Merger Sub acquired or to be acquired by the Surviving  Corporation as a  result
of, or in connection with, the Merger, or (ii) otherwise carry out the  purposes
of this Agreement, FFSW, Merger Sub and their  proper  officers  and  directors,
shall be deemed to have granted to  the  Surviving  Corporation  an  irrevocable
power of attorney to execute and deliver all such proper deeds, assignments  and
assurances in law and to do all acts necessary  or  proper to vest,  perfect  or
confirm title to and possession of such rights,  properties  or  assets  in  the
Surviving Corporation and otherwise to carry out the purposes of this Agreement,
and the proper officers and directors of the  Surviving  Corporation  are  fully
authorized in the name of the Surviving Corporation or otherwise to take any and
all such action.

         2.02     Effective Date and Effective Time; Closing.
                  -------------------------------------------

         (a) Subject to the satisfaction or waiver of the conditions  set  forth
in Article VII (other than those conditions that  by  their  nature  are  to  be
satisfied at the consummation of the Merger, but subject to the  fulfillment  or
waiver of those conditions), the parties shall  cause  a  certificate of  merger
relating to the Merger to be filed with the Secretary of State  of the State  of
Delaware pursuant to the DGCL on (i)  the  fifth  Business  Day  following  such
satisfaction or waiver, or  (ii)  such  other  date  to  which  the parties  may
mutually agree in writing. The Merger provided for herein shall become effective
upon such filings or on such date as may be specified therein. The date of  such
filings is herein called the  "Effective Date."  The  "Effective  Time"  of  the
Merger shall be the time of such filings or as set forth in such filings.

         (b) A closing (the "Closing") shall take place at the offices of Patton
Boggs LLP, 2550 M Street, NW, Washington, DC 20037,  or at such  other  place as
the parties may mutually agree upon, on the  Effective  Date.  At  the  Closing,
there shall be delivered to Washington Federal and FFSW the  documents  required
to be delivered under Article VII hereof.

                                  ARTICLE III

                    MERGER CONSIDERATION; EXCHANGE PROCEDURES

         3.01     Conversion of Shares.   Subject  to  the  provisions  of  this
                  --------------------
Agreement, at the Effective Time, automatically by virtue of the Merger and
without any action on the part of any Person:

         (a) Outstanding Merger Sub Stock. Each share of common stock of Merger
             ----------------------------
Sub that  is  issued  and outstanding  immediately  prior to  the Effective Time
shall, by virtue of the Merger, be converted into one validly issued, fully paid
and nonassessable share of the Surviving Corporation.

         (b) Treasury Stock. Each share of FFSW Common Stock held as Treasury
             --------------
Stock immediately prior to the Effective Time shall be canceled and  retired  at
the Effective Time and no consideration shall be issued in exchange therefor.

                                       8

         (c) Effect on FFSW Common Stock. Subject to  Sections  3.03  and  6.16,
             ---------------------------
each share  of FFSW Common Stock, except  for shares of Treasury Stock, shall be
converted, by virtue of the Merger, into the right to  receive  $24.14 in  cash,
without interest (the "Merger Consideration").

         3.02     Exchange Procedures.
                  -------------------

         (a) Immediately prior to the Effective Time, for the benefit of the
holders of Certificates, Washington Federal shall  deliver to the Exchange Agent
an amount of cash sufficient to make all payments required to be  made  pursuant
to this Article III,  in  exchange  for  Certificates  representing  outstanding
shares of FFSW Common Stock in accordance  with  this  Article  III  (such  cash
amount, the "Exchange Fund"). The Exchange Agent  shall  invest  such  deposited
cash as directed by Washington Federal, provided that such investments shall  be
in obligations of or guaranteed by the United States of America,  in  commercial
paper obligations rated A-1 or P-1 or better by Moody's Investors Service,  Inc.
or Standard & Poor's Corporation, respectively, or in certificates  of  deposit,
bank  repurchase  agreements  or  banker's  acceptances of commercial banks with
capital exceeding $500 million. Any net profit resulting from,  or  interest  or
income produced by, such investments will be payable to Washington Federal.

         (b) As soon as reasonably practicable after  the  Effective  Time  (but
in  no  event later  than five (5) Business  Days after the Effective Time), the
Exchange  Agent  shall  mail  to   each  holder  of record  of a  Certificate or
Certificates, a form of letter of transmittal (which shall specify that delivery
shall be effected, and risk of loss and title to the  Certificates  shall  pass,
only upon delivery of the Certificates to the Exchange Agent)  and  instructions
for use in effecting the surrender of  the  Certificates  in  exchange  for  the
Merger Consideration into which the shares of FFSW Common Stock  represented  by
such Certificate or Certificates shall have been converted pursuant  to  Section
3.01. Upon proper surrender of a Certificate for exchange  and  cancellation  to
the Exchange Agent,together with a properly  completed  letter  of  transmittal,
duly executed, the holder of such Certificate shall  be entitled  to  receive in
exchange therefor, promptly after the Effective Time,  the Merger Consideration.
Until surrendered as contemplated  by  this  Section 3.02(b),  each  Certificate
(other than Certificates representing Treasury Stock and other  than  Dissenting
Shares) shall be deemed at any time after the Effective Time to  represent  only
the right to receive upon such surrender the Merger  Consideration  provided  in
Section 3.01 and any unpaid dividends and distributions on the  shares  of  FFSW
Common Stock represented thereby with a record date prior  to the Effective Time
and which remain unpaid at the Effective Time.

         (c) If payment of the Merger Consideration is to be made  to  a  Person
other than the registered holder of  the  Certificate  surrendered  in  exchange
therefor, it shall be a condition of payment that the Certificate so surrendered
shall be properly endorsed (or accompanied by an appropriate form of  assignment
separate from the Certificate) and otherwise in proper form  for  transfer,  and
the Person requesting such payment shall pay to the  Exchange  Agent  in advance
any transfer or other Taxes required by reason of  the  payment  of  the  Merger
Consideration to a Person other than  that  of  the  registered  holder  of  the
Certificate  surrendered  or  otherwise  establish  to  the  satisfaction of the
Exchange Agent that such Taxes have been paid or are not payable.

                                       9

         (d) At and after the Effective  Time,  the stock transfer books of FFSW
shall be closed and there shall be no transfers on the stock  transfer  books of
FFSW of the  shares of FFSW  Common  Stock  which were  issued  and  outstanding
immediately prior to the Effective Time. At the Effective Time,  holders of FFSW
Common  Stock  shall cease to be, and shall have no rights as,  shareholders  of
FFSW other than to receive the  consideration  provided  under this Article III,
subject to Section 3.03 of this  Agreement.  On or after the Effective Time, any
Certificates  presented to Washington Federal or the Exchange Agent for transfer
shall be  cancelled  and,  subject to  Section  3.03,  exchanged  for the Merger
Consideration as provided herein.

         (e) Any portion of the Exchange Fund  that  remains  unclaimed  by  the
shareholders  of FFSW for nine months after the  Effective  Time (as well as any
proceeds from any  investment  thereof) shall be delivered by the Exchange Agent
to  Washington  Federal.  Any  shareholders  of FFSW who  have  not  theretofore
complied with Section 3.02(b) shall  thereafter look only to Washington  Federal
for the Merger Consideration deliverable in respect of each share of FFSW Common
Stock such shareholder holds as determined  pursuant to this Agreement,  in each
case without any interest  thereon.  If outstanding  Certificates  for shares of
FFSW  Common  Stock are not  surrendered  or the payment for them is not claimed
prior to the date on which the applicable Merger  Consideration  would otherwise
escheat to or become the property of any Governmental  Authority,  the unclaimed
items  shall,  to the  extent  permitted  by  abandoned  property  and any other
applicable law, become the property of Washington Federal (and to the extent not
in its  possession  shall be delivered  to it),  free and clear of all claims or
interest  of any  Person  previously  entitled  to such  property.  Neither  the
Exchange Agent nor any party to this Agreement  shall be liable to any holder of
stock  represented by any  Certificate  for any  consideration  paid to a public
official  pursuant to applicable  abandoned  property,  escheat or similar laws.
Washington  Federal  and the  Exchange  Agent shall be entitled to rely upon the
stock transfer books of FFSW to establish the identity of those Persons entitled
to receive the Merger  Consideration  specified in this  Agreement,  which books
shall be conclusive with respect thereto. In the event of a dispute with respect
to ownership of stock represented by any Certificate, Washington Federal and the
Exchange Agent shall be entitled to deposit any Merger Consideration represented
thereby in escrow with an  independent  third party and  thereafter  be relieved
with respect to any claims thereto.

         (f)  Washington Federal  (through  the  Exchange  Agent, if applicable)
shall be  entitled  to deduct  and  withhold  from the  consideration  otherwise
payable  pursuant to this Agreement to any holder of shares of FFSW Common Stock
such amounts as Washington  Federal or the Exchange Agent are required to deduct
and withhold under the Code or applicable  law. Any amounts so withheld shall be
treated for all purposes of this  Agreement as having been paid to the holder of
FFSW Common Stock in respect of which such deduction and withholding was made by
Washington Federal.

         (g) In the event any  Certificate  shall  have  been  lost,  stolen  or
destroyed,  upon the making of an affidavit of that fact by the Person  claiming
such Certificate to be lost,  stolen or destroyed and, if required by Washington
Federal,  the  posting  by such  Person of a bond in such  amount as  Washington
Federal may  determine is  reasonably  necessary as indemnity  against any claim

                                       10

that may be made against it with respect to such Certificate, the Exchange Agent
will issue in exchange for such lost, stolen or destroyed Certificate the Merger
Consideration deliverable in respect thereof pursuant to this Agreement.

          3.03 Dissenting Shares. Each outstanding share  of  FFSW Common Stock,
               -----------------
the holder of which has perfected  his right to dissent  pursuant to Section 262
of the DGCL  and has not  effectively  withdrawn  or lost  such  right as of the
Effective  Time  (the  "Dissenting  Shares"),  shall  not be  converted  into or
represent a right to receive the Merger Consideration  hereunder, and the holder
thereof shall be entitled  only to such rights as are granted by the DGCL.  FFSW
shall give  Washington  Federal  prompt  notice upon receipt by FFSW of any such
written  demands  for  payment of the fair value of such  shares of FFSW  Common
Stock and of  withdrawals  of such  demands and any other  instruments  provided
pursuant to the DGCL. If any holder of Dissenting  Shares shall have effectively
withdrawn  or  lost  the  right  to  dissent  (through  failure  to  perfect  or
otherwise),  the  Dissenting  Shares held by such holder shall be converted on a
share by share  basis into the right to  receive  the  Merger  Consideration  in
accordance with the applicable  provisions of this Agreement.  Any payments made
in respect  of  Dissenting  Shares  shall be made by  Washington  Federal or the
Surviving Corporation.

        3.04 FFSW Options. At the Effective Time,  each  FFSW  Option  which  is
             ------------
outstanding,  vested and  unexercised  immediately  prior to the Effective Time,
shall be canceled  in  exchange  for the right to receive a single lump sum cash
payment,  equal to the product of (i) the number of shares of FFSW Common  Stock
subject to such FFSW Option  immediately  prior to the Effective  Time, and (ii)
the excess,  if any, of the Merger  Consideration  over the  exercise  price per
share  of  such  FFSW  Option  (the  "Option  Merger  Consideration")  less  any
applicable  Taxes  required to be withheld with respect to such payment.  If the
exercise price per share of any such FFSW Option is equal to or greater than the
Merger  Consideration,  such FFSW  Option  shall be  canceled  without  any cash
payment  being  made in respect  thereof.  FFSW  shall use its  reasonable  best
efforts   to  obtain   the   written   acknowledgment   of  each   holder  of  a
then-outstanding FFSW Option with regard to the cancellation of such FFSW Option
and the payment therefor in accordance with the terms of this Agreement. Subject
to the  foregoing,  the FFSW  Stock  Option  Plans and all FFSW  Options  issued
thereunder shall terminate at the Effective Time.

         3.05 Bank Merger. As soon as practicable after the execution of this
              -----------
Agreement,or on such later date as Washington Federal shall specify,  Washington
Federal  and  FFSW  shall  cause  WFS and FFB to  enter  into  the  Bank  Merger
Agreement,  which  provides  for the  merger of FFB with and into WFS (the "Bank
Merger"),  in accordance  with  applicable laws and regulations and the terms of
the Bank Merger Agreement and as soon as practicable  after  consummation of the
Merger (or on such later date as  Washington  Federal shall  specify).  The Bank
Merger  Agreement  provides that the directors of WFS upon  consummation  of the
Bank Merger shall be the directors of WFS immediately prior to the Bank Merger.

                                   ARTICLE IV

                           ACTIONS PENDING ACQUISITION

         4.01  Forbearances  of FFSW.  From  the date hereof until the Effective
               ---------------------
Time,  except as expressly  contemplated  or  permitted by this  Agreement or as

                                       11

Previously  Disclosed,  without the prior written consent of Washington Federal,
not to be  unreasonably  withheld,  FFSW will not,  and will  cause  each of its
Subsidiaries not to:

             (a) Ordinary  Course.  Conduct  its  business  other  than  in  the
                 ----------------
ordinary and usualcourse consistent with past practice or fail to use reasonable
best efforts to preserve its business  organization,  keep available the present
services of its  employees  and preserve for itself and  Washington  Federal the
goodwill  of the  customers  of FFSW and its  Subsidiaries  and others with whom
business relations exist.

             (b) Capital Stock. Other than  pursuant  to  Rights  set  forth  on
                 -------------
Schedule  4.01(b)of  FFSW's  Disclosure  Schedule  and  outstanding  on the date
hereof, (i) issue, sell or otherwise permit to become outstanding,  or authorize
the creation of, any additional shares of stock or any Rights or (ii) permit any
additional  shares of stock to become  subject to grants of employee or director
stock options or other Rights.

             (c) Dividends; Etc. (i) Make, declare, pay or set aside for payment
                 --------------
any  dividend on or in respect of, or declare or make any  distribution  on, any
shares of FFSW capital stock,  other than (1) a cash dividend of $0.07 per share
to be declared  in  September  2006 and paid in October  2006 to holders of FFSW
Common  Stock,  (2) to the extent the Merger is not  consummated  by January 10,
2007, a cash dividend of $0.07 per share which shall be declared and paid during
January 2007, or (3) dividends from wholly owned Subsidiaries of FFSW to FFSW or
(ii) directly or indirectly adjust, split, combine, redeem, reclassify, purchase
or otherwise acquire, any shares of its capital stock.

             (d) Compensation;  Employment Agreements;  Etc. Enter into or amend
                 ------------------------------------------
or renew any employment, consulting, severance, change in control, bonus, salary
continuation  or other  similar  agreements or  arrangements  with any director,
officer  or  employee  of FFSW or its  Subsidiaries  or grant any salary or wage
increase or award any  incentive or other bonus payment or increase any employee
benefit (including incentive or bonus payments), except for (i) changes that are
required by applicable law, and (ii) to satisfy contractual obligations existing
as of the date  hereof and set forth in  Schedule  4.01(d) of FFSW's  Disclosure
Schedule.

             (e) Hiring. Hire any person as an employee of FFSW or  any  of  its
                 ------
Subsidiaries  or  promote  any  employee,  except  (i)  to  satisfy  contractual
obligations  existing as of the date hereof and set forth on Schedule 4.01(e) of
FFSW's Disclosure  Schedule and (ii) persons hired to fill any vacancies arising
after the date hereof and whose  employment is terminable at the will of FFSW or
a Subsidiary  of FFSW,  and who are not subject to or eligible for any severance
or similar  benefits or payments  that would  become  payable as a result of the
Transaction or consummation thereof.

             (f)  Benefit  Plans.   Enter  into,  establish,   adopt,  amend  or
                  --------------
terminate,  or make any  contributions  to  (except  (i) as may be  required  by
applicable law, (ii) for  contributions to FFSW's defined  contribution  Benefit
Plan in the  ordinary  course and  consistent  with prior  practice  or (iii) to
satisfy contractual  obligations existing as of the date hereof and set forth on
Schedule 4.01(f) of FFSW's Disclosure Schedule), any pension,  retirement, stock
option,  stock  purchase,   savings,  profit  sharing,   deferred  compensation,

                                       12

consulting,  bonus,  group  insurance or other  employee  benefit,  incentive or
welfare  contract,  plan or  arrangement,  or any trust  agreement  (or  similar
arrangement) related thereto, in respect of any director, officer or employee of
FFSW or its  Subsidiaries  or take any  action  to  accelerate  the  vesting  or
exercisability  of stock  options,  restricted  stock or other  compensation  or
benefits payable thereunder.

             (g) Dispositions.  Except  as  required  by  this  Agreement, sell,
                 ------------
transfer, mortgage, license, encumber or otherwise dispose of or discontinue any
of its assets, rights,  deposits,  business or properties except in the ordinary
course of business  consistent  with past  practice and in a  transaction  that,
together  with all other  such  transactions,  is not  material  to FFSW and its
Subsidiaries taken as a whole.

             (h) Acquisitions. Acquire (other than by  way  of  foreclosures  or
                 ------------
acquisitions of control in a bona fide fiduciary  capacity or in satisfaction of
debts  previously  contracted  in good faith,  in each case in the  ordinary and
usual course of business consistent with past practice),  including by merger or
consolidation  or by investment in a partnership  or joint  venture,  all or any
portion of the assets, business,  securities (other than as permitted by Section
4.01(r)), deposits or properties of any other entity.

             (i) Capital Expenditures. Make any capital expenditures other  than
                 --------------------
those  identified on Schedule  4.01(i) of FFSW's  Disclosure  Schedule and other
than capital  expenditures  in the ordinary  course of business  consistent with
past practice in amounts not exceeding  $10,000  individually  or $50,000 in the
aggregate.

             (j) Governing Documents. Amend the FFSW Articles or the FFSW Bylaws
                 -------------------
or the articles of  incorporation  or bylaws (or  equivalent  documents)  of any
Subsidiary of FFSW or enter into a plan of consolidation, merger, share exchange
or  reorganization  with any  person  (other  than  consolidations,  mergers  or
reorganizations  solely among wholly owned Subsidiaries of FFSW), or a letter of
intent or agreement in principle with respect thereto.

             (k) Accounting  Methods.  Implement  or  adopt  any  change  in its
                 -------------------
accounting  principles,  practices or methods,  other than as may be required by
changes in laws or regulations or GAAP.

             (l) Contracts. Except as otherwise  permitted  under  this  Section
                 ---------
4.01, enter into,  cancel,  fail to renew or terminate any Material  Contract or
amend or modify in any material respect any of its existing Material Contracts.

             (m) Claims. Enter into any  settlement  or similar  agreement  with
                 ------
respect to any action, suit, proceeding, order or investigation to which FFSW or
any of its  Subsidiaries is or becomes a party after the date of this Agreement,
which  settlement,  agreement or action  involves  payment by FFSW or any of its
Subsidiaries of an amount which exceeds $10,000 and/or would impose any material
restriction  on the  business  of  FFSW  or any of its  Subsidiaries  or  create
precedent for claims that are  reasonably  likely to be material to FFSW and its
Subsidiaries taken as a whole.

             (n)  Banking  Operations.  Enter  into  any  new  material  line of
                  -------------------
business;  introduce any material new products or services;  change its material
lending, investment,  underwriting, pricing, servicing, risk and asset liability

                                       13

management and other material banking and operating policies, except as required
by applicable law, regulation or policies imposed by any Governmental Authority,
or the manner in which its investment securities or loan portfolio is classified
or reported; or invest in any mortgage-backed or mortgage-related  security that
would be considered "high risk" under applicable  regulatory  guidance;  or file
any  application  or enter  into  any  contract  with  respect  to the  opening,
relocation  or  closing  of, or open,  relocate  or close,  any  branch,  office
servicing  center or other  facility  other than those  identified  on  Schedule
4.01(n) of FFSW's Disclosure Schedule.

             (o) Marketing.  Introduce  any material  marketing campaigns or any
                 ---------
material new sales  compensation or incentive  programs or arrangements  (except
those the  material  terms of which  have been  fully  disclosed  in  writing to
Washington Federal prior to the date hereof).

             (p) Derivatives Contracts. Enter into any Derivatives Contract.
                 ---------------------

             (q) Indebtedness. Incur any indebtedness for borrowed money  (other
                 ------------
than deposits,  federal funds purchased, cash management accounts,  Federal Home
Loan Bank  borrowings  that  mature  within 90 days and that have no put or call
features and securities  sold under  agreements to repurchase that mature within
90 days, in each case in the ordinary  course of business  consistent  with past
practice); or assume, guarantee, endorse or otherwise as an accommodation become
responsible for the obligations of any other Person,  other than with respect to
the collection of checks and other negotiable instruments in the ordinary course
of business consistent with past practice.

             (r) Investment   Securities.   Acquire  (other   than   by  way  of
                 -----------------------
foreclosures  or   acquisitions  in  a  bona  fide  fiduciary   capacity  or  in
satisfaction of debts  previously  contracted in good faith, in each case in the
ordinary course of business  consistent with past practice) any debt security or
Equity   Investment  other  than  federal  funds  or  United  States  Government
securities or United States Government agency  securities,  in each case, with a
term of 90 days or less.

             (s) Loans.   (A)  Make,  renew  or  otherwise modify any loan, loan
                 -----
commitment,  letter  of  credit  or other  extension  of  credit  (collectively,
"Loans"),  other than Loans made or acquired in the ordinary  course of business
consistent  with past  practice  which have (y) in the case of  non-real  estate
secured loans that are originated in compliance with the entity's  internal loan
policies,  a principal balance not in excess of $250,000 and, (z) in the case of
real estate  secured loans that are  originated in compliance  with the entity's
internal loan policies,  a principal balance not in excess of $1.0 million;  (B)
take any action that would result in any discretionary  release of collateral or
guarantees or otherwise  restructure the respective  amounts set forth in clause
(A) above;  or (C) enter  into any Loan  securitization  or create  any  special
purpose funding entity.

             (t) Investments in Real Estate.  Make  any investment or commitment
                 --------------------------
to invest in real estate or in any real estate  development  project (other than
by way of foreclosure or  acquisitions  in a bona fide fiduciary  capacity or in
satisfaction of a debt previously  contracted in good faith, in each case in the
ordinary course of business consistent with past practice).

                                       14

             (u)  Adverse  Actions.  Take  any  action  that  is  intended or is
                  ----------------
reasonably likely to result in (x) any of its representations and warranties set
forth in this Agreement being or becoming untrue in any material  respect at any
time at or prior to the Effective  Time, (y) any of the conditions to the Merger
set forth in Article VII not being satisfied or (z) a material  violation of any
provision of this Agreement, the Agreement and Plan of Merger and Liquidation or
the Bank  Merger  Agreement,  in  either  case,  except  as may be  required  by
applicable law or regulation.

             (v) Tax Elections. Make or change any material Tax election, settle
                 -------------
or  compromise  any material Tax  liability of FFSW or any of its  Subsidiaries,
agree to an  extension or waiver of the statute of  limitations  with respect to
the assessment or  determination of a material amount of Taxes of FFSW or any of
its Subsidiaries,  enter into any closing agreement with respect to any material
amount of Taxes or surrender any right to claim a material Tax refund,  adopt or
change any method of accounting  with respect to Taxes,  or file any amended Tax
Return.

             (w) Antitakeover Statutes.  Take  any  action  (i) that would cause
                 ---------------------
this  Agreement or the  Transaction to be subject to the provisions of any state
antitakeover  law or state  law that  purports  to  limit or  restrict  business
combinations  or the ability to acquire or vote shares or (ii) to exempt or make
not subject to the  provisions of any state  antitakeover  law or state law that
purports to limit or restrict business combinations or the ability to acquire or
vote shares,  any Person (other than Washington  Federal or its Subsidiaries) or
any action  taken  thereby,  which Person or action  would have  otherwise  been
subject to the restrictive provisions thereof and not exempt therefrom.

             (x) Commitments. Enter  into  any  contract  with  respect  to,  or
                 -----------
otherwise agree or commit to do, any of the foregoing.

     4.02  No  Fundamental  Washington  Federal  Changes.  Except  as  expressly
           ---------------------------------------------
contemplated  or permitted by this  Agreement or as required by applicable  law,
rule or  regulation,  during the period from the date of this  Agreement  to the
Effective Time,  Washington Federal shall not, without the prior written consent
of FFSW (which consent shall not be unreasonably withheld),  (i) take any action
that  is  intended  or  may  reasonably  be  expected  to  result  in any of the
conditions to the Merger set forth in Article VII not being satisfied, (ii) take
any action or fail to take any action  which  would  reasonably  be  expected to
materially  and  adversely  impair  or delay  consummation  of the  transactions
contemplated  hereby beyond the time period  contemplated  by this  Agreement or
(iii) agree to, or make any commitment to, take any of the actions prohibited by
this Section 4.02.

                                    ARTICLE V

                         REPRESENTATIONS AND WARRANTIES

     5.01  Disclosure  Schedules.  On or  prior  to the  date  hereof,  FFSW has
           ---------------------
delivered to Washington  Federal a schedule and Washington Federal has delivered
to FFSW a schedule  (respectively,  its  "Disclosure  Schedule")  setting forth,
among other things,  items the  disclosure of which is necessary or  appropriate

                                       15

either in response to an express disclosure requirement contained in a provision
hereof or as an exception to one or more representations or warranties contained
in Section 5.03 or 5.04 or to one or more of its covenants  contained in Article
IV or  Article  VI;  provided,  however,  the  mere  inclusion  of an  item in a
Disclosure Schedule as an exception to a representation or warranty shall not be
deemed an admission by a party that such item represents a material exception or
fact,  event or  circumstance  or that,  absent such inclusion in the Disclosure
Schedule,  such item is or would be  reasonably  likely to result in a  Material
Adverse Effect.

     5.02 Standard. Solely for purposes of determining whether the condition set
          --------
forth in Section 7.02(a) or 7.03(a), as the case may be, has been satisfied (and
without  otherwise  qualifying any  representation  or warranty made on the date
hereof),  no representation or warranty of FFSW or Washington  Federal contained
in  Sections  5.03 or 5.04,  respectively,  other than the  representations  and
warranties  set  forth  in  Section  5.03(b),   the  last  sentence  of  Section
5.03(m)(vi),  and Section  5.03(m)(viii),  which  shall be true in all  material
respects, shall be deemed untrue or incorrect for purposes of Section 7.02(a) or
7.03(a),  and no party hereto shall be deemed to have breached a  representation
or warranty for purposes of such Sections,  as a consequence of the existence of
any  fact,  event or  circumstance  unless  such  fact,  circumstance  or event,
individually  or taken  together with all other facts,  events or  circumstances
inconsistent with any  representation or warranty  contained in Sections 5.03 or
5.04, has had or is reasonably  likely to have a Material  Adverse Effect on the
party making such representation or warranty.

     5.03  Representations and Warranties of FFSW. Subject to Section 5.01, FFSW
           --------------------------------------
hereby represents and warrants to Washington Federal:

             (a) Organization, Standing and Authority.  FFSW  is duly organized,
                 ------------------------------------
validly  existing and in good standing  under the laws of the State of Delaware.
FFSW is duly  licensed or qualified  to do business  and is in good  standing in
each  jurisdiction  where its  ownership or leasing of property or assets or the
conduct of its business requires it to be so licensed or qualified, except where
the failure to be so  licensed or  qualified  would not have nor  reasonably  be
expected  to have a  Material  Adverse  Effect on FFSW.  FFSW has in effect  all
federal, state, local and foreign governmental  authorizations  necessary for it
to own or lease its  properties  and assets and to carry on its  business as now
conducted. The copies of the FFSW Articles and FFSW Bylaws which have previously
been made available to Washington Federal are true,  complete and correct copies
of such documents as in effect on the date of this  Agreement.  The minute books
of FFSW and each of its  Subsidiaries  previously  made  available to Washington
Federal contain true,  complete and correct records in all material  respects of
all  meetings  and  other  material  corporate  actions  held or  taken of their
respective  stockholders and Board of Directors  (including  committees of their
respective Boards of Directors) through the date hereof.

             (b) FFSW  Capital  Stock.  The authorized  capital  stock  of  FFSW
                 --------------------
consists  solely of 6,000,000  shares of FFSW Common Stock,  of which  3,992,453
shares are issued and  outstanding as of the date hereof,  and 500,000 shares of
FFSW Preferred  Stock,  of which no shares are issued and  outstanding as of the
date  hereof.  As of the date hereof,  320,592  shares of FFSW Common Stock were
held in treasury by FFSW or otherwise  directly or indirectly owned by FFSW. The
outstanding  shares of FFSW Common Stock have been duly  authorized  and validly

                                       16

issued and are fully paid and non-assessable, and none of the outstanding shares
of FFSW Common Stock have been issued in violation of the  preemptive  rights of
any Person.  Section 5.03(b) of FFSW's  Disclosure  Schedule sets forth for each
FFSW Option the name of the grantee,  the date of the grant,  the type of grant,
the status of the option grant as qualified or  non-qualified  under Section 422
of the Code,  the  number of shares of FFSW  Common  Stock  subject to each FFSW
Option,  the number of shares of FFSW Common Stock  subject to FFSW Options that
are currently  exercisable and the exercise price per share. Except as set forth
in the preceding sentence, there are no shares of FFSW Common Stock reserved for
issuance,  FFSW does not have any Rights issued or  outstanding  with respect to
FFSW Common Stock and FFSW does not have any  commitment to authorize,  issue or
sell any FFSW  Common  Stock or  Rights.  No bonds,  debentures,  notes or other
indebtedness  having the right to vote on any matters on which  stockholders  of
FFSW may vote  are  outstanding.  No  Equity  Securities  have  been  issued  or
authorized for issuance by FFSW from June 30, 2006 through the date hereof.

             (c) Subsidiaries.
                 ------------

                        (i) (A) FFSW has Previously Disclosed a list of all of
its  Subsidiaries  together with the  jurisdiction  of organization of each such
Subsidiary,  (B) except as set forth in Section  5.03(c)(i) of FFSW's Disclosure
Schedule,  FFSW owns,  directly or  indirectly,  all the issued and  outstanding
Equity Securities of each of its  Subsidiaries,  (C) no Equity Securities of any
of its Subsidiaries are or may become required to be issued (other than to FFSW)
by reason of any Right or otherwise,  (D) there are no  contracts,  commitments,
understandings  or  arrangements  by which any of its  Subsidiaries is or may be
bound to sell or otherwise  transfer any of its Equity Securities (other than to
FFSW or any of its  wholly  owned  Subsidiaries),  (E) there  are no  contracts,
commitments,  understandings,  or arrangements relating to FFSW's rights to vote
or to dispose of such  securities  and (F) all the Equity  Securities  of FFSW's
Subsidiaries  held by FFSW or its Subsidiaries are fully paid and  nonassessable
and are owned by FFSW or its Subsidiaries free and clear of any Liens. No bonds,
debentures,  notes or other indebtedness having the right to vote on any matters
on which stockholders of any of the FFSW Subsidiaries may vote are outstanding.

                        (ii) Except  as  set  forth  in  Section  5.03(c)(ii) of
FFSW's Disclosure Schedule and except for securities and other interests held in
a  fiduciary  capacity  and  beneficially  owned  by third  parties  or taken in
consideration  of debts  previously  contracted,  ownership  interests in FFSW's
Subsidiaries and stock in the FHLB, FFSW does not own beneficially,  directly or
indirectly,  any Equity  Securities  or similar  interests  of any Person or any
interest in a partnership or joint venture of any kind.

                        (iii)  Each  of  FFSW's  Subsidiaries   has   been  duly
organized,  is validly  existing and, with respect to each FFSW Subsidiary other
than FFB, is in good standing,  in each case under the laws of the  jurisdiction
of its  organization,  and is duly  licensed or  qualified to do business and in
good standing in the jurisdictions where its ownership or leasing of property or
the conduct of its business  requires it to be so licensed or qualified,  except
where the failure to be so licensed or qualified  would not have nor  reasonably
be  expected  to  have a  Material  Adverse  Effect  on  FFSW.  Each  of  FFSW's
Subsidiaries has in effect all federal,  state,  local and foreign  governmental
authorizations necessary for it to own or lease its properties and assets and to
carry on its business as now conducted.

                                       17

                        (iv)  The deposit  accounts  of  FFB are  insured by the
FDIC, in the manner and to the maximum  extent  provided by applicable  law, and
FFB has  paid  all  deposit  insurance  premiums  and  assessments  required  by
applicable laws and regulations.

             (d) Corporate Power.  Each  of  FFSW  and its  Subsidiaries has the
                 ---------------
corporate  power  and  authority  to carry on its  business  as it is now  being
conducted and to own all its properties  and assets;  and FFSW has the corporate
power and authority to execute,  deliver and perform its obligations  under this
Agreement and the Agreement and Plan of Merger and Liquidation and to consummate
the  Transaction and to cause FFB to consummate the Bank Merger  Agreement,  and
FFB has the corporate  power and  authority to execute,  deliver and perform its
obligations under the Bank Merger Agreement, in each case, subject to receipt of
all necessary  approvals of Governmental  Authorities and the approval by FFSW's
stockholders of this Agreement.

             (e) Corporate Authority. Subject to the approval  of this Agreement
                 -------------------
by the  holders of the  outstanding  FFSW  Common  Stock,  this  Agreement,  the
Agreement and Plan of Merger and  Liquidation  and the  Transaction and the Bank
Merger and Bank Merger Agreement have been authorized by all necessary corporate
action  of FFSW and FFB and the FFSW  Board and the FFB Board on or prior to the
date hereof and the FFSW Board has recommended  that  stockholders of FFSW adopt
this Agreement and directed that such matter be submitted for  consideration  by
FFSW's  stockholders  at the FFSW Meeting.  FFSW has duly executed and delivered
this  Agreement  and,  assuming  due  authorization,  execution  and delivery by
Washington Federal and Merger Sub, this Agreement is a valid and legally binding
obligation  of FFSW,  enforceable  in  accordance  with  its  terms  (except  as
enforceability   may  be   limited   by   applicable   bankruptcy,   insolvency,
reorganization,  moratorium,  fraudulent  transfer  and similar  laws of general
applicability  relating to or affecting  creditors'  rights or by general equity
principles).

             (f) Regulatory Approvals; No Defaults.
                 ---------------------------------

                        (i) No consents or  approvals  of,  or  waivers  by,  or
filings or  registrations  with,  any  Governmental  Authority or with any third
party are required to be made or obtained by FFSW or any of its  Subsidiaries in
connection with the execution, delivery or performance by FFSW of this Agreement
and the  Agreement  and Plan of Merger  and  Liquidation  and by FFB of the Bank
Merger  Agreement,  or to  consummate  the  Transaction,  except  as  Previously
Disclosed and except for (A) filings of applications or notices, and articles of
combination with, and approvals or waivers by, the OTS, (B) filings with the SEC
and  state  securities  authorities,  as  applicable,  in  connection  with  the
submission  of this  Agreement  for the  approval  of the holders of FFSW Common
Stock,  (C) the filing of a certificate of merger with the Secretary of State of
the State of Delaware  pursuant to the DGCL with respect to the Merger,  (D) the
filing  of  articles  of  merger  with the  Secretary  of State of the  State of
Washington  pursuant to the WBCA and a certificate  of merger with the Secretary
of State of the  State of  Delaware  pursuant  to the  DGCL,  in each  case with
respect to the Liquidation and (E) the approval of this Agreement by the holders
of a majority of the outstanding shares of FFSW Common Stock.

                                       18

                        (ii) Subject to receipt, or the making, of the consents,
approvals,  waivers and filings  referred to in the preceding  paragraph and the
expiration of related waiting periods,  the execution,  delivery and performance
of this Agreement, the Agreement and Plan of Merger and Liquidation and the Bank
Merger  Agreement by FFSW and FFB, as applicable,  and the  consummation  of the
Transaction do not and will not (A) except as Previously Disclosed, constitute a
breach  or  violation  of,  or a default  under,  or give rise to any Lien,  any
acceleration  of  remedies or any right of  termination  under,  any law,  code,
ordinance,  rule or  regulation  or any  judgment,  decree,  injunction,  order,
governmental permit or license, or agreement, indenture or instrument of FFSW or
any of its  Subsidiaries  or to which FFSW or any of its  Subsidiaries or any of
their  respective  properties  is subject or bound,  (B)  constitute a breach or
violation of, or a default under, the FFSW Articles,  the FFSW Bylaws or similar
governing  documents  of FFSW's  Subsidiaries  or (C)  require  any  consent  or
approval  under any such  law,  code,  ordinance,  rule,  regulation,  judgment,
decree, injunction, order, governmental permit or license, agreement,  indenture
or instrument.

             (g) Financial Reports; Undisclosed Liabilities; Internal Controls.
                 -------------------------------------------------------------

                        (i) FFSW's Annual Report on Form 10-KSB for  the  fiscal
year ended  September 30, 2005 and all other reports,  registration  statements,
definitive proxy statements or information statements filed or to be filed by it
subsequent to September 30, 2002 with the SEC (collectively,  FFSW's "Securities
Documents"),  as of the date  filed or to be filed and as  amended  prior to the
date hereof,  (A)  complied or will comply in all  material  respects as to form
with the  applicable  regulations  of the SEC as the case may be and (B) did not
and will not contain any untrue  statement of a material fact or omit to state a
material fact required to be stated  therein or necessary to make the statements
therein,  in the light of the  circumstances  under  which they were  made,  not
misleading;  and each of the  consolidated  statements  of  financial  condition
contained in any such  Securities  Documents  (including  the related  notes and
schedules  thereto) fairly  presents,  or will fairly present,  the consolidated
financial  position of FFSW and its Subsidiaries as of its date, and each of the
consolidated  statements  of  income,  stockholders'  equity  and cash  flows or
equivalent  statements in such Securities Documents (including any related notes
and schedules thereto) fairly presents, or will fairly present, the consolidated
results of operations,  changes in  stockholders'  equity and cash flows of FFSW
and its  Subsidiaries  for the  periods  to which they  relate,  in each case in
accordance with GAAP consistently applied during the periods involved, except in
each case as may be noted therein.  Each of such financial statements (including
any related notes and schedules  thereto) complies in all material respects with
applicable accounting  requirements and with the published rules and regulations
of the SEC  with  respect  thereto.  The  books  and  records  of  FFSW  and its
Subsidiaries  have been, and are being,  maintained in all material  respects in
accordance with GAAP and any other applicable legal and accounting  requirements
and reflect only actual transactions.

                        (ii) FFSW  has  filed all  forms,  reports,  statements,
certifications  and other  documents  (including  all exhibits,  amendments  and
supplements thereto) required to be filed by it with the SEC since September 30,
2002. None of FFSW's  Subsidiaries is required to file periodic reports with the
SEC pursuant to the Exchange Act. FFSW has made available to Washington  Federal
true, correct and complete copies of all written correspondence between the SEC,
on the one  hand,  and  FFSW and any of its  Subsidiaries,  on the  other  hand,

                                       19

occurring since September 30, 2002. As of the date of this Agreement,  there are
no outstanding or unresolved  comments in comment letters  received from the SEC
staff with respect to FFSW's  Securities  Documents.  To the  knowledge of FFSW,
none of the FFSW's Securities  Documents is the subject of ongoing SEC review or
outstanding SEC comment.

                        (iii) Except as set forth on the statement of  financial
condition  of FFSW dated as of June 30, 2006 and  included in FFSW's  Securities
Documents  filed  prior  to  the  date  hereof,  neither  FFSW  nor  any  of its
Subsidiaries has any material liability (whether absolute, contingent or accrued
or otherwise and whether due or to become due) other than  liabilities  incurred
after June 30,  2006 in the  ordinary  course of business  consistent  with past
practice  and, to FFSW's  knowledge,  there is no existing  condition,  event or
circumstance  which could  result in any such  material  liability in the future
other than the sale of certain assets required by this Agreement.

                        (iv) Since June 30, 2006, (A) FFSW  and its Subsidiaries
have  conducted  their  respective  businesses  in the ordinary and usual course
consistent with past practice, (B) except as Previously Disclosed,  neither FFSW
nor any of its Subsidiaries has taken nor permitted or entered into any contract
with  respect to, or otherwise  agreed or  committed  to do or take,  any of the
actions set forth in Section 4.01 and (C) no event has occurred or  circumstance
arisen that, individually or taken together with all other facts,  circumstances
and events  (described in any paragraph of this Section 5.03 or otherwise),  has
had or is reasonably  likely to have a Material  Adverse  Effect with respect to
FFSW.

                        (v) No agreement pursuant to which any  loans  or  other
assets have been or shall be sold by FFSW or its Subsidiaries entitled the buyer
of  such  loans  or  other  assets,   unless  there  is  material  breach  of  a
representation  or  covenant by FFSW or its  Subsidiaries,  to cause FFSW or its
Subsidiaries  to repurchase  such loan or other asset or the buyer to pursue any
other form of recourse against FFSW or its Subsidiaries.  Section  5.03(g)(v) of
FFSW's  Disclosure  Schedule sets forth all cash, stock or other dividend or any
other  distribution  with  respect  to the  capital  stock of FFSW or any of its
Subsidiaries  that has been declared,  set aside or paid for the past two years,
as well as all  shares  of  capital  stock of FFSW  that  have  been  purchased,
redeemed or otherwise  acquired,  directly or indirectly,  by FFSW or any of its
Subsidiaries for the past two years.

                        (vi)   The   records,   systems,   controls,   data  and
information of FFSW and its  Subsidiaries are recorded,  stored,  maintained and
operated  under means  (including  any  electronic,  mechanical or  photographic
process, whether computerized or not) that are under the exclusive ownership and
direct control of FFSW or its  Subsidiaries or accountants  (including all means
of access thereto and  therefrom),  except for any  non-exclusive  ownership and
non-direct  control  that would not  reasonably  be  expected to have a material
adverse effect on the system of internal  accounting controls described below in
this Section  5.03(g)(vi).  FFSW (i) has  implemented  and maintains  disclosure
controls and  procedures  (as defined in Rule  13a-15(e) of the Exchange Act) to
ensure that material  information  relating to FFSW,  including its consolidated
Subsidiaries,  is made  known  to the  chief  executive  officer  and the  chief
financial  officer  of FFSW  by  others  within  those  entities  and  (ii)  has
disclosed,  based on its most recent  evaluation  prior to the date  hereof,  to

                                       20

FFSW's  outside  auditors  and the  audit  committee  of the FFSW  Board (x) any
significant  deficiencies and material  weaknesses in the design or operation of
internal controls over financial  reporting (as defined in Rule 13a-15(f) of the
Exchange Act) which are reasonably  likely to adversely affect FFSW's ability to
record,  process,  summarize and report financial information and (y) any fraud,
whether or not material,  that involves management or other employees who have a
significant  role in FFSW's internal  controls over financial  reporting.  These
disclosures  were made in writing by  management  to FFSW's  auditors  and audit
committee and a copy has previously  been made available to Washington  Federal.
The Chief Executive Officer and the Chief Financial Officer of FFSW have signed,
and FFSW has furnished to the SEC, all certifications required by Rule 13a-14 or
15d-14 under the Exchange Act or 18 U.S.C. ss. 1350; such certifications contain
no  qualifications  or exceptions to the matters  certified therein and have not
been  modified  or  withdrawn;  and  neither  FFSW nor any of its  officers  has
received notice from any Governmental Authorities questioning or challenging the
accuracy,  completeness,  form  or  manner  of  filing  or  submission  of  such
certifications.

                        (vii) Since the enactment of the Sarbanes-Oxley Act, (i)
neither FFSW nor any of its  Subsidiaries  nor, to the  knowledge  of FFSW,  any
director,  officer, employee,  auditor,  accountant or representative of FFSW or
any of its Subsidiaries,  has received or otherwise had or obtained knowledge of
any material complaint, allegation, assertion or claim, whether written or oral,
regarding the accounting or auditing  practices,  procedures,  methodologies  or
methods  of  FFSW  or any of  its  Subsidiaries  or  their  respective  internal
accounting controls, including any material complaint,  allegation, assertion or
claim  that  FFSW  or  any of  its  Subsidiaries  has  engaged  in  questionable
accounting or auditing practices,  and (ii) no attorney representing FFSW or any
of its Subsidiaries, whether or not employed by FFSW or any of its Subsidiaries,
has reported  evidence of a material  violation of  securities  laws,  breach of
fiduciary duty or similar  violation by FFSW or any of its Subsidiaries or their
respective  officers,  directors,  employees  or agents to the FFSW Board or any
committee  thereof or, to the  knowledge of FFSW,  to any director or officer of
FFSW.

             (h) Legal Proceedings.   Except   as   Previously   Disclosed,   no
                 -----------------
litigation,   arbitration,  claim  or  other  proceeding  before  any  court  or
governmental  agency is pending against FFSW or any of its Subsidiaries  and, to
FFSW's knowledge, no such litigation, arbitration, claim or other proceeding has
been threatened and there are no facts which could  reasonably give rise to such
litigation,  arbitration, claim or other proceeding. Neither FFSW nor any of its
Subsidiaries nor any of their respective  properties is a party to or subject to
any order, judgment,  decree or regulatory restriction that,  individually or in
the  aggregate,  has had or could  reasonably  be  expected  to have a  Material
Adverse Effect with respect to FFSW.

             (i) Regulatory Matters.
                 ------------------

                        (i) Neither FFSW nor any of its Subsidiaries nor any of
their  respective  properties is a party to or is subject to any order,  decree,
directive,  agreement,  memorandum of understanding or similar arrangement with,
or a commitment  letter or similar  submission to, or extraordinary  supervisory
letter  from,  nor has FFSW or any of its  Subsidiaries  adopted  any  policies,
procedures  or  board   resolutions   at  the  request  or  suggestion  of,  any
Governmental Authority. FFSW and its Subsidiaries have paid all assessments made
or imposed by any Governmental Authority.

                        (ii) Except  as  Previously  Disclosed, neither FFSW nor
any of its  Subsidiaries  has been advised by, nor does it have any knowledge of

                                       21

facts which could give rise to an advisory notice by, any Governmental Authority
that such Governmental  Authority is contemplating  issuing or requesting (or is
considering  the  appropriateness  of issuing  or  requesting)  any such  order,
decree, directive,  agreement,  memorandum of understanding,  commitment letter,
supervisory  letter or similar submission or any request for the adoption of any
policy, procedure or board resolution.

                        (iii)   (A)   Except   as   Previously   Disclosed,   no
Governmental Authority has initiated since September 30, 2001 or has pending any
proceeding,  enforcement  action or, to the knowledge of FFSW,  investigation or
inquiry into the business,  operations,  policies,  practices or  disclosures of
FFSW or any of its Subsidiaries (other than normal  examinations  conducted by a
Governmental  Authority in the  ordinary  course of the business of FFSW and its
Subsidiaries),  or, to the knowledge of FFSW,  threatened  any of the foregoing,
and (B) there is no unresolved violation, criticism, comment or exception by any
Governmental  Authority with respect to any report or statement  relating to any
examinations or inspections of FFSW or any of its Subsidiaries.

                        (iv) The most recent regulatory rating given  to FFB  as
to  compliance  with the Community  Reinvestment  Act is  "outstanding."  To the
knowledge of FFSW, since the last regulatory  examination of FFB with respect to
Community Reinvestment Act compliance, FFB has not received any complaints as to
Community Reinvestment Act compliance.

             (j) Compliance With Laws. Each of FFSW and its Subsidiaries:
                 --------------------

                        (i) except as Previously Disclosed, is and at  all times
since  September 30, 2002 has been in material  compliance  with all  applicable
federal,   state,  local  and  foreign  statutes,   laws,  codes,   regulations,
ordinances,  rules, judgments,  injunctions,  orders, decrees or policies and/or
guidelines of any Governmental  Authority applicable thereto or to the employees
conducting such businesses,  including, without limitation, Sections 23A and 23B
of the  Federal  Reserve Act and OTS  regulations  pursuant  thereto,  the Equal
Credit  Opportunity Act, the Fair Housing Act, the Community  Reinvestment  Act,
the Home Mortgage Disclosure Act, the Bank Secrecy Act, the USA PATRIOT Act, all
other  applicable  fair lending laws and other laws  relating to  discriminatory
business  practices and Environmental  Laws and all posted and internal policies
of FFSW and its Subsidiaries relating to customer data, privacy and security;

                        (ii) has and at all times since  September 30, 2002  has
had all permits, licenses, franchises,  authorizations, orders and approvals of,
and has made all filings,  applications and registrations with, all Governmental
Authorities (and has paid all fees and assessments due and payable in connection
therewith)  that  are  required  in  order  to  permit  it to own or  lease  its
properties and to conduct its business as presently conducted; all such permits,
licenses,  franchises,  certificates  of authority,  orders and approvals are in
full force and effect and, to FFSW's knowledge, no suspension or cancellation of
any of them is threatened; and

                        (iii)  except  as  Previously  Disclosed,  has received,
since September 30, 2001, no notification or communication from any Governmental
Authority  (A)  asserting  that  FFSW  or  any  of  its  Subsidiaries  is not in
compliance  with any of the  statutes,  regulations  or  ordinances  which  such

                                       22

Governmental  Authority  enforces  or (B)  threatening  to revoke  any  license,
franchise,  permit or governmental  authorization (nor, to FFSW's knowledge,  do
any grounds for any of the foregoing exist).

             (k) Material Contracts; Defaults.
                 ----------------------------

                        (i) Except for documents  listed as  exhibits to  FFSW's
Securities  Documents,  neither FFSW nor any of its  Subsidiaries is a party to,
bound by or subject  to any  agreement,  contract,  arrangement,  commitment  or
understanding  (whether  written or oral) (A) with respect to the  employment of
any of its  directors,  officers,  employees  or  consultants,  (B) which  would
entitle any present or former  director,  officer,  employee or agent of FFSW or
any of its Subsidiaries to indemnification from FFSW or any of its Subsidiaries,
(C) which is a material  contract (as defined in Item  601(b)(10)  of Regulation
S-K of the SEC), (D) which is an agreement (including data processing,  software
programming,  consulting  and licensing  contracts) not terminable on 60 days or
less notice and  involving  the payment or value of more than $20,000 per annum,
(E)  which  is with or to a labor  union  or  guild  (including  any  collective
bargaining  agreement),  (F) which  relates to the  incurrence  of  indebtedness
(other than deposit liabilities,  advances and loans from the FHLB, and sales of
securities  subject  to  repurchase,  in each  case in the  ordinary  course  of
business),  (G) which grants any person a right of first refusal, right of first
offer or similar right with respect to any material properties,  rights,  assets
or businesses of FFSW or its  Subsidiaries,  (H) which  involves the purchase or
sale of assets  with a purchase  price of $100,000 or more in any single case or
$250,000  in all such  cases,  other  than  purchases  and  sales of  investment
securities  and loans in the ordinary  course of business  consistent  with past
practice,  (I) which is a  consulting  agreement,  license or  service  contract
(including data  processing,  software  programming and licensing  contracts and
outsourcing  contracts)  which  involve the payment of $20,000 or more in annual
fees  (other  than any such  agreement,  license or  contract  listed in Section
5.03(k)(i)(I) of FFSW's Disclosure Schedule), (J) which provides for the payment
by FFSW or its  Subsidiaries  of payments upon a change of control thereof other
than as set forth in Section  5.03(k)(i)(J) of FFSW's Disclosure  Schedule,  (K)
which is a lease for any real or material  personal  property owned or presently
used by FFSW or any of its  Subsidiaries,  (L) which  materially  restricts  the
conduct  of any  business  by FFSW or by any of its  Subsidiaries  or limits the
freedom of FFSW or any of its  Subsidiaries to engage in any line of business in
any  geographic  area (or would so restrict the Surviving  Corporation or any of
its  affiliates  after  consummation  of  the  Transaction)  or  which  requires
exclusive  referrals of business or requires FFSW or any of its  Subsidiaries to
offer  specified  products or services to their  customers  or  depositors  on a
priority or  exclusive  basis,  or (M) which is with  respect  to, or  otherwise
commits  FFSW  or  any  of  its   Subsidiaries  to  do,  any  of  the  foregoing
(collectively,  "Material  Contracts").  FFSW has Previously  Disclosed and made
available to  Washington  Federal true and correct  copies of each such Material
Contract.

                        (ii) Each Material Contract is valid and binding on FFSW
and its  Subsidiaries  and is in full  force and effect  (other  than due to the
ordinary expiration thereof) and, to the knowledge of FFSW, is valid and binding
on the other parties thereto.  Neither FFSW or any of its  Subsidiaries  nor, to
the knowledge of FFSW, any other parties  thereto,  is in material default under
any contract,  agreement,  commitment,  arrangement,  lease, insurance policy or

                                       23

other  instrument  to which it is a party,  by which its  assets,  business,  or
operations may be bound or affected, or under which it or its respective assets,
business, or operations receives benefits,  and there has not occurred any event
that, with the lapse of time or the giving of notice or both,  would  constitute
such a default.  Except as provided in this  Agreement,  no power of attorney or
similar  authorization  given  directly  or  indirectly  by  FFSW  or any of its
Subsidiaries is currently outstanding.

                        (iii) Section 5.03(k)(iii) of FFSW's Disclosure Schedule
sets forth a schedule of all officers and directors of FFSW and its Subsidiaries
who have outstanding loans from FFSW or any of its  Subsidiaries,  and there has
been no default on, or  forgiveness  or waiver of, in whole or in part, any such
loan during the two years immediately preceding the date hereof.

             (l) No Brokers. No action has been  taken by  FFSW  or  any of  its
                 ----------
Subsidiaries  that would give rise to any valid claim  against any party  hereto
for a brokerage  commission,  finder's fee or other like payment with respect to
the  Transaction,  excluding  a  Previously  Disclosed  fee to be paid to Baxter
Fentriss and Company.  Copies of all agreements with Baxter Fentriss and Company
have been previously furnished to Washington Federal.

             (m) Employee Benefit Plans.
                 ----------------------

                        (i)  All  benefit  and  compensation  plans,  contracts,
policies or arrangements  covering  current or former  employees of FFSW and its
Subsidiaries  (the  "Employees")  and current or former directors or independent
contractors  of FFSW  and  its  Subsidiaries  including,  but  not  limited  to,
"employee  benefit  plans"  within the  meaning of  Section  3(3) of ERISA,  and
severance, employment, change in control, fringe benefit, deferred compensation,
stock option, stock purchase,  stock appreciation rights, stock based, incentive
and bonus  plans,  agreements,  programs,  policies or other  arrangements  (the
"Benefit Plans"), have been Previously Disclosed to Washington Federal. True and
complete  copies of (A) all  Benefit  Plans  including,  but not limited to, any
trust  instruments and insurance  contracts  forming a part of any Benefit Plans
and all  amendments  thereto;  (B) the most recent  annual  report  (Form 5500),
together  with all  schedules,  as  required,  filed with the  Internal  Revenue
Service  ("IRS") or  Department  of Labor (the "DOL"),  as  applicable,  and any
financial  statements and opinions  required by Section  103(e)(3) of ERISA with
respect to each  Benefit  Plan;  (C) for each  Benefit Plan which is a "top-hat"
plan, a copy of filings with the DOL; (D) the most recent  determination  letter
issued by the IRS for each Benefit Plan that is intended to be "qualified" under
Section 401(a) of the Code; (E) the most recent summary plan description and any
summary of material  modifications,  as required, for each Benefit Plan; (F) the
most recent actuarial report, if any relating to each Benefit Plan; (G) the most
recent  actuarial  valuation,  study or estimate of any retiree medical and life
insurance  benefits plan or supplemental  retirement  benefits plan; and (H) the
most recent  summary  annual  report for each Benefit  Plan  required to provide
summary  annual  reports by Section  104 of ERISA,  have been  provided  or made
available to Washington Federal.

                        (ii)   Each   Benefit   Plan  has been  established  and
administered to date in all material  respects in accordance with the applicable
provisions  of  ERISA,  the Code and  applicable  law and  with  the  terms  and
provisions  of all  documents,  contracts or  agreements  pursuant to which such
Benefit Plan is  maintained.  Each  Benefit  Plan which is an "employee  pension

                                       24

benefit plan" within the meaning of Section 3(2) of ERISA (a "Pension Plan") and
which is intended to be qualified under Section 401(a) of the Code, has received
a  favorable  determination  letter  from the IRS,  and FFSW is not aware of any
circumstances likely to result in revocation of any such favorable determination
letter or the loss of the  qualification  of such  Pension  Plan  under  Section
401(a) of the Code.  Neither FFSW nor any of its  Subsidiaries  has received any
correspondence  or  written  or  verbal  notice  from the IRS,  DOL,  any  other
governmental  agency,  any  participant in or beneficiary of, a Benefit Plan, or
any agent  representing  any of the  foregoing  that  brings into  question  the
qualification  of any such  Benefit  Plan.  There is no material  pending or, to
FFSW's knowledge,  threatened  litigation relating to the Benefit Plans. Neither
FFSW nor any of its  Subsidiaries  has engaged in a transaction  with respect to
any  Benefit  Plan  or  Pension  Plan  that  could  subject  FFSW  or any of its
Subsidiaries  to a tax or penalty  imposed by either Section 4975 of the Code or
Section  502(i)  of ERISA in an amount  which  would be  material.  There are no
matters pending before the IRS, DOL or other governmental agency with respect to
any Benefit  Plan.  No Benefit Plan or related  trust has been the subject of an
audit, investigation or examination by a Governmental Authority.

                        (iii) No liability under Title IV of  ERISA has  been or
is expected to be incurred by FFSW or any of its  Subsidiaries  with  respect to
any ongoing, frozen or terminated  "single-employer plan," within the meaning of
Section 4001(a)(15) of ERISA, currently or formerly maintained by any of them or
the  single-employer  plan of any entity which is  considered  one employer with
FFSW  under  Section  4001 of  ERISA  or  Section  414 of the  Code  (an  "ERISA
Affiliate").  Neither FFSW nor any of its Subsidiaries has incurred, and neither
expects to incur, any withdrawal  liability with respect to a multiemployer plan
(as defined in  4001(a)(3) of ERISA) under of Title IV of ERISA  (regardless  of
whether  based  on  contributions  of  an  ERISA  Affiliate).  No  notice  of  a
"reportable  event,"  within the meaning of Section  4043 of ERISA for which the
30-day reporting  requirement has not been waived, has been required to be filed
for any Pension  Plan or by any ERISA  Affiliate or will be required to be filed
in connection  with the  Transaction.  There has been no  termination or partial
termination,  as  defined  in  Section  411(d)  of the Code and the  regulations
thereunder, of any Pension Plan.

                        (iv)  All  contributions  required  to be made under the
terms of any Benefit  Plan have been timely made or have been  reflected  on the
financial  statements of FFSW included in FFSW's Securities  Documents.  Neither
any  Pension  Plan nor any  single-employer  plan of an ERISA  Affiliate  has an
"accumulated  funding deficiency"  (whether or not waived) within the meaning of
Section  412 of the Code or Section 302 of ERISA and no ERISA  Affiliate  has an
outstanding funding waiver. Except as Previously Disclosed, neither FFSW nor any
of its  Subsidiaries  has provided,  or is required to provide,  security to any
Pension Plan or to any  single-employer  plan of an ERISA Affiliate  pursuant to
Section 401(a)(29) of the Code.

                        (v) Neither  FFSW  nor  any of its  Subsidiaries has any
obligations  for retiree health and life benefits under any Benefit Plan,  other
than  coverage as may be required  under  Section 4980B of the Code or Part 6 of
Title I of ERISA, or under the  continuation of coverage  provisions of the laws
of any state or locality. FFSW or any of its Subsidiaries may amend or terminate
any such Benefit Plan in  accordance  with and to the extent  permitted by their
terms  at any time  without  incurring  any  liability  thereunder.  No event or
condition  exists with  respect to a Benefit  Plan that could  subject FFSW to a
material tax under Section 4980B of the Code.

                                       25

                        (vi)  None  of  the  execution  of    this    Agreement,
shareholder  approval of this  Agreement  or  consummation  of the  Transaction,
either  along  or in  connection  with  a  subsequent  event,  will,  except  as
Previously  Disclosed,  (A)  entitle  any  Employees  or any  current  or former
director  or  independent  contractor  of  FFSW  or any of its  Subsidiaries  to
severance  pay  or any  increase  in  severance  pay  upon  any  termination  of
employment after the date hereof,  (B) accelerate the time of payment or vesting
or trigger  any payment or funding  (through a grantor  trust or  otherwise)  of
compensation or benefits under, increase the amount payable or trigger any other
material  obligation  pursuant to, any of the Benefit  Plans,  (C) result in any
breach or  violation  of, or a default  under,  any of the Benefit  Plans or (D)
result in any payment  that would be a  "parachute  payment" to a  "disqualified
individual"  as those  terms are  defined in Section  280G of the Code,  without
regard to whether such payment is reasonable  compensation for personal services
performed or to be performed in the future.

                        (vii) All required reports  and descriptions  (including
but not limited to Form 5500  annual  reports and  required  attachments,  Forms
1099-R, summary annual reports, Forms PBGC-1 and summary plan descriptions) have
been filed or distributed  appropriately  with respect to each Benefit Plan. All
required tax filings  with respect to each Benefit Plan have been made,  and any
taxes due in connection with such filings have been paid.

                        (viii)  Section  5.03(m)(viii)  of the  FFSW  Disclosure
Schedule sets forth the  following:  (A) the maximum  amount of all payments and
benefits  to which each  individual  set forth on such  schedule  is entitled to
receive,  pursuant to all  employment,  salary  continuation,  bonus,  change in
control, and all other agreements, plans and arrangements,  in connection with a
termination of employment  before or following,  or otherwise in connection with
or contingent upon, the  transactions  contemplated  under this Agreement,  such
amounts  to be  adjusted  to take into  account  only  those  changes  expressly
identified in Section  5.03(m)(viii) of the FFSW Disclosure  Schedule (each such
total  amount in  respect  of each  such  individual,  the  "Change  in  Control
Benefit"),  other  than the  payment  any such  individual  shall  otherwise  be
entitled  to receive as a gross-up  payment in respect of any excise tax imposed
on the individual pursuant to Section 4999 of the Code as calculated pursuant to
the applicable  agreement  (each such payment,  a "Gross-Up  Payment");  (B) the
amount of any  Gross-Up  Payment  payable to each such  individual;  and (C) the
maximum  aggregate  amount  of all  Change  in  Control  Benefits  and  Gross-Up
Payments.

                        (ix)   No  Benefit  Plan  is  or  has  been  funded  by,
associated with, or related to a "voluntary employee's beneficiary  association"
within the meaning of Section  501(c)(9) of the Code, a "welfare  benefit  fund"
within the  meaning of Section  419 of the Code,  a  "qualified  asset  account"
within the meaning of Section 419A of the Code or a "multiple  employer  welfare
arrangement" within the meaning of Section 3(40) of ERISA.

                        (x) Each Benefit Plan which is a "nonqualified  deferred
compensation  plan"  (within the  meaning of Section  409A of the Code) has been
operated in compliance  with Section 409A of the Code and the guidance issued by
the IRS with respect to such plans.

             (n) Labor Matters.  Neither  FFSW  nor any of its Subsidiaries is a
                 -------------
party to or is bound by any collective bargaining  agreement,  contract or other

                                       26

agreement or understanding with a labor union or labor organization, nor is FFSW
or any of its  Subsidiaries  the subject of a proceeding  asserting  that it has
committed an unfair  labor  practice  (within the meaning of the National  Labor
Relations Act) or seeking to compel FFSW or any of its  Subsidiaries  to bargain
with any labor  organization  as to wages or  conditions of  employment,  nor is
there any strike or other labor dispute  involving it or any of its Subsidiaries
pending  or,  to  FFSW's  knowledge,  threatened,  nor  is  FFSW  or  any of its
Subsidiaries  aware of any activity involving its employees seeking to certify a
collective bargaining unit or engaging in other organizational activity. Each of
FFSW and its  Subsidiaries  has paid in full all wages,  salaries,  commissions,
bonuses,  benefits  and other  compensation  currently  due to its  employees or
otherwise  arising on a current  basis  under any policy,  practice,  agreement,
plan, program, statute or other law.

             (o) Environmental Matters. Except as  Previously  Disclosed,  there
                 ---------------------
are no legal,  administrative,  arbitral or other proceedings,  claims, actions,
causes of action, private environmental  investigations,  remediation activities
or  governmental  investigations  of any  nature  seeking  to  impose,  or  that
reasonably could be expected to result in the imposition,  on FFSW or any of its
Subsidiaries of any liability or obligation arising under any Environmental Laws
pending or, to the  knowledge  of FFSW,  threatened  against  FFSW or any of its
Subsidiaries,  which liability or obligation  could have or could  reasonably be
expected to have, individually or in the aggregate, a Material Adverse Effect on
FFSW or its Subsidiaries taken as a whole. To the knowledge of FFSW, there is no
reasonable  basis  for  any  such  proceeding,   claim,  action,   environmental
remediation or investigation  that could impose any liability or obligation that
could have or could  reasonably  be  expected  to have,  individually  or in the
aggregate,  a Material  Adverse  Effect on FFSW or its  Subsidiaries  taken as a
whole. FFSW and its Subsidiaries are in compliance in all material respects with
applicable  Environmental Laws. To FFSW's knowledge, no real property (including
buildings or other  structures)  currently or formerly owned or operated by FFSW
or  any  of its  Subsidiaries,  or any  property  in  which  FFSW  or any of its
Subsidiaries  has held a security  interest,  Lien or a fiduciary or  management
role ("FFSW Loan Property"),  has been contaminated with, or has had any release
of, any Hazardous  Substance that has resulted,  or would reasonably be expected
to result,  in a Material Adverse Effect with respect to FFSW.  Neither FFSW nor
any of its  Subsidiaries  could be deemed the owner or  operator  of, nor has it
participated in the management  regarding Hazardous Substances of, any FFSW Loan
Property  which has been  contaminated  with,  or has had any  release  of,  any
Hazardous  Substance  that has  resulted,  or would  reasonably  be  expected to
result, in a Material Adverse Effect with respect to FFSW.  Neither FFSW nor any
of its  Subsidiaries has any liability for any Hazardous  Substance  disposal or
contamination  on  any  third  party  property.  Neither  FFSW  nor  any  of its
Subsidiaries nor, to FFSW's knowledge, any Person whose liability FFSW or any of
its Subsidiaries  has assumed whether  contractually or by operation of law, has
received any notice,  demand letter,  claim or request for information  alleging
any material  violation of, or material  liability under, any Environmental Law.
Neither  FFSW nor any of its  Subsidiaries  is  subject  to any  order,  decree,
injunction or other agreement with any Governmental Authority or any third party
relating  to  any  Environmental   Law.  To  FFSW's  knowledge,   there  are  no
circumstances  or conditions  (including  the presence of asbestos,  underground
storage tanks, lead products,  polychlorinated  biphenyls,  prior  manufacturing
operations,  dry-cleaning,  or automotive services) involving FFSW or any of its
Subsidiaries,  any currently or formerly  owned or operated  property,  any FFSW
Loan Property,  or, to FFSW's knowledge,  any Person whose liability FFSW or any
of  its   Subsidiaries  has  assumed whether  contractually or  by  operation of


                                       27

law,that  could  reasonably  be  expected  to  result  in any  material  claims,
liability or investigations  against FFSW or any of its Subsidiaries,  result in
any material  restrictions  on the  ownership,  use, or transfer of any property
pursuant to any  Environmental  Law, or  adversely  affect the value of any FFSW
Loan Property.  FFSW has  Previously  Disclosed and made available to Washington
Federal  copies  of  all  environmental  reports  or  studies,   sampling  data,
correspondence  and filings in its  possession  or  reasonably  available  to it
relating to FFSW,  its  Subsidiaries  and any  currently  or  formerly  owned or
operated property.

             As used herein, the term  "Environmental Laws"  means any  federal,
state, local or foreign law, statute, code, ordinance,  injunction,  regulation,
order,  decree,  permit,  authorization,   opinion  or  agency  or  Governmental
Authority  requirement  relating to: (A) the  protection or  restoration  of the
environment,  health,  safety,  or natural  resources,  (B) the  handling,  use,
presence,  disposal, release or threatened release of any Hazardous Substance or
(C) wetlands,  indoor air,  pollution,  contamination or any injury or threat of
injury to persons or property in connection  with any Hazardous  Substance;  and
the  term  "Hazardous  Substance"  means  any  substance  that is:  (A)  listed,
classified or regulated  pursuant to any  Environmental  Law, (B) any petroleum,
petroleum product or by-product,  asbestos-containing material,  lead-containing
paint or plumbing,  polychlorinated  biphenyls,  radioactive materials, radon or
urea-formaldehyde  insulation or (C) any other substance which is the subject of
regulatory  action  by  any  Governmental   Authority  in  connection  with  any
Environmental Law.

             (p) Tax Matters.
                 -----------

                        (i) (A) All Tax Returns that are  required to  be  filed
on or before the  Effective  Date (taking into  account any  extensions  of time
within  which to file which  have not  expired)  by or with  respect to the FFSW
Group, including FFSW and its Subsidiaries, have been or will be timely filed on
or before the Effective  Date,  (B) all such Tax Returns are or will be true and
complete  in all  material  respects,  (C) all Taxes  shown to be due on the Tax
Returns  referred  to in clause (A) have been or will be timely paid in full and
all other  Taxes that are  imposed on any member of the FFSW Group and that have
due  dates on or before  the  Effective  Date have or will be paid,  (D) the Tax
Returns  referred to in clause (A) are not currently under  examination and have
not been examined by the IRS or the  appropriate  Tax authority,  the FFSW Group
has not extended or waived the statute of  limitations  for any such Tax Returns
and the period for  assessment of the Taxes in respect of which such Tax Returns
were  required  to be  filed  has  expired,  (E) all  deficiencies  asserted  or
assessments  made as a result of examinations  conducted by any taxing authority
have been paid in full,  (F) no issues that have been raised by the  appropriate
taxing authority in writing in connection with the examination of any of the Tax
Returns referred to in clause (A) are currently pending and (G) no member of the
FFSW Group has extended or waived any statutes of limitation with respect to any
Taxes of FFSW.  There are no material Liens for Taxes upon the assets of FFSW or
its  Subsidiaries,  other than with  respect to Taxes not yet due and payable or
that are being contested in good faith by appropriate  proceedings and for which
reserves  adequate in accordance with GAAP have been provided.  No written claim
has ever been made by any Governmental Authority in a jurisdiction where neither
FFSW nor any of its Subsidiaries  files Tax Returns that it is or may be subject
to taxation by that jurisdiction.

                                       28

                        (ii) FFSW has made available to Washington  Federal true
and correct copies of the United States federal income Tax Returns filed by FFSW
for each of the three most recent  fiscal years for which such returns have been
filed.

                        (iii) Neither FFSW nor any of its Subsidiaries  has  any
liability with respect to income,  franchise or similar Taxes that accrued on or
before the end of the most recent period covered by FFSW's Securities  Documents
filed prior to the date hereof in excess of the amounts  accrued or subject to a
reserve with  respect  thereto that are  reflected in the  financial  statements
included in FFSW's Securities Documents filed on or prior to the date hereof.

                        (iv) Neither FFSW nor any of its Subsidiaries is a party
to any Tax allocation,  Tax indemnity or Tax sharing agreement, is or has been a
member of an  affiliated  group  filing  consolidated  unitary or  combined  Tax
Returns  (other  than a group the common  parent of which is or was FFSW) or, to
the  knowledge of FFSW,  has any liability for Taxes of any Person (other than a
member of the FFSW Group) arising from the  application  of Treasury  Regulation
section 1.1502-6 or any analogous  provision of state,  local or foreign law, or
otherwise  has any liability for the Taxes of any Person (other than a member of
the FFSW Group) as a transferee or successor, by contract, or otherwise.

                        (v)  No  closing  agreements,  private  letter  rulings,
technical  advice  memoranda or similar  agreements or rulings have been entered
into or issued by any taxing authority with respect to FFSW and its Subsidiaries
and no such agreement or ruling has been applied for and is currently pending.

                        (vi) Except  as  set  forth  in  Section  5.03(p)(vi) of
FFSW's Disclosure Schedule,  neither FFSW nor any of its Subsidiaries  maintains
any compensation or benefits plans,  programs or arrangements the payments under
which  would not  reasonably  be expected  to be  deductible  as a result of the
limitations  under Section  162(m),  280G or 424 of the Code and the regulations
issued thereunder (or any similar provision of state or local laws).

                        (vii) (A) No Tax is required to be withheld pursuant to
Section 1445 of the Code as a result of the  Transaction  and (B) all Taxes that
FFSW or any of its  Subsidiaries is or was required by law to withhold,  collect
or deposit have been duly  withheld,  collected or deposited  and, to the extent
required by applicable law, have been paid to the proper Governmental  Authority
or other Person.

                        (viii) None of FFSW or any of its Subsidiaries has  been
either  a  "distributing   corporation"  or  a  "controlled  corporation"  in  a
distribution  occurring  during the last five years in which the parties to such
distribution treated the distribution as one to which Section 355 of the Code is
applicable.

                        (ix) None of FFSW or any of  its  Subsidiaries  will  be
required  to include  amounts in income,  or exclude  items of  deduction,  in a
taxable period beginning after the Effective Date as a result of (i) a change in
method of accounting  occurring prior to the Effective Date, (ii) an installment
sale or open transaction arising in a taxable period (or portion thereof) ending

                                       29

on or before the Effective Date, (iii) a prepaid amount received, or paid, prior
to  the  Effective  Date  or  (iv)  deferred   intercompany   gains  or  losses,
intercompany items, or similar items arising prior to the Effective Date.

                        (x) None of FFSW or any of  its Subsidiaries has engaged
in any  transaction  that could give rise to (i) a registration  obligation with
respect  to any  Person  under  Section  6111  of the  Code  or the  regulations
thereunder,  (ii) a list maintenance obligation with respect to any Person under
Section 6112 of the Code or the  regulations  thereunder,  or (iii) a disclosure
obligation as a "reportable  transaction" under Section 6011 of the Code and the
regulations thereunder.

                        (xi) None  of FFSW or any of its Subsidiaries has or has
had a  permanent  establishment  in  any  foreign  country,  as  defined  in any
applicable  Tax treaty or convention  between the United States and such foreign
country,  and none of FFSW or any of its  Subsidiaries has engaged in a trade or
business within, or derived any income from, any foreign country.

             (q) Risk Management Instruments.
                 ---------------------------

                        (i) Neither FFSW nor any of its Subsidiaries is a party
or has agreed to enter into a Derivatives  Contract,  whether for the account of
FFSW or any of its Subsidiaries.

                        (ii) "Derivatives Contract" means any swap  transaction,
option, warrant, forward purchase or sale transaction,  futures transaction, cap
transaction,  floor  transaction or collar  transaction  relating to one or more
currencies,  commodities,  bonds,  equity  securities,  loans,  interest  rates,
credit-related  events  or  conditions  or any  indexes,  or any  other  similar
transaction   or   combination   of  any  of   these   transactions,   including
collateralized  mortgage obligations or other similar instruments or any debt or
equity instruments  evidencing or embedding any such types of transactions,  and
any related credit support,  collateral or other similar arrangements related to
such  transactions;  provided  that,  for  the  avoidance  of  doubt,  the  term
"Derivatives Contract" shall not include any FFSW Options.

             (r) Loans; Nonperforming and Classified Assets.
                 ------------------------------------------

                        (i) Each Loan on the books and records  of FFSW  and its
Subsidiaries  was  made  and has  been  serviced  in all  material  respects  in
accordance  with their  customary  lending  standards in the ordinary  course of
business,  is evidenced in all material  respects by appropriate  and sufficient
documentation  and, to the knowledge of FFSW,  constitutes the legal,  valid and
binding  obligation  of  the  obligor  named  therein,  subject  to  bankruptcy,
insolvency, reorganization,  moratorium, fraudulent transfer and similar laws of
general  applicability  relating to or affecting creditor's rights or by general
equity principles.

                        (ii)  FFSW has  Previously Disclosed as to FFSW and each
FFSW  Subsidiary  as of the  latest  practicable  date prior to the date of this
Agreement: (A) any written or, to FFSW's knowledge, oral Loan under the terms of
which the  obligor is 60 or more days  delinquent  in payment  of  principal  or
interest,  or to FFSW's  knowledge,  in default of any other material  provision
thereof;  (B) each Loan which has been classified as "substandard,"  "doubtful,"

                                       30

"loss"  or  "special  mention"  (or words of  similar  import)  by FFSW,  a FFSW
Subsidiary or an applicable  regulatory  authority (it being  understood that no
representation   is  being  made  that  the  OTS  would   agree  with  the  loan
classifications  established  by FFSW or any of the  FFSW  Subsidiaries);  (C) a
listing of the REO acquired by foreclosure or by deed-in-lieu thereof, including
the book value thereof;  and (D) each Loan with any director,  executive officer
or five percent or greater  shareholder of FFSW or a FFSW Subsidiary,  or to the
knowledge of FFSW, any Person controlling, controlled by or under common control
with any of the foregoing.

             (s) Properties. Except as set forth in Section  5.03(s)  of  FFSW's
                 ----------
Disclosure  Schedule,  all  real  and  personal  property  owned  by  FFSW  or a
Subsidiary of FFSW or presently used by any of them in their respective business
is in good  condition  (ordinary  wear and tear  excepted)  and is sufficient to
carry on its business in the  ordinary  course of business  consistent  with its
past practices.  FFSW has good and marketable  title free and clear of all Liens
to all of the material  properties and assets,  real and personal,  reflected on
the consolidated  statement of financial  condition of FFSW as of June 30, 2006,
included in FFSW's Securities  Documents or acquired after such date, other than
properties sold by FFSW in the ordinary course of business, except (i) Liens for
current taxes and assessments not yet due or payable for which adequate reserves
have been established,  (ii) pledges to secure deposits incurred in the ordinary
course of its  banking  business  consistent  with  past  practice,  (iii)  such
imperfections of title, easements and encumbrances,  if any, as are not material
in  character,  amount  or  extent  and (iv) as  reflected  on the  consolidated
statement of financial  condition of FFSW as of June 30, 2006 included in FFSW's
Securities  Documents  filed prior to the date of this  Agreement.  All real and
personal  property which is material to FFSW's business on a consolidated  basis
and leased or  licensed  by FFSW or a  Subsidiary  of FFSW is held  pursuant  to
leases or licenses  which are valid and  enforceable  in  accordance  with their
respective  terms  and such  leases  will not  terminate  or lapse  prior to the
Effective Time.

             (t) Intellectual Property. FFSW and each Subsidiary of FFSW owns or
                 ---------------------
possesses valid and binding  licenses and other rights to use without payment of
any material  amount all material  patents,  copyrights,  trade  secrets,  trade
names, service marks,  trademarks and other intellectual property rights used in
its  businesses,  free and clear of any material  Liens,  all of which have been
Previously  Disclosed by FFSW, and none of FFSW or any of its  Subsidiaries  has
received any notice of conflict or allegation of invalidity with respect thereto
or that asserts the intellectual  property rights of others. To the knowledge of
FFSW,  the operation of the business of FFSW and each of its  Subsidiaries  does
not infringe or violate the intellectual  property of any third party.  FFSW and
each  of its  Subsidiaries  have  performed  in all  material  respects  all the
obligations  required to be performed  by them and are not in default  under any
contract, agreement, arrangement or commitment relating to any of the foregoing.

             (u) Books  and  Records.  Since  September  30, 2001, the books and
                 -------------------
records of FFSW and its  Subsidiaries  have been fully,  properly and accurately
maintained  in  material   compliance  with  applicable   legal  and  accounting
requirements,  and such books and  records  accurately  reflect in all  material
respects all  dealings  and  transactions  in respect of the  business,  assets,
liabilities and affairs of FFSW and such Subsidiaries.

             (v) Insurance. FFSW has Previously Disclosed all  of  the  material
                 ---------
insurance  policies,  binders,  or bonds  currently  maintained  by FFSW and its

                                       31

Subsidiaries  ("Insurance Policies").  Except as Previously Disclosed,  FFSW and
its Subsidiaries  are insured with reputable  insurers against such risks and in
such amounts as the management of FFSW has  reasonably  determined to be prudent
in accordance with industry  practices;  all the Insurance  Policies are in full
force  and  effect;  FFSW  and  its  Subsidiaries  are not in  material  default
thereunder; and all claims thereunder have been filed in due and timely fashion.

             (w) Allowance For Loan Losses. FFSW's allowance for loan losses is,
                 -------------------------
and shall be as of the  Effective  Date,  in  compliance  with  FFSW's  existing
methodology  for  determining  the adequacy of its  allowance for loan losses as
well as the standards established by applicable Governmental Authorities and the
Financial Accounting Standards Board and is and shall be adequate under all such
standards.

             (x) Required Vote; Antitakeover Provisions.
                 -------------

                        (i) The affirmative vote of the holders of a majority of
the issued and  outstanding  shares of FFSW Common Stock is necessary to approve
this  Agreement  and  the  Merger  on  behalf  of  FFSW.  No  other  vote of the
stockholders  of FFSW is required by law, the FFSW Articles,  the FFSW Bylaws or
otherwise  to  approve  this  Agreement,  the  Agreement  and Plan of Merger and
Liquidation, the Bank Merger Agreement and the Merger.

                        (ii)  The  Board  of  Directors  of  FFSW  has taken all
necessary action so that no "control share acquisition,"  "business  combination
moratorium,"  "fair price" or other forms of antitakeover  statute or regulation
under the DGCL or any  applicable  provisions  of the takeover laws of any other
state (and any  comparable  provisions  of the FFSW  Articles and FFSW  Bylaws),
apply or will  apply to this  Agreement,  the  Agreement  and Plan of Merger and
Liquidation, the Bank Merger Agreement or the Transaction.

             (y) Fairness Opinion. The  FFSW Board  has received  the opinion of
                 ----------------
Baxter  Fentriss and Company to the effect that as of the date hereof the Merger
Consideration is fair to the holders of FFSW Common Stock from a financial point
of view.

             (z) Transactions in Securities.
                 --------------------------

                        (i) All  offers  and sales of FFSW  Common Stock by FFSW
were at all  relevant  times  exempt  from or  complied  with  the  registration
requirements of the Securities Act.

                        (ii) Neither FFSW,  none  of FFSW's Subsidiaries nor, to
FFSW's knowledge,  (a) any director or executive officer of FFSW, (b) any person
related to any such  director  or officer by blood,  marriage  or  adoption  and
residing  in the  same  household  and (c) any  person  who has  been  knowingly
provided material nonpublic information by any one or more of these persons, has
purchased or sold, or caused to be purchased or sold,  any shares of FFSW Common
Stock or other securities issued by FFSW (i) during any period when FFSW or such
person was in possession of material nonpublic  information or (ii) in violation
of any applicable  provision of the Exchange Act or the rules and regulations of
the SEC thereunder.

                                       32

             (aa) Registration Obligation.  Neither  FFSW  nor  any  of   FFSW's
                  -----------------------
Subsidiaries is under any obligation,  contingent or otherwise,  to register any
of their respective securities under the Securities Act.

             (bb) No Agreements on Directorships. Neither FFSW, any Subsidiary
                  ------------------------------
of FFSW nor any affiliate of FFSW has entered into any agreement which obligates
FFSW or FFB to elect any individual to serve on the FFSW Board, the FFB Board or
the board of  directors  of any  other  Subsidiary  of FFSW,  and as of the date
hereof,  there are no obligations or commitments on the part of FFSW, FFB or any
affiliate of FFSW to elect any  individual  to serve on the FFSW Board,  the FFB
Board or the board of directors of any other Subsidiary of FFSW.

             (cc) Disclosure.   The  representations and warranties contained in
                  ----------
this  Section  5.03,  when  considered  as a whole,  do not  contain  any untrue
statement  of a material  fact or omit to state any material  fact  necessary in
order to make the statements and information  contained in this Section 5.03 not
misleading.

     5.04  Representations  and  Warranties  of Washington  Federal.  Subject to
           --------------------------------------------------------
Sections  5.01,  Washington  Federal  hereby  represents and warrants to FFSW as
follows:

             (a) Organization, Standing and  Authority.  Washington  Federal  is
                 -------------------------------------
duly  organized and validly  existing under the laws of the State of Washington.
Washington  Federal is duly  licensed or qualified to do business and is in good
standing  in each  jurisdiction  where its  ownership  or leasing of property or
assets  or  the  conduct  of  its  business  requires  it to be so  licensed  or
qualified,  except where failure to be so licensed or qualified would not have a
Material Adverse Effect on Washington Federal.  Washington Federal has in effect
all federal, state, local and foreign governmental  authorizations necessary for
it to own or lease its  properties and assets and to carry on its business as it
is now conducted.

             (b) Subsidiaries. WFS is duly organized and in good  standing as  a
                 ------------
federal  savings  and loan  association  under the Home  Owners'  Loan  Act,  as
amended,  and its  deposits  are  insured  by the FDIC in the  manner and to the
maximum extent provided by law.

             (c) Corporate Power. Washington Federal has the corporate power and
                 ---------------
authority to carry on its business as it is now being  conducted  and to own all
its  properties  and  assets.  Washington  Federal has the  corporate  power and
authority to execute,  deliver and perform its obligations  under this Agreement
and the  Agreement  and Plan of Merger and  Liquidation  and to  consummate  the
Transaction  and to cause WFS to consummate the Bank Merger  Agreement,  and WFS
will have the corporate power and authority to execute,  deliver and perform its
obligations under the Bank Merger Agreement, in each case subject to the receipt
of all necessary approvals of Governmental Authorities.

             (d) Corporate Authority. This Agreement, the Agreement and  Plan of
                 -------------------
Merger and Liquidation and the Merger and the Bank Merger Agreement and the Bank
Merger have been  authorized  by all  necessary  corporate  action of Washington
Federal and the  Washington  Federal Board on or prior to the date hereof.  This
Agreement  has been duly  executed  and  delivered  by  Washington  Federal and,
assuming due authorization,  execution and delivery by FFSW, this Agreement is a

                                       33

valid and  legally  binding  agreement  of  Washington  Federal  enforceable  in
accordance with its terms (except as enforceability may be limited by applicable
bankruptcy,  insolvency,  reorganization,  moratorium,  fraudulent  transfer and
similar laws of general applicability relating to or affecting creditors' rights
or by general equity principles).

             (e) Regulatory Approvals; No Defaults.
                 ---------------------------------

                        (i) No  consents  or  approvals  of,  or  waivers by, or
filings or  registrations  with,  any  Governmental  Authority or with any third
party are  required to be madeor  obtained by  Washington  Federal or any of its
Subsidiaries  in  connection  with the  execution,  delivery or  performance  by
Washington  Federal of this  Agreement  and the Agreement and Plan of Merger and
Liquidation,  and by WFS of the Bank  Merger  Agreement,  or to  consummate  the
Transaction,  except for (A) filings of applications or notices, and articles of
combination  with,  and  approvals or waivers by, the OTS, (B) the filing of the
certificate  of merger  with the  Secretary  of State of the  State of  Delaware
pursuant to the DGCL with respect to the Merger,  and (C) the filing of articles
of merger with the Secretary of State of the State of Washington pursuant to the
WBCA and a  certificate  of merger with the  Secretary  of State of the State of
Delaware pursuant to the DGCL, in each case with respect to the Liquidation.

                        (ii) Subject to receipt, or the making, of the consents,
approvals,  waivers  and  filings  referred to in the  preceding  paragraph  and
expiration  of  the  related  waiting  periods,  the  execution,   delivery  and
performance of this Agreement,  the Agreement and Plan of Merger and Liquidation
and the Bank Merger Agreement by Washington Federal and WFS, as applicable,  and
the  consummation of the Transaction do not and will not (A) constitute a breach
or violation of, or a default under, or give rise to any Lien, any  acceleration
of remedies or any right of termination under, any law, code, ordinance, rule or
regulation or any judgment,  decree,  injunction,  order, governmental permit or
license,  or agreement,  indenture or instrument of Washington Federal or of any
of its Subsidiaries or to which Washington Federal or any of its Subsidiaries or
properties  is subject or bound,  (B)  constitute a breach or violation of, or a
default under,  the articles of  incorporation  or bylaws (or similar  governing
documents) of Washington  Federal or any of its  Subsidiaries or (C) require any
consent or  approval  under any such law,  code,  ordinance,  rule,  regulation,
judgment, decree, injunction,  order, governmental permit or license, agreement,
indenture or instrument.

             (f)  Material Adverse Effect. Since June 30,  2006,  no  event  has
                  -----------------------
occurred or  circumstance  arisen that,  individually or taken together with all
other  facts,  circumstances  and events  (described  in any  paragraph  of this
Section 5.04 or otherwise),  has had or is reasonably  likely to have a Material
Adverse Effect with respect to Washington Federal.

             (g) Legal Proceedings.
                 -----------------

                        (i)   Neither   Washington   Federal   nor   any  of its
Subsidiaries  is a party to any,  and  there are no  pending  or, to the best of
Washington Federal's knowledge,  threatened, legal, administrative,  arbitral or
other  material  proceedings,  claims,  actions or  governmental  or  regulatory
investigations  of  any  nature  against   Washington  Federal  or  any  of  its

                                       34

Subsidiaries, except for such litigation, claim or other proceeding which in the
good faith  judgment  of  Washington  Federal  will not have a Material  Adverse
Effect on Washington Federal.

                        (ii) There is no injunction, order, judgment,  decree or
regulatory  restriction of any Governmental  Authority specifically imposed upon
Washington Federal,  any of its Subsidiaries or the assets of Washington Federal
or any of its  Subsidiaries  which has had, or would  reasonably  be expected to
have, a Material Adverse Effect on Washington Federal.

             (h) Ownership of FFSW Common Stock. None of Washington  Federal, or
                 ------------------------------
any of its Subsidiaries or, to Washington Federal's knowledge,  any of its other
affiliates  or associates  (as such terms are defined  under the Exchange  Act),
owns  beneficially  or of record,  directly or indirectly,  or is a party to any
agreement,  arrangement or understanding for the purpose of acquiring,  holding,
voting or  disposing  of more than 5% of the  outstanding  shares of FFSW Common
Stock  (other than shares held in a  fiduciary  capacity  that are  beneficially
owned by third parties or as a result of debts previously contracted).

             (i) Financing. Washington Federal has and will have available to it
                 ---------
at the Effective Time,  immediately  available funds necessary to consummate the
Transaction.

             (j) Disclosure. The representations and warranties contained in
                 ----------
this  Section  5.04,  when  considered  as a whole,  do not  contain  any untrue
statement  of a material  fact or omit to state any material  fact  necessary in
order to make the statements and information  contained in this Section 5.04 not
misleading.

     5.05 Representations and Warranties of Merger Sub. Subject to Section 5.01,
          --------------------------------------------
Merger Sub hereby represents and warrants to Washington Federal as follows:

             (a) Organization,  Standing  and  Authority.  Merger  Sub  is  duly
                 ------------
organized,  validly existing and in good standing under the laws of the State of
Delaware. Merger is a wholly-owned Subsidiary of Washington Federal.

             (b)  Corporate  Power.  Merger  Sub has  the  corporate  power  and
                  ----------------
authority to execute,  deliver and perform its obligations  under this Agreement
and to consummate the Merger,  subject to receipt of all necessary  approvals of
Governmental Authorities.

             (c) Corporate Authority.  This Agreement  and the  Merger have been
                 -------------------
authorized  by all  necessary  corporate  action of Merger  Sub and the Board of
Directors  of Merger  Sub on or prior to the date  hereof.  Merger  Sub has duly
executed and delivered this Agreement and, assuming due authorization, execution
and delivery by FFSW, this Agreement is a valid and legally  binding  obligation
of  Merger  Sub,   enforceable   in   accordance   with  its  terms  (except  as
enforceability   may  be   limited   by   applicable   bankruptcy,   insolvency,
reorganization,  moratorium,  fraudulent  transfer  and similar  laws of general
applicability  relating to or affecting  creditors'  rights or by general equity
principles).

             (d) No Business  Activities.  Merger  Sub  has  not  conducted  any
                 -----------------------
activities  or  operations  other than in connection  with the  organization  of

                                       35

Merger Sub, the negotiation and execution of this Agreement and the consummation
of the Transaction. Merger Sub has no Subsidiaries.

                                   ARTICLE VI

                                    COVENANTS

     6.01 Reasonable  Best Efforts.  Subject to the terms and conditions of this
          ------------------------
Agreement, each of FFSW and Washington Federal agrees to use its reasonable best
efforts in good faith,  and to cause its  Subsidiaries  to use their  reasonable
best efforts in good faith, to take, or cause to be taken,  all actions,  and to
do, or cause to be done, all things necessary, proper or desirable, or advisable
under  applicable  laws,  so as to permit  consummation  of the  Transaction  as
promptly as practicable and otherwise to enable consummation of the Transaction,
including the  satisfaction  of the  conditions set forth in Article VII hereof,
and shall  cooperate  fully with the other party hereto to that end,  including,
without  limitation,  using  reasonable  best efforts to (i) modify or amend any
contracts,  plans or arrangements to which Washington Federal or FFSW is a party
(to the extent  permitted by the terms thereof) if necessary in order to satisfy
the conditions to closing set forth in Article VII hereof,  (ii) lift or rescind
any  injunction  or  restraining  order or other order  adversely  affecting the
ability of the  parties to  consummate  the  Transaction,  and (iii)  defend any
litigation  seeking  to  enjoin,  prevent  or  delay  the  consummation  of  the
Transaction or seeking material damages; provided,  however, that FFSW shall not
be permitted without the consent of Washington  Federal,  and Washington Federal
shall not be required, to take any action that is reasonably likely to result in
a Burdensome Condition.

     6.02 Shareholder Approval.
          --------------------

             (a) FFSW agrees to take, in accordance with applicable law and  the
FFSW  Articles and the FFSW Bylaws,  all action  necessary to convene as soon as
reasonably  practicable a special  meeting of its  stockholders  to consider and
vote upon the approval of this  Agreement and any other  matters  required to be
approved by FFSW's  stockholders for consummation of the Transaction  (including
any  adjournment or  postponement,  the "FFSW  Meeting").  Except with the prior
written approval of Washington  Federal,  other than matters that would normally
be submitted at an annual meeting of FFSW  stockholders,  no other matters shall
be submitted for the approval of the FFSW stockholders at the FFSW Meeting.  The
FFSW Board shall at all times prior to and during such  meeting  recommend  such
approval and shall take all reasonable lawful action to solicit such approval by
its stockholders and, subject to Section 6.02(b), shall not (x) withdraw, modify
or qualify in any manner adverse to Washington  Federal such  recommendation  or
(y) take any other action or make any other public  statement in connection with
the FFSW Meeting inconsistent with such recommendation (collectively,  a "Change
in  Recommendation"),  except as and to the extent permitted by Section 6.02(b).
Notwithstanding any Change in Recommendation,  this Agreement shall be submitted
to the stockholders of FFSW at the FFSW Meeting for the purpose of approving the
Agreement and any other matters  required to be approved by FFSW's  stockholders
for  consummation of the Transaction.  In addition to the foregoing,  FFSW shall
not submit to the vote of its stockholders  any Acquisition  Proposal other than
the Merger.

                                       36

             (b) Notwithstanding the foregoing, FFSW and the FFSW Board shall be
permitted to effect a Change in Recommendation if and only to the extent that:

                        (i) FFSW shall have complied in  all  material  respects
with Section 6.07;

                        (ii) the FFSW Board, based on advice of its outside

counsel,  shall have determined in good faith that failure to do so would result
in a violation of its fiduciary duties under applicable law; and

                        (iii) if the FFSW Board  intends to effect  a Change  in
Recommendation  following an Acquisition Proposal, (A) the FFSW Board shall have
concluded in good faith, after giving effect to all of the adjustments which may
be offered  by  Washington  Federal  pursuant  to clause  (C)  below,  that such
Acquisition  Proposal  constitutes  a Superior  Proposal,  (B) FFSW shall notify
Washington  Federal, at least five Business Days in advance, of its intention to
effect  a  Change  in  Recommendation  in  response  to such  Superior  Proposal
(including  the  identity of the party  making such  Acquisition  Proposal)  and
furnish  to  Washington  Federal  a copy of the  relevant  proposed  transaction
agreements  with the party making such Superior  Proposal and all other material
documents,  and (C) prior to  effecting  such a Change in  Recommendation,  FFSW
shall,  and shall cause its financial  and legal  advisors to, during the period
following  FFSW's  delivery  of the  notice  referred  to in clause  (B)  above,
negotiate  with  Washington  Federal  in good  faith  for a period of up to five
Business Days (to the extent  Washington  Federal  desires to negotiate) to make
such  adjustments  in the terms and  condition  of this  Agreement  so that such
Acquisition Proposal ceases to constitute a Superior Proposal.

     6.03 Proxy Statement.
          ---------------

             (a) FFSW agrees to prepare the proxy statement relating to the FFSW
Meeting (together with the proxy  solicitation  materials of FFSW constituting a
part thereof, the "Proxy Statement") to be filed by FFSW with the SEC as soon as
reasonably practicable after the date hereof and in any event not later than the
45th day  following the date hereof.  Washington  Federal and FFSW shall prepare
and furnish  such  information  relating to it and its  directors,  officers and
stockholders  as may  be  reasonably  required  in  connection  with  the  Proxy
Statement,  and  Washington  Federal,  and its legal,  financial and  accounting
advisors,  shall have the right to review in advance and comment upon such Proxy
Statement prior to its filing and mailing to stockholders.

             (b) Each of  FFSW  and Washington Federal  agrees that  none of the
information  supplied or to be supplied by it for inclusion or  incorporation by
reference in the Proxy Statement and any amendment or supplement  thereto shall,
at the  date(s) of mailing  to FFSW's  stockholders  and at the time of the FFSW
Meeting,  contain any untrue  statement of a material  fact or omit to state any
material fact required to be stated  therein or necessary to make the statements
therein not misleading.  Each of FFSW and Washington Federal further agrees that
if such party shall become aware prior to the Effective Date of any  information
furnished  by such  party that would  cause any of the  statements  in the Proxy

                                       37

Statement to be false or  misleading  with respect to any material  fact,  or to
omit to state any material  fact  necessary to make the  statements  therein not
false or misleading,  to promptly  inform the other parties  thereof and to take
the necessary steps to correct the Proxy Statement.

     6.04 Regulatory Filings.
          ------------------

             (a) Subject to the other  provisions  of  this Agreement,  each  of
Washington  Federal and FFSW and their respective  Subsidiaries  shall cooperate
and use their respective  reasonable best efforts to prepare all  documentation,
to effect  all  filings  and to obtain  all  permits,  consents,  approvals  and
authorizations  of all third parties and Governmental  Authorities  necessary to
consummate  the   Transaction;   and  any  initial  filings  with   Governmental
Authorities  shall be made by Washington  Federal (and FFSW, if  applicable)  as
soon as  reasonably  practicable  after  the  execution  hereof  and in no event
(except for delays caused by FFSW or its  Subsidiaries)  later than the 45th day
following the date hereof.  Notwithstanding the foregoing,  nothing contained in
this Agreement shall be deemed to require Washington Federal to take any action,
or commit to take any  action,  or agree to any  condition  or  restriction,  in
connection  with  obtaining  the  foregoing  permits,  consents,  approvals  and
authorizations   of  Governmental   Authorities  or  third  parties  that  would
reasonably be expected to result in a Burdensome  Condition.  Each of Washington
Federal  and FFSW  shall  have the  right  to  review  in  advance,  subject  to
applicable laws relating to the exchange of information,  all of the information
relating to such party and any of its  Subsidiaries  that  appears in any filing
made by the other party with,  or written  information  submitted  to, any third
party or any Governmental Authority in connection with the Transaction.

             (b) Each party agrees, upon request, to furnish the  other  parties
with all  information  concerning  itself,  its  Subsidiaries  (if  applicable),
directors, officers and stockholders and such other matters as may be reasonably
necessary or advisable in connection with any filing, notice or application made
by or on behalf of such other parties or any of their respective Subsidiaries to
any third party or Governmental Authority.

     6.05 Press  Releases.  FFSW and Washington  Federal shall consult with each
          ---------------
other before  issuing any press release with respect to the  Transaction or this
Agreement  and shall not issue any such press  release  or make any such  public
statements  without  the prior  consent of the other  party,  which shall not be
unreasonably  withheld;  provided,  however, that a party may, without the prior
consent  of the  other  party  (but  after  such  consultation,  to  the  extent
practicable  under the  circumstances),  issue such  press  release or make such
public  statements as may upon the advice of outside  counsel be required by law
or the rules or regulations of the securities  exchange on which it trades. FFSW
and  Washington  Federal  shall  cooperate  to develop  all public  announcement
materials and make appropriate  management available at presentations related to
the Transaction as reasonably requested by the other party.

     6.06 Access; Information.
          -------------------

             (a) FFSW agrees that upon  reasonable   notice   and   subject   to
applicable  laws relating to the exchange of  information,  it shall,  and shall
cause its Subsidiaries to, afford  Washington  Federal and Washington  Federal's
officers,  employees,  counsel, accountants and other authorized representatives
such access  during normal  business  hours  throughout  the period prior to the

                                       38

Effective Time to the books, records (including, without limitation, Tax Returns
and work papers of independent auditors),  properties, personnel and advisors of
FFSW and to such other  information  relating to FFSW as Washington  Federal may
reasonably  request  and,  during  such  period,  it shall  furnish  promptly to
Washington Federal (i) a copy of each report,  schedule,  registration statement
and  other  document  filed or  received  during  such  period  pursuant  to the
requirements of federal  securities laws and federal or state banking,  lending,
consumer finance or privacy laws and (ii) all other  information  concerning the
business,  properties and personnel of FFSW as Washington Federal may reasonably
request.  Notwithstanding  the  foregoing,  except as set forth in Section  6.07
hereof,  FFSW shall not be required to furnish any  information  regarding  FFSW
Board deliberations  concerning the transactions  contemplated by this Agreement
or with respect to an Acquisition Proposal.

             (b) As  soon  as  reasonably  practicable  and  as soon as they are
available,  but in no event  more than 15 days,  after the end of each  calendar
month ending after the date of this Agreement,  FFSW shall furnish to Washington
Federal (i) a consolidated  statement of income of FFSW and its Subsidiaries for
the month then  ended,  (ii) a balance  sheet for FFSW for the month then ended,
(iii) a balance sheet for FFB for the month then ended and (iv) any key internal
management reports relating to the foregoing.

             (c) From the date of this Agreement until  the  Effective Time, the
Washington  Federal senior manager  responsible for the integration of FFSW with
Washington Federal,  and the FFSW senior manager responsible for the integration
of FFSW with Washington  Federal,  shall confer on a regular basis regarding the
business and operations of Washington Federal and FFSW.

             (d) All information furnished pursuant to this  Section  6.06 shall
be subject to the provisions of the Confidentiality Agreement, dated as of March
1, 2006 between Washington Federal and Baxter Fentriss and Company, on behalf of
FFSW (the "Confidentiality Agreement").

             (e) No  investigation  by  any of  the  parties or their respective
representatives  shall  affect the  representations,  warranties,  covenants  or
agreements of the other parties set forth herein.

              (f) FFSW  shall allow  a  representative  of Washington Federal to
attend as an observer all FFSW Board and committee meetings as well as all Board
of Directors and committee  meetings for each Subsidiary of FFSW, except that no
Washington  Federal  representative  will be  entitled  to attend any meeting in
which the FFSW Board considers the Merger or an Acquisition Proposal. FFSW shall
give reasonable notice to Washington  Federal of any such meeting and, if known,
the agenda for or  business to be  discussed  at such  meeting.  FFSW shall also
provide to Washington Federal all written agendas and meeting or written consent
materials  provided  to the  directors  of FFSW  and  each  FFSW  Subsidiary  in
connection  with Board and  committee  meetings.  All  information  obtained  by
Washington  Federal at these meetings shall be treated in confidence as provided
in this Section 6.06.

                                       39

     6.07 Acquisition Proposals.
          ---------------------

             (a) FFSW agrees that it shall,  and  shall  direct  and   use   its
reasonable best efforts to cause its affiliates, directors, officers, employees,
agents and representatives  (including without limitation any investment banker,
financial advisor, attorney,  accountant or other representative retained by it)
(all of the foregoing,  collectively,  "Representatives")  to, immediately cease
any discussions or negotiations  with any other parties that may be ongoing with
respect to the  possibility or  consideration  of any  Acquisition  Proposal (as
defined  below),  and  will use its  reasonable  best  efforts  to  enforce  any
confidentiality  or similar  agreement  relating  to any  Acquisition  Proposal,
including  by  requesting  the other  party to  promptly  return or destroy  any
confidential information previously furnished by or on behalf of FFSW thereunder
and by  specifically  enforcing  the  terms  thereof  in a  court  of  competent
jurisdiction.  From the date of this Agreement  through the Effective Time, FFSW
shall not, and shall cause its  directors,  officers or employees  (and those of
any FFSW  Subsidiary) or any  Representative  retained by it (or any Subsidiary)
not to, directly or indirectly through another person, (i) solicit,  initiate or
encourage  (including by way of furnishing  information or assistance),  or take
any other  action  designed  to  facilitate  or that is likely to result in, any
inquiries  or the  making  of any  proposal  or offer  that  constitutes,  or is
reasonably  likely  to lead to,  any  Acquisition  Proposal,  (ii)  provide  any
confidential  information  or data to any  person  relating  to any  Acquisition
Proposal,  (iii)  participate in any discussions or  negotiations  regarding any
Acquisition  Proposal,  (iv)  waive,  terminate,  modify or fail to enforce  any
provision of any contractual  "standstill" or similar  obligations of any Person
other than  Washington  Federal or its  affiliates,  (v)  approve or  recommend,
propose to approve or recommend, or execute or enter into, any letter of intent,
agreement in principle,  merger  agreement,  asset  purchase  agreement or share
exchange  agreement,  option agreement or other similar agreement related to any
Acquisition  Proposal  or  propose to do any of the  foregoing,  or (vi) make or
authorize  any  statement,  recommendation  or  solicitation  in  support of any
Acquisition  Proposal;  provided,  however,  that  prior to the date of the FFSW
Meeting,  if the FFSW Board determines in good faith,  after consulting with its
outside legal and financial advisors, that the failure to do so would breach, or
would  reasonably  be  expected  to  result  in a breach  of,  the FFSW  Board's
fiduciary  duties under  applicable  law,  FFSW may, in response to a bona fide,
written Acquisition  Proposal not solicited in violation of this Section 6.07(a)
that the FFSW Board determines in good faith constitutes a Superior Proposal (as
defined  below),  subject  to  providing  48 hour  prior  written  notice of its
decision to take such action to Washington  Federal and  identifying  the person
making the proposal and all the material  terms and  conditions of such proposal
and compliance with Section  6.07(b),  (1) furnish  information  with respect to
itself and its  Subsidiaries  to any  person  making  such a  Superior  Proposal
pursuant to a customary  confidentiality  agreement (as determined by FFSW after
consultation with its outside counsel) on terms no more favorable to such person
than the terms  contained in the  Confidentiality  Agreement  are to  Washington
Federal,  and (2)  participate in discussions or  negotiations  regarding such a
Superior  Proposal.  For  purposes  of this  Agreement,  the  term  "Acquisition
Proposal"  means  any  inquiry,  proposal  or offer,  filing  of any  regulatory
application  or notice  (whether  in draft or final  form) or  disclosure  of an

                                       40

intention to do any of the foregoing from any person  relating to any (w) direct
or indirect  acquisition or purchase of a business that  constitutes 10% or more
of the  total  revenues,  net  income,  assets  or  deposits  of  FFSW  and  its
Subsidiaries taken as a whole, (x) direct or indirect acquisition or purchase of
any class of Equity  Securities  representing 10% or more of the voting power of
FFSW or any of its Significant Subsidiaries,  (y) tender offer or exchange offer
that if consummated would result in any person  beneficially  owning 10% or more
of any class of Equity Securities of FFSW or (z) merger, consolidation, business
combination,  recapitalization,  liquidation, dissolution or similar transaction
involving  FFSW  or  any  of  its  Significant  Subsidiaries,   other  than  the
transactions contemplated by this Agreement. For purposes of this Agreement, the
term "Superior  Proposal"  means any bona fide written  proposal made by a third
party to acquire, directly or indirectly,  including pursuant to a tender offer,
exchange offer, merger, consolidation,  business combination,  recapitalization,
liquidation, dissolution or similar transaction, for consideration consisting of
cash and/or securities, more than 50% of the combined voting power of the shares
of FFSW Common  Stock then  outstanding  or all or  substantially  all of FFSW's
consolidated assets, which the FFSW Board determines in good faith, after taking
into account all legal, financial,  regulatory and other aspects of the proposal
and the  person  making the  proposal  (including  any  break-up  fees,  expense
reimbursement provisions and conditions to consummation),  and after taking into
account the advice of FFSW's  financial  advisor  (which  shall be a  nationally
recognized  investment banking firm and it being agreed that Baxter Fentriss and
Company meets this requirement) and outside counsel,  (i) is more favorable from
a  financial  point  of  view  to its  stockholders  than  the  Merger,  (ii) is
reasonably  likely to be consummated on the terms set forth, and (iii) for which
financing, to the extent required, is then committed or which, in the good faith
judgment of the FFSW Board,  is  reasonably  likely to be obtained by such third
party.

             (b) In addition to the obligations of FFSW  set  forth  in  Section
6.07(a),  FFSW shall promptly (within 24 hours) advise Washington Federal orally
and in writing of its receipt of any Acquisition  Proposal (or any inquiry which
could lead to an Acquisition  Proposal) and keep Washington Federal informed, on
a current  basis,  of the  continuing  status  thereof,  including the terms and
conditions thereof and any changes thereto, and shall contemporaneously  provide
to Washington  Federal all materials  provided to or made available to any third
party  pursuant  to this  Section  6.07 which were not  previously  provided  to
Washington Federal.

             (c) Notwithstanding anything herein to the contrary, FFSW  and  the
FFSW  Board  shall be  permitted  to  comply  with  Rule  14d-9  and Rule  14e-2
promulgated under the Exchange Act; provided, however, that compliance with such
rules will in no way limit or modify the effect that any action pursuant to such
rules would otherwise have under this Agreement.

             (d) FFSW agrees that any violation of the restrictions set forth in
this Section 6.07 by any  Representative  of FFSW or its  Subsidiaries  shall be
deemed a breach of this Section 6.07 by FFSW.

     6.08 Certain Policies.  Prior to the Effective Date and after FFSW has been
          ----------------
advised in writing that all of Washington  Federal's  conditions to Closing have
been satisfied or waived, each of FFSW and its Subsidiaries, as may be requested
by Washington Federal, shall, consistent with GAAP, the rules and regulations of
the SEC and applicable banking laws and regulations,  modify or change its loan,
REO, accrual,  reserve,  tax,  litigation and real estate valuation policies and
practices  (including loan  classifications  and levels of reserves) so as to be
applied on a basis that is consistent with that of Washington Federal; provided,
however,  that no such  modifications  or  changes  need  be made  prior  to the

                                       41

satisfaction  of the  conditions  set  forth in  Section  7.01(b);  and  further
provided  that in any event,  no  accrual or reserve  made by FFSW or any of its
Subsidiaries pursuant to this Section 6.08 shall constitute or be deemed to be a
breach,  violation  of or  failure  to  satisfy  any  representation,  warranty,
covenant, agreement, condition or other provision of this Agreement or otherwise
be considered in  determining  whether any such breach,  violation or failure to
satisfy shall have occurred.  The recording of any such adjustments shall not be
deemed to imply any misstatement of previously furnished financial statements or
information  and shall not be construed as concurrence of FFSW or its management
with any such adjustments.

     6.09 Indemnification.
          ---------------

            (a) From and after the Effective Time through the sixth  anniversary
of the  Effective  Time,  Washington  Federal (the  "Indemnifying  Party") shall
indemnify and hold harmless each present and former director and officer of FFSW
or a FFSW  Subsidiary,  as applicable,  determined as of the Effective Time (the
"Indemnified  Parties")  against  any costs or  expenses  (including  reasonable
attorneys'  fees),  judgments,  fines,  losses,  claims,  damages or liabilities
incurred  in   connection   with  any  claim,   action,   suit,   proceeding  or
investigation, whether civil, criminal, administrative or investigative, arising
out of matters existing or occurring at or prior to the Effective Time,  whether
asserted or claimed prior to, at or after the Effective  Time,  arising in whole
or in part  out of or  pertaining  to the  fact  that he or she was a  director,
officer,  employee,  fiduciary or agent of FFSW or any FFSW  Subsidiary or is or
was  serving  at the  request  of  FFSW  or any of the  FFSW  Subsidiaries  as a
director,  officer,  employee,   fiduciary  or  agent  of  another  corporation,
partnership,  joint  venture,  trust  or  other  enterprise,  including  without
limitation matters related to the negotiation, execution and performance of this
Agreement or consummation of the  Transaction,  to the fullest extent which such
Indemnified  Parties  would be  entitled  under the FFSW  Articles  and the FFSW
Bylaws or equivalent  documents of any FFSW  Subsidiary,  as applicable,  or any
agreement,  arrangement or understanding which has been Previously  Disclosed by
FFSW  pursuant  to this  Section  6.09,  in each  case as in  effect on the date
hereof.

             (b) Any Indemnified Party wishing to  claim  indemnification  under
this Section 6.09, upon learning of any such claim, action, suit,  proceeding or
investigation,  shall promptly notify the Indemnifying Party, but the failure to
so notify shall not relieve the Indemnifying  Party of any liability it may have
to such  Indemnified  Party if such  failure  does not  actually  prejudice  the
Indemnifying Party. In the event of any such claim, action, suit,  proceeding or
investigation  (whether  arising  before or after the Effective  Time),  (i) the
Indemnifying  Party shall have the right to assume the  defense  thereof and the
Indemnifying Party shall not be liable to such Indemnified Parties for any legal
expenses of other counsel or any other  expenses  subsequently  incurred by such
Indemnified  Parties in connection with the defense thereof,  except that if the
Indemnifying  Party  elects  not to  assume  such  defense  or  counsel  for the
Indemnified  Parties  advises  that there are issues  which raise  conflicts  of
interest  between the Indemnifying  Party and the Indemnified  Parties that make
joint representation  inappropriate,  the Indemnified Parties may retain counsel
which is reasonably satisfactory to the Indemnifying Party, and the Indemnifying
Party shall pay,  promptly as statements  therefor are received,  the reasonable
fees and expenses of such  counsel for the  Indemnified  Parties  (which may not
exceed  one  firm  in any  jurisdiction),  (ii)  the  Indemnified  Parties  will
cooperate in the defense of any such matter,  (iii) the Indemnifying Party shall
not be liable for any  settlement  effected  without its prior  written  consent

                                       42

which shall not be unreasonably  withheld and (iv) the Indemnifying  Party shall
have no obligation hereunder in the event that a federal or state banking agency
or a court of competent  jurisdiction shall determine that indemnification of an
Indemnified Party in the manner  contemplated hereby is prohibited by applicable
laws and regulations.

             (c) Washington  Federal  shall  maintain FFSW's existing directors'
and  officers'  liability  insurance  policy  (or  provide  a  policy  providing
comparable  coverage  and  amounts  on terms no less  favorable  to the  persons
currently  covered by FFSW's existing  policy,  including  Washington  Federal's
existing  policy if it meets the foregoing  standard)  covering  persons who are
currently  covered by such  insurance  for a period of three (3) years after the
Effective Time; provided,  however, that in no event shall Washington Federal be
obligated to expend, in order to maintain or provide insurance coverage pursuant
to this Section 6.09(c), an amount in excess of 150% of the annual premiums paid
by FFSW as of the date hereof for such insurance  ("Maximum  Insurance Amount");
provided  further,  that if the  amount  of the  annual  premiums  necessary  to
maintain or procure  such  insurance  coverage  exceeds  the  Maximum  Insurance
Amount,   Washington  Federal  shall  obtain  the  most  advantageous   coverage
obtainable for an annual premium equal to the Maximum Insurance Amount.

     6.10 Benefit Plans.
          -------------

             (a) As  soon  as  administratively  practicable after the Effective
Time,  Washington  Federal shall take all reasonable action so that employees of
FFSW and its  Subsidiaries  shall be entitled to  participate  in each  employee
benefit  plan,   program  or  arrangement  of  Washington   Federal  of  general
applicability  (the  "Washington  Federal  Benefit Plans") to the same extent as
similarly-situated  employees of  Washington  Federal and its  Subsidiaries  (it
being understood that inclusion of the employees of FFSW and its Subsidiaries in
the Washington  Federal  Benefit Plans may occur at different times with respect
to  different   plans),   provided  that  coverage  shall  be  continued   under
corresponding  Benefit Plans of FFSW and its  Subsidiaries  until such employees
are  permitted  to  participate  in the  Washington  Federal  Benefit  Plans and
provided  further,   however,   that  nothing  contained  herein  shall  require
Washington  Federal or any of its  Subsidiaries to make any grants to any former
employee of FFSW under any discretionary  equity compensation plan of Washington
Federal.  Washington Federal shall cause each Washington Federal Benefit Plan in
which  employees of FFSW and its  Subsidiaries  are eligible to  participate  to
recognize,  for  purposes of  determining  eligibility  to  participate  in, the
vesting  of  benefits  and for all  other  purposes  (but  not for  purposes  of
eligibility to participate  in, vesting of benefits under or accrual of benefits
under,  any defined benefit  pension plan) under the Washington  Federal Benefit
Plans,  the service of such employees with FFSW and its Subsidiaries to the same
extent as such service was credited for such purpose by FFSW, provided, however,
that such service shall not be  recognized  to the extent that such  recognition
would result in a duplication of benefits. Except for the commitment to continue
those Benefit Plans of FFSW and its  Subsidiaries  that correspond to Washington
Federal Benefit Plans until employees of FFSW and its  Subsidiaries are included
in such Washington Federal Benefit Plans, nothing herein shall limit the ability
of  Washington  Federal to amend or  terminate  any of FFSW's  Benefit  Plans in
accordance with and to the extent permitted by their terms at any time permitted
by such terms.

             (b) At and following  the  Effective Time, Washington Federal shall
honor, and the Surviving  Corporation shall continue to be obligated to perform,
in accordance  with their terms,  all benefit  obligations  to, and  contractual

                                       43

rights of, current and former employees of FFSW and its Subsidiaries and current
and former directors of FFSW and its  Subsidiaries  existing as of the Effective
Date, as well as all employment, severance, bonus, salary continuation, deferred
compensation,  split  dollar,  supplemental  retirement  or  "change-in-control"
agreements,  plans or policies of FFSW to the extent that each of the  foregoing
are  Previously  Disclosed.  The  severance or  termination  payments  which are
payable pursuant to such agreements,  plans or policies of FFSW (which have been
quantified in reasonable detail) have been Previously Disclosed.

             (c) At such time as employees and current  and  former directors of
FFSW and its Subsidiaries become eligible to participate in a medical, dental or
health plan of Washington Federal or its Subsidiaries,  Washington Federal shall
cause each such plan to (i) waive any preexisting  condition  limitations to the
extent such conditions  covered under the applicable  medical,  health or dental
plans of Washington  Federal,  (ii) provide full credit under such plans for any
deductibles, co-payment and out-of-pocket expenses incurred by the employees and
directors and their beneficiaries  during the portion of the calendar year prior
to such  participation and (iii) waive any waiting period limitation or evidence
of insurability requirement which would otherwise be applicable to such employee
or  director  on or after the  Effective  Time to the extent  such  employee  or
director had satisfied any similar  limitation or requirement under an analogous
Benefit Plan prior to the Effective Time.

             (d)  Each   of  FFSW,  its  Subsidiaries,  and  Washington  Federal
acknowledges  and agrees that all provisions  contained within this Section 6.10
with respect to  Employees  and  directors  are included for the sole benefit of
FFSW and  Washington  Federal  and shall not  create  any right (i) in any other
Person, including, Benefit Plans or any beneficiary thereof or (ii) to continued
employment  with  FFSW,  its  Subsidiaries,  Washington  Federal or any of their
respective affiliates.

     6.11 Notification of Certain Matters.  Each of FFSW and Washington  Federal
          -------------------------------
shall give prompt notice to the other of any fact,  event or circumstance  known
to it that (i) is reasonably  likely,  individually  or taken  together with all
other  facts,  events and  circumstances  known to it, to result in any Material
Adverse  Effect with respect to it or (ii) would cause or  constitute a material
breach  of any of  its  representations,  warranties,  covenants  or  agreements
contained herein.

     6.12 Estoppel Letters.  FFSW shall use its commercially  reasonable efforts
          ----------------
to obtain and deliver to  Washington  Federal at the Closing with respect to all
real estate (i) owned by FFSW or its  Subsidiaries,  an estoppel letter dated as
of the  Closing in the form of Annex D from all  tenants and (ii) leased by FFSW
or its  Subsidiaries,  an estoppel letter dated as of the Closing in the form of
Annex E from all lessors.

     6.13 Assumption of Indenture Obligations.  Following the Merger, Washington
          -----------------------------------
Federal shall execute such  supplemental  indentures and provide such documents,
including without limitation legal opinions,  as are reasonably  required upon a
merger  or  consolidation  of  FFSW  under  the  indentures,  trust  agreements,
guarantee agreements and other agreements Previously Disclosed by FFSW or any of
its Subsidiaries.

                                       44

     6.14 Antitakeover  Statutes.  Each of Washington Federal and FFSW and their
          ----------------------
respective  Boards of  Directors  shall,  if any state  antitakeover  statute or
similar statute becomes  applicable to this Agreement and the Transaction,  take
all  action  reasonably   necessary  to  ensure  that  the  Transaction  may  be
consummated  as promptly as  practicable  on the terms  contemplated  hereby and
otherwise to minimize the effect of such statute or regulation on this Agreement
and the Transaction.

     6.15 Disposition of Certain Assets.
          -----------------------------

             (a) FFSW will cause FFB to dispose of the loans which are set forth
in Section  6.15(a)  of FFSW's  Disclosure  Schedule  at a price as set forth in
Section 6.15(a) of FFSW's Disclosure Schedule. FFSW will use its best efforts to
minimize any loss associated with the disposition of such loans.

             (b) Prior to the Closing, FFSW shall sell the property which is set
forth in Section  6.15(b)  of FFSW's  Disclosure  Schedule  for an amount of net
proceeds which is set forth in Section 6.15(b) of FFSW's Disclosure Schedule.

     6.16 Regulatory Remediation.
          ----------------------

     Sections   5.03(i)(ii)  and  (iii)  and  5.03(j)(i)  and  (iii)  of  FFSW's
Disclosure Schedule set forth certain possible regulatory issues concerning FFB.
Washington  Federal agrees to the extent the Merger is consummated,  it will pay
all costs  associated or incurred in  connection  with the  remediation  of such
regulatory  issues  by FFB as  required  by  FFB's  primary  federal  regulator;
provided,  however,  that Washington  Federal shall not be liable or responsible
for any monetary penalties,  if any, that may be imposed on FFB relating to such
regulatory  issues. In the event that any such monetary penalties are imposed on
FFB,  FFSW can elect,  in its  discretion,  to (i) reduce the  aggregate  Merger
Consideration  to be paid by  Washington  Federal  pursuant  to Section  3.01(c)
hereof  dollar for dollar by the amount of such  penalties  or (ii) to terminate
this  Agreement  pursuant to Section  8.01(h),  provided that to the extent FFSW
elects to terminate the Merger Agreement,  it shall notify Washington Federal in
writing  promptly and  Washington  Federal may elect in its discretion to notify
FFSW in writing  within five Business Days of receiving  FFSW's  election to pay
such monetary  penalties  without adjusting the Merger  Consideration,  in which
case the Agreement shall not be terminated.  To the extent,  Washington  Federal
does  not make  such  election  and the  Agreement  is  terminated,  FFSW  shall
reimburse Washington Federal for its accountable expenses incurred in connection
with the transactions  contemplated hereby, which shall be paid by wire transfer
by FFSW to Washington  Federal on the business day immediately  following FFSW's
election to terminate this Agreement.

                                  ARTICLE VII

                    CONDITIONS TO CONSUMMATION OF THE MERGER

     7.01   Conditions  to  Each  Party's   Obligation  to  Effect  the  Merger.
            -------------------------------------------------------------------
The respective obligation of each of the parties hereto to consummate the Merger
is subject to the  fulfillment  or, to the extent  permitted by applicable  law,
written  waiver by the parties hereto prior to the Effective Date of each of the
following conditions:

                                       45

             (a) Shareholder Approval. This Agreement and the Merger shall  have
                 --------------------
been duly approved by the requisite vote of the holders of outstanding shares of
FFSW Common Stock.

             (b) Regulatory Approvals.  All  regulatory  approvals  required  to
                 --------------------
consummate  the  Transaction  shall have been  obtained and shall remain in full
force and effect and all statutory waiting periods in respect thereof shall have
expired and no such  approvals  shall contain any  conditions,  restrictions  or
requirements  which the Washington  Federal Board reasonably  determines in good
faith would, individually or in the aggregate, materially reduce the benefits of
the Transaction to such a degree that Washington  Federal would not have entered
into this Agreement had such conditions, restrictions or requirements been known
at  the  date  hereof  (any  such  condition,   restriction  or  requirement,  a
"Burdensome Condition").

             (c) No  Injunction.   No  Governmental    Authority   of  competent
                 --------------
jurisdiction shall have enacted,  issued,  promulgated,  enforced or entered any
statute, rule, regulation,  judgment, decree, injunction or other order (whether
temporary,  preliminary or permanent)  which is in effect and prohibits or makes
illegal consummation of the Transaction.

             (d) Non-Compete,  Non-Solicitation Agreements.  Washington Federal,
                 -----------------------------------------
FFSW  and  Aubrey  L.  Dunn,   Jr.  shall  have  entered  into  a   Non-Compete,
Non-Solicitation  Agreement,  the form of which is  attached  hereto as Annex F.
Washington  Federal,  FFSW and each  director of FFSW shall have  entered into a
Non-Solicitation Agreement, the form of which is attached hereto as Annex G.

     7.02 Conditions to Obligation of FFSW. The obligation of FFSW to consummate
          --------------------------------
the Merger is also subject to the fulfillment or written waiver by FFSW prior to
the Effective Date of each of the following conditions:

             (a)   Representations  and  Warranties.  The  representations   and
                   --------------------------------
warranties of  Washington  Federal set forth in this  Agreement,  subject in all
cases to the standard set forth in Section 5.02, shall be true and correct as of
the date of this Agreement and as of the Effective Date as though made on and as
of the Effective Date (except that  representations and warranties that by their
terms  speak as of the date of this  Agreement  or some other date shall be true
and correct as of such date), and FFSW shall have received a certificate,  dated
the  Effective  Date,  signed  on  behalf  of  Washington  Federal  by the Chief
Executive Officer and the Chief Financial Officer of Washington  Federal to such
effect.

             (b) Performance  of  Obligations  of Washington Federal. Washington
                 ---------------------------------------------------
Federal shall have performed in all material  respects all obligations  required
to be performed by it under this  Agreement at or prior to the  Effective  Date,
and FFSW shall have received a certificate,  dated the Effective Date, signed on
behalf of  Washington  Federal  by the  Chief  Executive  Officer  and the Chief
Financial Officer of Washington Federal to such effect.

             (c)  Other  Actions.  Washington  Federal shall have furnished FFSW
                  --------------
with such  certificates  of its  respective  officers  or others  and such other
documents to evidence  fulfillment  of the conditions set forth in Sections 7.01
and 7.02 as FFSW may reasonably request.

                                       46

     7.03  Conditions to Obligation of  Washington  Federal.  The  obligation of
           ------------------------------------------------
Washington  Federal to consummate the Merger is also subject to the  fulfillment
or written  waiver by Washington  Federal prior to the Effective Date of each of
the following conditions:

             (a) Representations  and   Warranties.  The    representations  and
                 ---------------------------------
warranties  of FFSW set  forth in this  Agreement,  subject  in all cases to the
standard set forth in Section 5.02,  shall be true and correct as of the date of
this  Agreement  and as of the  Effective  Date as though  made on and as of the
Effective Date (except that  representations  and warranties that by their terms
speak as of the date of this  Agreement  or some  other  date  shall be true and
correct  as of  such  date),  and  Washington  Federal  shall  have  received  a
certificate,  dated the  Effective  Date,  signed on behalf of FFSW by the Chief
Executive Officer and the Chief Financial Officer of FFSW to such effect.

             (b) Performance of Obligations of FFSW. FFSW shall  have  performed
                 ----------------------------------
in all material  respects all  obligations  required to be performed by it under
this Agreement at or prior to the Effective  Date, and Washington  Federal shall
have received a certificate,  dated the Effective Date, signed on behalf of FFSW
by the Chief Executive  Officer and the Chief Financial  Officer of FFSW to such
effect.

             (c) Bank  Merger.  All  regulatory approvals required to consummate
                 ------------
the Bank Merger,  including  without  limitation  the approval of the OTS, shall
have been  obtained and shall remain in full force and effect and all  statutory
waiting  periods in respect  thereof shall have expired or been  terminated.  No
order,  injunction or decree issued by any  Governmental  Authority of competent
jurisdiction or other legal restraint or prohibition preventing the consummation
of the Bank Merger  shall be in effect.  No statute,  rule,  regulation,  order,
injunction or decree shall have been enacted,  entered,  promulgated or enforced
by any Governmental  Authority which prohibits or makes illegal the consummation
of the Bank Merger.

             (d) Asset Dispositions. The asset dispositions set forth in Section
                 ------------------
6.15 hereof shall have been  consummated in accordance with the terms of Section
6.15.

             (e) Expenses. The expenses  incurred by  FFSW and its  Subsidiaries
                 --------
pursuant to Section 9.05 hereof shall not exceed $1,500,000.

             (f) Minimum Stockholders' Equity. (i) At  least five  (5)  Business
                 ----------------------------
Days prior to the Effective  Date,  FFSW shall provide  Washington  Federal with
FFSW's consolidated  financial statements  presenting the financial condition of
FFSW  as of the  close  of  business  as of the  end  of the  month  immediately
preceding the Effective Date (the "Measuring Date"). Such consolidated financial
statements shall have been prepared in all material  respects in accordance with
GAAP   consistently   applied  and  other   applicable   legal  and   accounting
requirements,  and  reflect  all  period-end  accruals  and  other  adjustments.
Washington  Federal shall also receive a certificate  of FFSW's Chief  Financial
Officer,  dated as of the Effective  Date, to the effect that such  consolidated
financial  statements  continue  to  reflect  accurately,  as of the date of the
certificate, the financial condition of FFSW in all material respects.

                                (ii)  As  of  the Measuring  Date,  FFSW's total
consolidated stockholders' equity shall not be less than $50,000,000.

                                       47

             (g) Other  Actions. FFSW shall  have furnished  Washington  Federal
                 --------------
with such  certificates  of its  officers or others and such other  documents to
evidence  fulfillment  of the  conditions set forth in Sections 7.01 and 7.03 as
Washington Federal may reasonably request.

                                  ARTICLE VIII

                                   TERMINATION

     8.01  Termination.  This Agreement may be terminated,  and the
           -----------
Transaction may be abandoned, at any time prior to the Effective Time:

             (a) Mutual Consent. By the mutual consent in  writing of Washington
                 --------------
Federal and FFSW.

             (b) Breach.  Provided  that  the  terminating  party is not then in
                 ------
material breach of any representation, warranty, covenant or agreement contained
herein,  by  Washington  Federal or FFSW,  in the event of a breach by the other
party of any representation,  warranty,  covenant or agreement contained herein,
which breach (i) cannot be or has not been cured within 30 days after the giving
of written  notice to the  breaching  party or  parties of such  breach and (ii)
would  entitle  the  non-breaching  party  not to  consummate  the  transactions
contemplated  hereby under Section 7.02(a) or (b) or 7.03(a) or (b), as the case
may be.

             (c) Delay.  By  Washington  Federal  or FFSW, in the event that the
                 -----
Merger is not  consummated  by March 31,  2007,  except to the  extent  that the
failure of the Merger  then to be  consummated  by such date shall be due to (i)
the failure of the party seeking to terminate  pursuant to this Section  8.01(c)
to perform or observe the  covenants  and  agreements of such party set forth in
this  Agreement or (ii) the failure of any of the  Shareholders  (if FFSW is the
party seeking to terminate) to perform or observe their respective covenants and
agreements under the relevant Shareholder Agreement.

             (d) No  Regulatory  Approval.  By Washington Federal or FFSW in the
                 ------------------------
event the approval of any  Governmental  Authority  required for consummation of
the Merger and the other transactions  contemplated by this Agreement shall have
been denied by final nonappealable  action of such Governmental  Authority or an
application  therefor shall have been permanently  withdrawn at the request of a
Governmental Authority, provided, however, that no party shall have the right to
terminate this Agreement  pursuant to this Section  8.01(d) if such denial shall
be due to the  failure  of the party  seeking to  terminate  this  Agreement  to
perform or observe the covenants of such party set forth herein.

             (e) No FFSW Stockholder Approval.  By  either Washington Federal or
                 ----------------------------
FFSW, if any approval of the stockholders of FFSW contemplated by this Agreement
shall not have been  obtained  by reason of the  failure to obtain the  required
vote at the FFSW Meeting or at any adjournment or postponement thereof.

             (f) FFSW  Failure  to Recommend;  Etc. By Washington Federal if (i)
                 ---------------------------------
FFSW  shall have  materially  breached  the  provisions  of Section  6.08 in any
respect adverse to Washington Federal,  (ii) the FFSW Board shall have failed to
make  its   recommendation   referred  to  in  Section  6.02,   withdrawn   such
recommendation or modified or changed such recommendation in a manner adverse in

                                       48

any respect to the  interests of  Washington  Federal,  or (iii) FFSW shall have
materially  breached its obligations under Section 6.02 by failing to call, give
notice of, convene and hold the FFSW Meeting in accordance with Section 6.02.

             (g) Certain Tender or Exchange Offers.  By Washington Federal  if a
                 ---------------------------------
tender offer or exchange offer for 15% or more of the outstanding shares of FFSW
Common  Stock is  commenced  (other than by  Washington  Federal or a Subsidiary
thereof),  and the FFSW Board  recommends  that the  stockholders of FFSW tender
their shares in such tender or exchange  offer or  otherwise  fails to recommend
that such  stockholders  reject such tender  offer or exchange  offer within the
ten-Business Day period specified in Rule 14e-2(a) under the Exchange Act.

             (h) Bank Secrecy Act.  By  FFSW to  the extent  monetary  penalties
                 ----------------
have been  imposed on FFB relating to  regulatory  matters set forth in Sections
5.03(i)(ii) and (iii) and 5.03(j)(i) and (iii) of FFSW's Disclosure Schedule and
FFSW does not elect to reduce the  Merger  Consideration  in an amount  equal to
such monetary  penalties;  provided that (i) FFSW notifies Washington Federal in
writing promptly that monetary penalties have been imposed and that FFSW intends
to terminate  the  Agreement,  (ii) within five Business Days of receipt of such
written  notice,  Washington  Federal  does  not  notify  FFSW in  writing  that
Washington  Federal will agree to pay such monetary  penalties without adjusting
the Merger  Consideration (in which case, the Agreement shall not be terminated)
and (iii)  FFSW  reimburses  Washington  Federal  for its  accountable  expenses
incurred in connection  with the  transactions  contemplated  by this Agreement,
which  shall  be paid by wire  transfer  by FFSW to  Washington  Federal  on the
business day immediately following FFSW's election to terminate this Agreement.

     8.02 Effect of Termination and Abandonment.
          -------------------------------------

             (a) In  the  event  of  termination  of   this  Agreement  and  the
abandonment  of the  Merger  pursuant  to this  Article  VIII,  no party to this
Agreement  shall have any  liability  or further  obligation  to any other party
hereunder  except that (i) this  Section  8.02,  Section  6.06(d) and Article IX
(except for Section 9.12) shall survive any  termination  of this  Agreement and
(ii)  notwithstanding  anything to the contrary,  neither  Washington Federal or
FFSW shall be relieved or released from any  liabilities or damages  arising out
of its fraud or willful breach of any provision of this Agreement.

             (b) The parties hereto agree that FFSW shall pay Washington Federal
the sum of $5.0 million (the "Termination  Fee") if this Agreement is terminated
as follows:

                        (i)  if  this  Agreement  is  terminated  by  Washington
Federal  pursuant  to  Section  8.01(f) or (g),  FFSW shall pay the entire  FFSW
Termination  Fee to Washington  Federal on the second Business Day following the
termination of this Agreement; or

                        (ii) if  this  Agreement is terminated by (A) Washington
Federal pursuant to Section 8.01(b),  (B) by either  Washington  Federal or FFSW
pursuant to Section  8.01(c) and at the time of such  termination no vote of the
FFSW stockholders  contemplated by this Agreement at the FFSW Meeting shall have
occurred,  or (C) by either  Washington  Federal  or FFSW  pursuant  to  Section
8.01(e),  and in the case of any termination pursuant to clause (A), (B) or (C),

                                       49

an  Acquisition  Proposal  shall  have  been  publicly  announced  or  otherwise
communicated  or made known to the senior  management  of FFSW or the FFSW Board
(or any Person  shall have  publicly  announced,  communicated  or made known an
intention,  whether or not  conditional,  to make an  Acquisition  Proposal,  or
reiterated a  previously  expressed  plan or  intention  to make an  Acquisition
Proposal) at any time after the date of this  Agreement  and prior to the taking
of the vote of the  stockholders  of FFSW  contemplated by this Agreement at the
FFSW Meeting, in the case of clause (C), or the date of termination, in the case
of clause (A) or (B), then (1) if within 15 months after such  termination  FFSW
enters into an agreement with respect to a Control Transaction,  then FFSW shall
pay to  Washington  Federal  an  amount  equal  to $2.5  million  on the date of
execution  of  such  agreement  and  upon   consummation  of  any  such  Control
Transaction  at any time  thereafter,  FFSW shall pay to Washington  Federal the
remainder of the Termination Fee on the date of such  consummation  and (2) if a
Control Transaction is consummated  otherwise than pursuant to an agreement with
FFSW within 18 months after such termination,  then FFSW shall pay to Washington
Federal the Termination Fee (less any amount previously paid by FFSW pursuant to
clause (1) above) on the date of such consummation of such Control  Transaction.
As  used  in  this  Section  8.02(b),  a  "Control  Transaction"  means  (i) the
acquisition  by any Person  whether by purchase,  merger,  consolidation,  sale,
transfer or otherwise,  in one transaction or any series of  transactions,  of a
majority of the voting power of the  outstanding  securities of FFSW or FFB or a
majority of the assets or FFSW or FFB, (ii) any issuance of securities resulting
in the  ownership  by any Person of more than 50% of the voting power of FFSW or
by any Person other than FFSW or its Subsidiaries of more than 50% of the voting
power of FFB or (iii) any merger,  consolidation  or other business  combination
transaction  involving FFSW or any of its  Subsidiaries as a result of which the
stockholders  of FFSW cease to own, in the aggregate,  at least 50% of the total
voting power of the entity surviving or resulting from such transaction.

Any amount that becomes  payable  pursuant to this Section 8.02(b) shall be paid
by wire  transfer of  immediately  available  funds to an account  designated by
Washington Federal.

             (c) FFSW and Washington Federal agree that the agreement  contained
in paragraph (b) above is an integral part of the  transactions  contemplated by
this Agreement,  that without such agreement  Washington  Federal would not have
entered into this  Agreement,  and that such amounts do not constitute a penalty
or  liquidated  damages in the event of a breach of this  Agreement by FFSW.  If
FFSW fails to pay Washington  Federal the amounts due under  paragraph (b) above
within the time periods  specified  in such  paragraph  (b),  FFSW shall pay the
costs and expenses  (including  reasonable legal fees and expenses)  incurred by
Washington  Federal in connection  with any action,  including the filing of any
lawsuit,  taken to collect payment of such amounts,  provided Washington Federal
prevails on the merits,  together with interest on the amount of any such unpaid
amounts at the prime lending rate prevailing  during such period as published in
The Wall Street Journal,  calculated on a daily basis from the date such amounts
were required to be paid until the date of actual payment.

                                   ARTICLE IX

                                  MISCELLANEOUS

     9.01 Survival.  No  representations,  warranties,  agreements and covenants
          --------
contained  in this  Agreement  shall  survive  the  Effective  Time  (other than

                                       50

agreements or covenants  contained  herein that by their express terms are to be
performed in whole or in part after the Effective  Time) or the  termination  of
this  Agreement if this  Agreement is  terminated  prior to the  Effective  Time
(other than Sections  6.06(d),  8.02 and,  excepting  Section 9.12 hereof,  this
Article IX, which shall survive any such termination).  Notwithstanding anything
in the foregoing to the contrary, no representations, warranties, agreements and
covenants  contained  in this  Agreement  shall be  deemed to be  terminated  or
extinguished  so as to deprive a party  hereto or any of its  affiliates  of any
defense at law or in equity  which  otherwise  would be  available  against  the
claims of any Person,  including  without  limitation any  shareholder or former
shareholder.

     9.02 Waiver; Amendment.  Prior to the Effective Time, any provision of this
          -----------------
Agreement  may be (i) waived,  by the party  benefited by the  provision or (ii)
amended or modified at any time,  by an agreement  in writing  among the parties
hereto executed in the same manner as this Agreement, except that after the FFSW
Meeting no amendment shall be made which by law requires further approval by the
stockholders of FFSW without obtaining such approval.

     9.03 Counterparts.   This  Agreement  may   be  executed  in  one  or  more
           ------------
counterparts, each of which shall be deemed to constitute an original.

     9.04 Governing Law. This Agreement shall be governed by, and interpreted in
          -------------
accordance  with, the laws of the State of Washington  (without giving effect to
choice of law principles thereof).

     9.05 Expenses.  Subject to Section 6.16 hereof, each party hereto will bear
          --------
all  expenses  incurred  by  it  in  connection  with  this  Agreement  and  the
transactions  contemplated  hereby,  including  fees  and  expenses  of its  own
financial consultants,  accountants and counsel, provided that nothing contained
herein shall limit either party's  rights to recover any  liabilities or damages
arising out of the other  party's  fraud or willful  breach of any  provision of
this Agreement,  and provided further that the expenses incurred by FFSW and its
Subsidiaries shall in no event exceed $1,500,000.

     9.06 Notices. All notices, requests and other communications hereunder to a
          -------
party shall be in writing  and shall be deemed  given if  personally  delivered,
telecopied (with confirmation) or mailed by registered or certified mail (return
receipt  requested) or delivered by an overnight courier (with  confirmation) to
such party at its address  set forth  below or such other  address as such party
may specify by notice to the parties hereto.

         If to Washington Federal or Merger Sub to:

                  Washington Federal, Inc.
                  425 Pike Street
                  Seattle, WA  98101
                  Attention:   Roy Whitehead, Chairman, President
                                  and Chief Executive Officer
                  Fax:  (206) 624-2334

                                       51

         With a copy to:

                  Patton Boggs LLP
                  2550 M Street, N.W.
                  Washington, D.C.  20037
                  Attention:  Norman B. Antin, Esq.
                              Jeffrey D. Haas, Esq.
                  Fax:  (202) 457-6315

         If to FFSW to:

                  First Federal Banc of the Southwest, Inc.
                  300 North Pennsylvania Avenue
                  Roswell, New Mexico 88201
                  Attention:  Aubrey L. Dunn, Jr., President
                                 and Chief Executive Officer
                  Fax:  (505) 627-2412


         With a copy to:

                  Luse Gorman Pomerenk & Schick, P.C.
                  5335 Wisconsin Avenue, N.W., Suite 400
                  Washington, D.C.  20015
                  Attention:  Alan Schick, Esq.
                              Gary A. Lax, Esq.
                  Fax:  (202) 362-2902

     9.07 Entire  Understanding;  No Third Party Beneficiaries.  This Agreement,
          ----------------------------------------------------
the Agreement and Plan of Merger and Liquidation, the Bank Merger Agreement, the
Shareholder  Agreements and the  Confidentiality  Agreement represent the entire
understanding   of  the  parties  hereto  and  thereto  with  reference  to  the
Transaction,   and  this  Agreement,  the  Agreement  and  Plan  of  Merger  and
Liquidation,  the Bank Merger  Agreement,  the  Shareholder  Agreements  and the
Confidentiality Agreement supersede any and all other oral or written agreements
heretofore made. Except for the Indemnified Parties' right to enforce Washington
Federal's  obligation under Section 6.09, which are expressly intended to be for
the irrevocable  benefit of, and shall be enforceable by, each Indemnified Party
and his or her heirs and  representatives,  and the rights of any  employees  of
FFSW under Section 6.10,  nothing in this  Agreement,  expressed or implied,  is
intended  to confer  upon any  Person,  other than the  parties  hereto or their
respective successors, any rights, remedies, obligations or liabilities under or
by reason of this Agreement.

     9.08 Severability.  Except to the extent  that  application of this Section
          ------------
9.08 would have a Material  Adverse  Effect on FFSW or Washington  Federal,  any
term or provision of this  Agreement  which is invalid or  unenforceable  in any
jurisdiction  shall,  as to that  jurisdiction,  be ineffective to the extent of
such invalidity or  unenforceability  without rendering invalid or unenforceable
the remaining  terms and  provisions of this Agreement or affecting the validity

                                       52

or  enforceability  of any of the terms or provisions  of this  Agreement in any
other  jurisdiction.  If any  provision  of this  Agreement is so broad as to be
unenforceable,  the  provision  shall be  interpreted  to be only so broad as is
enforceable.  In all such cases,  the parties  shall use their  reasonable  best
efforts to substitute a valid, legal and enforceable provision which, insofar as
practicable, implements the original purposes and intents of this Agreement.

     9.09 Enforcement  of  the  Agreement.   The  parties  hereto   agree   that
          -------------------------------
irreparable  damage would occur in the event that any of the  provisions of this
Agreement  were not performed in accordance  with their  specific  terms or were
otherwise breached.  It is accordingly agreed that the parties shall be entitled
to an injunction or  injunctions  to prevent  breaches of this  Agreement and to
enforce  specifically the terms and provisions hereof in any court of the United
States or any state  having  jurisdiction,  this being in  addition to any other
remedy to which they are entitled at law or in equity.  In the event  attorneys'
fees or other costs are incurred to secure performance of any of the obligations
herein  provided  for, or to  establish  damages for the breach  thereof,  or to
obtain any other appropriate  relief,  whether by way of prosecution or defense,
the prevailing party shall be entitled to recover reasonable attorneys' fees and
costs incurred therein.

     9.10 Interpretation.  When a  reference  is  made  in   this  Agreement  to
          --------------
Sections,  Exhibits or Schedules,  such  reference  shall be to a Section of, or
Exhibit or Schedule to, this Agreement unless otherwise indicated.  The table of
contents and headings  contained in this  Agreement are for  reference  purposes
only  and  are not  part  of  this  Agreement.  Whenever  the  words  "include,"
"includes" or "including" are used in this Agreement, they shall be deemed to be
followed by the words "without  limitation."  Whenever the words "as of the date
hereof"  are used in this  Agreement,  they  shall be deemed to mean the day and
year first above written.

     9.11 Assignment.  No party may assign either this  Agreement or any  of its
          ----------
rights, interests or obligations hereunder without the prior written approval of
the other parties.  Subject to the preceding  sentence,  this Agreement shall be
binding  upon and shall  inure to the  benefit of the  parties  hereto and their
respective successors and permitted assigns.

     9.12 Alternative Structure. Notwithstanding any provision of this Agreement
          ---------------------
to the contrary,  Washington Federal may at any time modify the structure of the
acquisition of FFSW set forth herein,  including to provide for a merger of FFSW
with  and  into  Washington  Federal  or  another  wholly  owned  Subsidiary  of
Washington Federal, provided that (i) the Merger Consideration to be paid to the
holders of FFSW Common Stock is not thereby changed in kind or reduced in amount
as a result of such  modification,  (ii) the  modification  does not  change the
intended  federal income tax  consequences of the  transactions  contemplated by
this  Agreement  and  (iii)  such  modification  will  not  materially  delay or
jeopardize receipt of any required approvals of Governmental Authorities. In the
event  Washington  Federal  elects to make such a change,  the parties  agree to
execute appropriate documents to reflect the change.


                                       53



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

                               WASHINGTON FEDERAL, INC.



                               By:      /s/ Roy Whitehead
                                        ----------------------------------------
                               Name:    Roy Whitehead
                               Title:   Chairman, President and Chief Executive
                                         Officer



                               WASHINGTON FEDERAL ACQUISITION, INC.



                               By:      /s/ Roy Whitehead
                                        ----------------------------------------
                               Name:    Roy Whitehead
                               Title:   President and Chief Executive Officer



                               FIRST FEDERAL BANC OF THE  SOUTHWEST, INC.



                               By:      /s/ Aubrey L. Dunn, Jr.
                                        ----------------------------------------
                               Name:    Aubrey L. Dunn, Jr.
                               Title:   President and Chief Executive Officer




















                                       54




                                                                         ANNEX A

                              SHAREHOLDER AGREEMENT

     SHAREHOLDER  AGREEMENT  (the  "Agreement"),  dated as of October 10,  2006,
among __________________, a shareholder ("Shareholder") of First Federal Banc of
the Southwest, Inc., a Delaware corporation ("FFSW"),  Washington Federal, Inc.,
a Washington corporation ("Washington Federal"), and, solely for purposes of the
last sentence of Section 9, FFSW.  All terms used herein and not defined  herein
shall  have the  meanings  assigned  thereto in the  Merger  Agreement  (defined
below).

     WHEREAS,  FFSW and  Washington  Federal are entering  into an Agreement and
Plan of  Reorganization,  dated as of the date hereof (the "Merger  Agreement"),
pursuant to which FFSW will merge with a subsidiary of Washington Federal on the
terms and  conditions  set forth  therein  (the  "Merger")  and,  in  connection
therewith,  outstanding  shares of FFSW Common Stock will be converted into cash
in the manner set forth therein; and

     WHEREAS,  Shareholder  owns the shares of FFSW Common Stock  identified  on
Exhibit I hereto  (such  shares,  together  with all shares of FFSW Common Stock
subsequently  acquired by Shareholder  during the term of this Agreement,  being
referred to as the "Shares"); and

     WHEREAS,  in order to induce  Washington  Federal  to enter into the Merger
Agreement,  Shareholder,  solely in such Shareholder's capacity as a shareholder
of FFSW and not in any other capacity, has agreed to enter into and perform this
Agreement.

     NOW,  THEREFORE,   for  good  and  valuable  consideration,   the  receipt,
sufficiency  and adequacy of which are hereby  acknowledged,  the parties hereto
agree as follows:

     1. Agreement to Vote Shares.  Shareholder agrees that at any meeting of the
        ------------------------
stockholders  of  FFSW,  or in  connection  with  any  written  consent  of  the
stockholders of FFSW, Shareholder shall:

                  (a) appear at each such meeting or otherwise  cause the Shares
to be counted as present thereat for purposes of calculating a quorum; and

                  (b)  vote  (or cause to  be voted),  in person or by proxy, or
deliver a written consent (or cause a consent to be delivered) covering, all the
Shares (whether acquired heretofore or hereafter) that are beneficially owned by
Shareholder or as to which Shareholder has, directly or indirectly, the right to
vote or direct the voting,  (w) in favor of adoption  and approval of the Merger
Agreement  and the  Merger;  (x)  against  any  action or  agreement  that could
reasonably be expected to result in a breach of any covenant,  representation or
warranty or any other  obligation  or agreement of FFSW  contained in the Merger
Agreement  or of  Shareholder  contained  in this  Agreement;  (y)  against  any
Acquisition  Proposal or any other  action,  agreement  or  transaction  that is

                                      A-1

intended, or could reasonably be expected, to materially impede, interfere or be
inconsistent  with,  delay,  postpone,  discourage or  materially  and adversely
affect  consummation of the Merger or the performance by Shareholder of his, her
or its  obligations  under this  Agreement;  and (z) against the election of new
members of FFSW's board of directors, other than the nominees of the majority of
the board of directors in office on the date of this Agreement.

     2. Transfer of Shares.
        ------------------

                  (a) Prohibition  on   Transfers  of  Shares;   Other  Actions.
                      -------------------------------------------------------
Shareholder  hereby agrees that while this  Agreement is in effect,  Shareholder
shall not,  except with the written  approval of Washington  Federal,  (i) sell,
transfer, pledge, encumber, distribute by gift or donation, or otherwise dispose
of any of the Shares  (or any  securities  convertible  into or  exercisable  or
exchangeable for Shares) or any interest therein, whether by actual disposition,
physical   settlement  or  effective   economic   disposition   through  hedging
transactions,  derivative  instruments  or  other  means,  (ii)  enter  into any
agreement,  arrangement  or  understanding  with any  Person,  or take any other
action,  that  violates or  conflicts  with or could  reasonably  be expected to
violate or conflict with Shareholder's  representations,  warranties,  covenants
and obligations under this Agreement,  or (iii) take any other action that could
reasonably be expected to impair or otherwise  adversely affect, in any material
respect,  Shareholder's power,  authority and ability to comply with and perform
his, her or its covenants and obligations under this Agreement.

                  (b) Transfer of Voting Rights.  Shareholder hereby agrees that
                      -------------------------
Shareholder  shall not deposit any Shares in a voting trust,  grant any proxy or
enter into any voting agreement or similar agreement or arrangement with respect
to any of the Shares.

     3.  Representations and Warranties of Shareholder.  Shareholder  represents
and warrants to and agrees with Washington Federal as follows:

                  (a) Capacity.   Shareholder  has  all  requisite  capacity and
                      --------
authority  to enter into and  perform  his,  her or its  obligations  under this
Agreement.

                  (b) Binding Agreement. This  Agreement has been  duly executed
                      -----------------
and  delivered by  Shareholder  and  constitutes  the valid and legally  binding
obligation  of  Shareholder,  subject  to  bankruptcy,   insolvency,  fraudulent
transfer,  reorganization,  moratorium and similar laws of general applicability
relating to or affecting creditors' rights and to general equity principles.

                  (c) Non-Contravention.  The  execution  and  delivery  of this
                      -----------------
Agreement by  Shareholder  does not, and the  performance by Shareholder of his,
her or its  obligations  hereunder and the  consummation  by  Shareholder of the
transactions  contemplated  hereby  will  not,  violate  or  conflict  with,  or
constitute  a  default  under,  any  agreement,  instrument,  contract  or other
obligation  or any  order,  arbitration  award,  judgment  or  decree  to  which
Shareholder is a party or by which Shareholder is bound, or any statute, rule or
regulation to which  Shareholder is subject or, in the event that Shareholder is
a corporation,  partnership,  trust or other entity, any charter, bylaw or other
organizational document of Shareholder.

                  (d) Ownership. Shareholder's Shares are, and  through the term
                      ---------
of  this  Agreement  will  be,  owned  beneficially  and  of  record  solely  by
Shareholder except as otherwise  disclosed on Exhibit I hereto.  Shareholder has
good and  marketable  title to the Shares,  free and clear of any lien,  pledge,
mortgage,  security interest or other  encumbrance.  As of the date hereof,  the
Shares  identified  on  Exhibit I hereto  constitute  all of the  shares of FFSW

                                      A-2

Common Stock owned beneficially or of record by Shareholder. Shareholder has and
will have at all times during the term of this  Agreement  (i) sole voting power
and sole power to issue  instructions  with  respect to the matters set forth in
Section 1 hereof,  (ii) sole power of disposition  and (iii) sole power to agree
to all of the matters set forth in this Agreement,  in each case with respect to
all of the Shares owned by  Shareholder on the date of this Agreement and all of
the Shares hereafter acquired by Shareholder and owned beneficially or of record
by him,  her or it  during  the term of this  Agreement.  For  purposes  of this
Agreement,  the term  "beneficial  ownership" shall be interpreted in accordance
with Rule 13d-3 under the Exchange  Act,  provided that a Person shall be deemed
to beneficially own any securities which may be acquired by such Person pursuant
to  any  agreement,  arrangement  or  understanding  or  upon  the  exercise  of
conversion  rights,   exchange  rights,   warrants  or  options,   or  otherwise
(irrespective  of whether the right to acquire such  securities  is  exercisable
immediately  or only after the  passage of time,  including  the passage of time
within 60 days, the satisfaction of any conditions,  the occurrence of any event
or any combination of the foregoing).

                  (e) Consents and Approvals. The execution and delivery of this
                      ----------------------
Agreement by  Shareholder  does not, and the  performance by Shareholder of his,
her or its obligations  under this Agreement and the consummation by him, her or
it of the  transactions  contemplated  hereby will not,  require  Shareholder to
obtain any consent, approval,  authorization or permit of, or to make any filing
with or notification to, any Governmental Authority.

                  (f)   Absence   of   Litigation.  There  is  no  suit, action,
                        -------------------------
investigation  or  proceeding  pending  or,  to the  knowledge  of  Shareholder,
threatened against or affecting Shareholder or any of his, her or its affiliates
before or by any  Governmental  Authority  that could  reasonably be expected to
materially  impair  the  ability  of  Shareholder  to  perform  his,  her or its
obligations hereunder or to consummate the transactions contemplated hereby on a
timely basis.

     4. No  Solicitation.  Shareholder  hereby  agrees  that  during the term of
        ----------------
this  Agreement  he,  she or it shall not,  and shall not permit any  investment
banker, financial advisor, attorney, accountant or other representative retained
by him,  her or it to,  directly  or  indirectly,  (a) take  any of the  actions
specified in clauses (i)-(vi) of Section 6.07 of the Merger Agreement, (b) agree
to  release,  or  release,  any Person from any  obligation  under any  existing
standstill  agreement or arrangement  relating to FFSW, or (c)  participate  in,
directly or indirectly, a "solicitation" of "proxies" (as such terms are used in
the rules of the SEC) or powers of attorney or similar  rights to vote,  or seek
to advise or  influence  any Person with respect to the voting of, any shares of
FFSW Common Stock in connection with any vote or other action on any matter of a
type  described in Section 1(b),  other than to recommend that  stockholders  of
FFSW vote in favor of the adoption and approval of the Merger  Agreement and the
Merger and as  otherwise  expressly  permitted  by this  Agreement.  Shareholder
agrees  immediately  to  cease  and  cause  to  be  terminated  any  activities,
discussions or negotiations conducted before the date of this Agreement with any
Persons other than Washington  Federal with respect to any possible  Acquisition
Proposal  and will take all  necessary  steps to inform any  investment  banker,
financial advisor, attorney, accountant or other representative retained by him,
her or it of the obligations  undertaken by Shareholder pursuant to this Section
5. Nothing  contained in this Section 5 shall  prevent a  Shareholder  who is an
officer  or a member of the FFSW  Board from  discharging  his or her  fiduciary
duties solely in his or her capacity as such an officer or director.

                                      A-3

     5. Notice of Acquisitions;  Proposals  Regarding  Prohibited  Transactions.
        -----------------------------------------------------------------------
Shareholder  hereby  agrees to notify  Washington  Federal  promptly (and in any
event within 2 Business Days) in writing of the number of any additional  shares
of FFSW Common Stock or other securities of FFSW of which  Shareholder  acquires
beneficial  or record  ownership on or after the date hereof.  Shareholder  will
comply with the provisions of Section 6.07(b) of the Merger  Agreement as if he,
she or it were FFSW.

     6. Specific  Performance  and Remedies.  Shareholder  acknowledges  that it
        -----------------------------------
will be  impossible  to  measure in money the  damage to  Washington  Federal if
Shareholder  fails to comply with the obligations  imposed by this Agreement and
that,  in the event of any such  failure,  Washington  Federal  will not have an
adequate remedy at law.  Accordingly,  Shareholder agrees that injunctive relief
or other equitable remedy, in addition to remedies at law or in damages,  is the
appropriate remedy for any such failure and will not oppose the granting of such
relief on the basis that Washington  Federal may have an adequate remedy at law.
Shareholder  agrees  that  Shareholder  will not seek,  and  agrees to waive any
requirement for, the securing or posting of a bond in connection with Washington
Federal's seeking or obtaining such equitable relief.

     7. Term of Agreement; Termination.
        ------------------------------

               (a) The term of this Agreement shall commence on the date hereof.

               (b) This Agreement shall terminate upon the  earlier to  occur of
(i) the date, if any, of termination of the Merger  Agreement in accordance with
its terms, or (ii) the Effective Time of the Merger.  Upon such termination,  no
party shall have any further  obligations  or liabilities  hereunder;  provided,
however,  such  termination  shall not relieve any party from  liability for any
willful breach of this Agreement prior to such termination.

     8. Stop Transfer  Order.  In  furtherance  of this  Agreement,  Shareholder
        --------------------
hereby  authorizes  and instructs FFSW to instruct its transfer agent to enter a
stop transfer order with respect to all of  Shareholder's  Shares for the period
from the date hereof through the date this Agreement is terminated in accordance
with  Section 8. FFSW agrees that as promptly as  practicable  after the date of
this  Agreement it shall give such stop  transfer  instructions  to the transfer
agent for the FFSW Common Stock.

     9.  Entire  Agreement.  This  Agreement  supersedes  all prior  agreements,
         -----------------
written or oral,  among the parties  hereto with  respect to the subject  matter
hereof and contains the entire  agreement  among the parties with respect to the
subject  matter  hereof.  This  Agreement  may not be amended,  supplemented  or
modified,  and no  provisions  hereof may be  modified  or waived,  except by an
instrument in writing  signed by each party hereto.  No waiver of any provisions
hereof by any party shall be deemed a waiver of any other  provisions  hereof by
any such party,  nor shall any such waiver be deemed a continuing  waiver of any
provision hereof by such party.

     10. Notices. All notices, requests, claims, demands or other communications
         -------
hereunder  shall  be in  writing  and  shall  be  deemed  given  when  delivered
personally,  upon receipt of a transmission  confirmation if sent by telecopy or
like  transmission  and on the  next  Business  Day  when  sent  by a  reputable

                                      A-4

overnight courier service to the parties at the following  addresses (or at such
other address for a party as shall be specified by like notice):

         If to Washington Federal to:

                  Washington Federal, Inc.
                  425 Pike Street
                  Seattle, WA  98101
                  Attention:   Roy Whitehead, Chairman, President
                                  and Chief Executive Officer
                  Fax:  (206) 624-2334

         With a copy to:

                  Patton Boggs LLP
                  2550 M Street, N.W.
                  Washington, D.C.  20037
                  Attention:  Norman B. Antin, Esq.
                              Jeffrey D. Haas, Esq.
                  Fax:  (202) 457-6315

         If to FFSW or Shareholder to:

                  First Federal Banc of the Southwest, Inc.
                  300 North Pennsylvania Avenue
                  Roswell, New Mexico 88201
                  Attention:  Aubrey L. Dunn, Jr., President
                                 and Chief Executive Officer
                  Fax:  (505) 627-2412


         With a copy to:

                  Luse Gorman Pomerenk & Schick, P.C.
                  5335 Wisconsin Avenue, N.W., Suite 400
                  Washington, D.C.  20015
                  Attention:  Alan Schick, Esq.
                              Gary A. Lax, Esq.
                  Fax:  (202) 362-2902

     11. Miscellaneous.
         -------------

               (a) Severability.  If any  provision of  this Agreement or the
                   ------------
application  of such  provision  to any  person or  circumstances  shall be held
invalid or unenforceable by a court of competent jurisdiction, such provision or
application  shall be  unenforceable  only to the extent of such  invalidity  or
unenforceability,   and  the  remainder  of  the   provision   held  invalid  or
unenforceable and the application of such provision to persons or circumstances,
other than the party as to which it is held  invalid,  and the remainder of this
Agreement, shall not be affected.

                                      A-5

               (b) Capacity.  The covenants  contained  herein shall apply to
                   --------
Shareholder  solely in his or her  capacity  as a  shareholder  of FFSW,  and no
covenant contained herein shall apply to Shareholder in his or her capacity as a
director,  officer  or  employee  of  FFSW  or in any  other  capacity.  Nothing
contained in this Agreement shall be deemed to apply to, or limit in any manner,
the obligations of the Shareholder to comply with his or her fiduciary duties as
a director, officer or employee of FFSW.

               (c)  Counterparts.  This Agreement may be executed  in one  or
                    ------------
more  counterparts,  each of which shall be deemed to be an original  but all of
which together shall constitute one and the same instrument.

               (d) Headings. All Section headings herein are for  convenience
                   --------
of reference only and are not part of this  Agreement,  and no  construction  or
reference shall be derived therefrom.

               (e) Governing Law; Consent to Jurisdiction; Waiver of Jury Trial.
                   ------------------------------------------------------------

                        (i) This  Agreement  shall be governed  by and construed
in accordance with the laws of the State of Washington  without giving effect to
the  principles  of  conflicts  of  law.  Each  of  the  parties  hereto  hereby
irrevocably and unconditionally consents to submit to the exclusive jurisdiction
of the King  County  Superior  Court of the  State of  Washington  or,  if under
applicable  law exclusive  jurisdiction  over the  Litigation (as defined below)
lies with the  courts of the  United  States,  any  court of the  United  States
located  in the  State  of  Washington,  for any  action,  suit,  proceeding  or
investigation in any court or before any Governmental  Authority  ("Litigation")
arising out of or relating to this Agreement and the  transactions  contemplated
hereby.  Each of the  parties  hereto  hereby  irrevocably  and  unconditionally
waives,  and agrees not to assert, by way of motion, as a defense,  counterclaim
or  otherwise,  in any such  Litigation,  any  claim  that he,  she or it is not
personally  subject to the  jurisdiction of the aforesaid courts for any reason,
other than the failure to serve process in accordance  with this Section  12(e),
that  he,  she or it or his,  her or its  property  is  exempt  or  immune  from
jurisdiction  of any such  court or from any  legal  process  commenced  in such
courts  (whether  through  service  of  notice,  attachment  prior to  judgment,
attachment in aid of execution of judgment, execution of judgment or otherwise),
and to the fullest  extent  permitted by applicable  law, that the Litigation in
any such  court is  brought  in an  inconvenient  forum,  that the venue of such
Litigation is improper,  or that this  Agreement,  or the subject matter hereof,
may not be enforced in or by such courts and further  irrevocably waives, to the
fullest  extent  permitted  by  applicable  law, the benefit of any defense that
would hinder, fetter or delay the levy, execution or collection of any amount to
which the party is entitled  pursuant to the final  judgment of any court having
jurisdiction. Each of the parties irrevocably and unconditionally waives, to the
fullest extent  permitted by applicable law, any and all rights to trial by jury
in connection  with any Litigation  arising out of or relating to this Agreement
or the transactions contemplated hereby.

                        (ii)  Each  of the parties hereto  irrevocably  consents
to the  service of process out of any of the  aforementioned  courts in any such
Litigation by the mailing of copies thereof by registered mail, postage prepaid,
to such  party at his,  her or its  address  set forth in this  Agreement,  such
service  of  process  to be  effective  upon  acknowledgment  of receipt of such
registered mail.

                                      A-6

                        (iii) Each of the  parties hereto expressly acknowledges
that the foregoing  waivers are intended to be irrevocable under the laws of the
State of Washington  and of the United States of America;  provided that consent
by the parties to  jurisdiction  and service  contained in this Section 12(e) is
solely for the purpose referred to in this Section 12(e) and shall not be deemed
to be a general  submission to said courts or in the State of  Washington  other
than for such purpose.

               (f) Successors and Assigns;  Third Party  Beneficiaries.  Neither
                   ---------------------------------------------------
this  Agreement  nor any of the rights or  obligations  of any party  under this
Agreement shall be assigned, in whole or in part, by any party without the prior
written  consent of the other parties  hereto.  Subject to the  foregoing,  this
Agreement  shall  bind and inure to the  benefit  of and be  enforceable  by the
parties hereto and their respective successors and permitted assigns. Nothing in
this  Agreement,  express or implied,  is intended to confer on any Person other
than the parties hereto or their respective successors and permitted assigns any
rights,  remedies,  obligations  or  liabilities  under  or by  reason  of  this
Agreement.

     12.  Attorney's  Fees. The prevailing  party or parties in any  litigation,
          ----------------
arbitration,    mediation,   bankruptcy,    insolvency   or   other   proceeding
("Proceeding")  relating to the enforcement or  interpretation of this Agreement
may  recover  from the  unsuccessful  party or parties all  reasonable  fees and
disbursements of counsel  (including expert witness and other  consultants' fees
and costs) relating to or arising out of (a) the Proceeding  (whether or not the
Proceeding  proceeds  to  judgment),  and (b) any  post-judgment  or  post-award
proceeding including, without limitation, one to enforce or collect any judgment
or award  resulting  from the  Proceeding.  All such  judgments and awards shall
contain a specific provision for the recovery of all such subsequently  incurred
costs, expenses, and fees and disbursements of counsel.

     [13. Non-Solicitation.
          ----------------

               (a) In order that Washington Federal may have and enjoy the  full
benefit of  ownership  of FFSW and the  businesses  it  conducts  following  the
Effective  Time,  Shareholder  agrees  that for a period of 24 months  after the
Effective  Date,  Shareholder  will  not take any  affirmative  action  to hire,
attempt to hire,  contact or solicit with respect to hiring,  any Person who was
an employee of FFSW or any affiliate of FFSW prior to the Effective  Time of the
Merger or becomes an employee of Washington  Federal or any of its  subsidiaries
in  connection  with the  Merger,  or induce  or  otherwise  counsel,  advise or
knowingly encourage any such Person to leave the employ of Washington Federal or
any of its  subsidiaries,  provided  that the  foregoing  shall not apply to any
Person  whose  employment  with  Washington  Federal or any of its  subsidiaries
terminated  more than six months prior to the time  Shareholder  first solicited
such Person for  employment  following the Effective  Date or was  involuntarily
terminated by Washington  Federal or any of its subsidiaries.  Nothing contained
in this  Section 13 is  intended  to  prohibit  general  advertising  or general
solicitation not specifically directed at employees of Washington Federal or its
subsidiaries.

              (b)  Shareholder   acknowledges   and   agrees that the businesses
conducted  by FFSW are  highly  competitive,  a  significant  portion  of FFSW's
competitiveness  and its  value  as a  going  enterprise  is  derived  from  its
workforce,  and that the covenant made by Shareholder in this Section 13 is made
in consideration of the payments of the Merger  Consideration and as a necessary
inducement  for  Washington  Federal  to enter  into the  Merger  Agreement  and
consummate the transactions contemplated thereby. It is the desire and intent of


                                      A-7


the parties to this  Agreement  that the  provisions of this Section 13 shall be
enforced to the fullest extent permissible under the laws and public policies of
each jurisdiction in which enforcement is sought. It is expressly understood and
agreed that,  although  Shareholder  and  Washington  Federal each  consider the
restrictions  contained  in  this  Section  13  to  be  reasonable,  if a  final
determination is made by a court of competent jurisdiction or an arbitrator that
any restriction contained in this Section 13 is unenforceable against any party,
the  provisions  of this Section 13 shall be deemed  amended to apply as to such
maximum  extent  as such  court  may  judicially  determine  or  indicate  to be
enforceable.  Shareholder  acknowledges  that  breach of Section 13 would  cause
Washington  Federal  irreparable harm and consents to the entry of an injunction
without bond in the event  Shareholder  breaches or threatens to breach  Section
13.] [This  Section 13 will be  included  only in the  Agreement  with George A.
Rosenbaum, Jr.]




                                      A-8



     IN WITNESS  WHEREOF,  the parties  hereto have executed and delivered  this
Agreement as of the date first written above.

                               WASHINGTON FEDERAL, INC.


                               By:
                                        ----------------------------------------
                               Name:    Roy Whitehead
                               Title:   Chairman, President and Chief Executive
                                           Officer


                               FIRST FEDERAL BANC OF THE  SOUTHWEST, INC.



                               By:
                                        ----------------------------------------
                               Name:    Aubrey L. Dunn, Jr.
                               Title:   President and Chief Executive Officer



                               SHAREHOLDER



                               --------------------------------
                               (Signature)


                                      A-9



                                                                       EXHIBIT I
                           SHAREHOLDER AGREEMENT


                                 Shares of
                             FFSW Common Stock
                             Beneficially Owned
                               (exclusive of
                             unexercised stock
Name of Shareholder         options or warrants)    Options on FFSW Common Stock
- ---------------------   ------------------------   -----------------------------


                                      A-10




                                                                         ANNEX B


                                     FORM OF
                 AGREEMENT AND PLAN OF MERGER AND LIQUIDATION OF
                    FIRST FEDERAL BANC OF THE SOUTHWEST, INC.
                           BY WASHINGTON FEDERAL, INC.


     AGREEMENT  AND PLAN OF  MERGER  AND  LIQUIDATION  agreed to this ___ day of
_______________ 2006, between WASHINGTON FEDERAL, INC., a Washington corporation
("Washington  Federal"),  and  FIRST  FEDERAL  BANC OF THE  SOUTHWEST,  INC.,  a
Delaware corporation ("FFSW").

     WHEREAS,  Washington Federal owns all of the issued and outstanding capital
stock of FFSW; and

     WHEREAS,  Washington Federal wishes to approve,  authorize,  and consent to
(i) the merger of FFSW with and into Washington Federal pursuant to the Delaware
General Corporation Law and the Washington Business Corporation Act and (ii) the
voluntary  liquidation  of FFSW in  accordance  with Section 332 of the Internal
Revenue Code of 1986, as amended  ("Code"),  in connection with the consummation
of  the  transactions   contemplated  by  the  related  Agreement  and  Plan  of
Reorganization,  dated  as  of  October  10,  2006,  among  Washington  Federal,
Washington Federal Acquisition,  Inc., a Delaware corporation and a wholly-owned
subsidiary of Washington Federal ("Merger Sub"), and FFSW ("Merger  Agreement");
and

     WHEREAS,  Merger Sub  previously  merged with and into FFSW pursuant to the
Merger Agreement.

     NOW, THEREFORE, the parties hereto agree as follows:

     1. Washington Federal approves,  authorizes, and consents to the merger and
liquidation of FFSW.

     2.  Following  the  consummation  of this  Agreement and Plan of Merger and
Liquidation,  FFSW shall be  liquidated  in  accordance  with the  provisions of
Section 332 of the Code.

     3. The officers of FFSW are  authorized  and directed to distribute  FFSW's
assets (subject to its liabilities) within one year in cancellation of its stock
to Washington Federal, as owner of all of its issued and outstanding stock.

     4. The  officers of FFSW are further  authorized  and  directed to take all
appropriate and necessary actions to liquidate FFSW in accordance with the Code.

                                      B-1


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



                               FIRST FEDERAL BANC OF THE
                                 SOUTHWEST, INC.


                               By:
                                        ----------------------------------------
                               Name:    Roy Whitehead
                               Title:   President and Chief Executive Officer




                               WASHINGTON FEDERAL, INC.



                               By:
                                        ----------------------------------------
                               Name:    Roy Whitehead
                               Title:   Chairman, President and Chief Executive
                                             Officer












                                      B-2




                                                                         ANNEX C

                               AGREEMENT OF MERGER

     Agreement  of  Merger,  dated  as of  ______  ___,  2006,  by  and  between
Washington  Federal Savings and Loan  Association (the "Acquiror Bank) and First
Federal Bank (the "Bank").

                                   WlTNESSETH:

     WHEREAS,  the Bank is a federally chartered savings bank and a wholly-owned
subsidiary of First Federal Banc of the Southwest, Inc. ("FFSW"); and

     WHEREAS,  the  Acquiror  Bank is a  federally  chartered  savings  and loan
association  and a wholly  owned  subsidiary  of  Washington  Federal,  Inc.,  a
Washington corporation ("Washington Federal"); and

     WHEREAS,  FFSW,  Washington  Federal,  and Washington Federal  Acquisition,
Inc., a wholly owned  subsidiary  of Washington  Federal  ("Merger  Sub"),  have
entered into an Agreement  and Plan of  Reorganization,  dated as of October 10,
2006 (the  "Agreement"),  pursuant to which  Merger Sub will merge with and into
FFSW (the "Parent Merger"); and

     WHEREAS,  the  Boards  of  Directors  of Bank and the  Acquiror  Bank  have
approved,  and deem it advisable to consummate the merger provided for herein in
which the Bank  would  merge  with and into the  Acquiror  Bank on the terms and
conditions  herein  provided  immediately  following the  effective  time of the
Parent Merger.

     NOW,  THEREFORE,  in consideration of the premises and the mutual covenants
and  agreements  in the  Agreement  and herein  contained,  the parties  hereto,
intending to be legally bound hereby, agree as follows:

     1. The Merger.  Subject to the terms and  conditions  of this  Agreement of
Merger,  at the  Effective  Time (as defined in Section 2 hereof),  the separate
existence  of the Bank shall  cease and the Bank  shall  merge with and into the
Acquiror Bank (the "Merger")  under the laws of the United States.  The Acquiror
Bank shall be the surviving bank of the Merger (the "Surviving Bank").

     2. Effective Time. The Merger shall become effective on the date and at the
time  that the  Articles  of  Combination  are filed  with the  Office of Thrift
Supervision ("OTS"),  unless a later date and time is specified as the effective
time in such Articles of Combination (the "Effective Time").

     3.  Charter;  Bylaws.  The Federal Stock Charter and Bylaws of the Acquiror
Bank in effect  immediately  prior to the  Effective  Time shall be the  Federal
Stock  Charter  and Bylaws of the  Surviving  Bank,  until  altered,  amended or
repealed in accordance with their terms and applicable law.

                                      C-1


     4. Name;  Offices.  The name of the  Surviving  Bank  shall be  "Washington
Federal  Savings and Loan  Association."  The main office of the Surviving  Bank
shall be the main office of the Acquiror Bank immediately prior to the Effective
Time.  All branch offices of the Bank and the Acquiror Bank which were in lawful
operation immediately prior to the Effective Time shall be the branch offices of
the Surviving Bank upon  consummation  of the Merger,  subject to the opening or
closing of any offices  which may be authorized by the Bank or the Acquiror Bank
and the OTS after the date hereof.  Schedule I hereto contains a list of each of
the  deposit  taking  offices of the Bank and the  Acquiror  Bank which shall be
operated by the Surviving Bank, subject to the opening or closing of any offices
which may be  authorized  by the Bank or the Acquiror Bank and the OTS after the
date hereof.

     5. Directors and Executive Officers. Upon consummation of the Merger, until
changed in accordance with the Federal Stock Charter and Bylaws of the Surviving
Bank, (i) the directors of the Surviving Bank shall consist of those persons who
shall be directors of the Acquiror Bank immediately prior to the Effective Time,
the names and  residence  addresses of which are set forth on Schedule II hereto
and (ii) the  officers  of the  Surviving  Bank  shall  be the  officers  of the
Acquiror  Bank  immediately  prior to the  Effective  Time.  The  directors  and
officers of the Surviving Bank shall hold office in accordance  with the Federal
Stock Charter and Bylaws of the Surviving Bank.

     6. Effects of the Merger.  Upon consummation of the Merger, and in addition
to the effects set forth at 12. C.F.R. ss. 552.13 and other applicable law:

          (i) all rights,  franchises  and interests of the Bank in and to every
     type of property (real, personal and mixed),  tangible and intangible,  and
     chooses in action shall be  transferred to and vested in the Surviving Bank
     by  virtue  of the  Merger  without  any  deed or other  transfer,  and the
     Surviving Bank,  without any order or other action on the part of any court
     or otherwise,  shall hold and enjoy all rights of property,  franchises and
     interests,  including appointments,  designations and nominations,  and all
     other rights and interests as trustee, executor,  administrator,  registrar
     of stocks and bonds, guardian of estates, assignee, receiver and committee,
     and in every other fiduciary  capacity,  in the same manner and to the same
     extent as such rights,  franchises and interest were held or enjoyed by the
     Bank immediately prior to the Effective Time;

          (ii) the  Surviving  Bank shall be liable for all  liabilities  of the
     Bank,  fixed  or  contingent,  including  all  deposits,  accounts,  debts,
     obligations and contracts thereof,  matured or unmatured,  whether accrued,
     absolute, contingent or otherwise, and whether or not reflected or reserved
     against on balance  sheets,  books of account or records  thereof,  and all
     rights of creditors or obligees and all liens on property of the Bank shall
     be preserved unimpaired;  after the Effective Time, the Surviving Bank will
     continue to issue savings  accounts on the same basis as immediately  prior
     to the Effective Time; and

          (iii) the home office and other offices of the Surviving Bank shall be
     as set forth on Schedule I hereto.

                                      C-2


     7. Effect on Shares of Stock.

     (a) Each  share of  Acquiror  Bank  common  stock  issued  and  outstanding
immediately  prior to the  Effective  Time shall be  unchanged  and shall remain
issued and outstanding.

     (b) At the  Effective  Time,  each share of Bank  common  stock  issued and
outstanding  prior to the Merger shall,  by virtue of the Merger and without any
action on the part of the holder thereof, be canceled. Any shares of Bank common
stock held in the treasury of the Bank  immediately  prior to the Effective Time
shall be retired and canceled.

     8.  Additional  Actions.  If, at any time  after the  Effective  Time,  the
Surviving Bank shall consider that any further  assignments or assurances in law
or any other acts are necessary or desirable to (i) vest, perfect or confirm, of
record or otherwise,  in the Surviving Bank its rights, title or interest in, to
or under any of the rights,  properties  or assets of the Bank acquired or to be
acquired  by the  Surviving  Bank as a result  of, or in  connection  with,  the
Merger,  or (ii)  otherwise  carry out the purposes of this Agreement of Merger,
the Bank and its proper  officers and directors  shall be deemed to have granted
to the Surviving  Bank an  irrevocable  power of attorney to execute and deliver
all such proper  deeds,  assignments  and  assurances  in law and to do all acts
necessary or proper to vest,  perfect or confirm title to and possession of such
rights,  properties or assets in the  Surviving  Bank and otherwise to carry out
the purposes of this Agreement of Merger;  and the proper officers and directors
of the Surviving Bank are fully  authorized in the name of the Bank or otherwise
to take any and all such action.

     9.  Counterparts.  This  Agreement of Merger may be executed in one or more
counterparts,  each of which shall be deemed to be an original  but all of which
together shall constitute one agreement.

     10.  Governing  Law.  This  Agreement  of Merger  shall be  governed in all
respects,  including, but not limited to, validity,  interpretation,  effect and
performance, by the laws of the United States.

     11.  Amendment.  Subject to applicable law, this Agreement of Merger may be
amended, modified or supplemented only by written agreement of the Acquiror Bank
and the Bank at any time prior to the Effective Time.

     12. Waiver.  Any of the terms or conditions of this Agreement of Merger may
be waived at any time by whichever of the parties hereto is, or the shareholders
of which are,  entitled to the benefit  thereof by action  taken by the Board of
Directors of such waiving party.

     13.  Assignment.  This Agreement of Merger may not be assigned by any party
hereto without the prior written consent of the other party.

     14.  Termination.  This  Agreement  of  Merger  shall  terminate  upon  the
termination  of the Agreement in accordance  with its terms.  This  Agreement of
Merger may also be terminated

                                      C-3
<Page>
at any  time  prior  to the  Effective  Time by an  instrument  executed  by the
Acquiror Bank and the Bank.

     15.  Procurement  of  Approvals.  The Acquiror  Bank and the Bank shall use
reasonable best efforts to take, or cause to be taken,  all action and to do, or
cause to be done, all things  necessary,  proper or advisable  under  applicable
laws  and  regulations  to  consummate  and  make  effective  the   transactions
contemplated by this Agreement of Merger,  subject to and in accordance with the
applicable  provisions  of  the  Agreement,  including  without  limitation  the
preparation and submission of such applications or other filings for approval of
the Merger to the OTS as may be required by applicable laws and regulations.

     16.  Conditions  Precedent.  The  obligations  of the  parties  under  this
Agreement  of Merger  shall be subject to: (i) receipt of approval of the Merger
from all governmental and banking  authorities whose approval is required;  (ii)
receipt of any necessary  regulatory approval to operate the main office and the
branch  offices  of the Bank as  offices of the  Surviving  Bank;  and (iii) the
consummation  of the Parent  Merger  pursuant to the  Agreement on or before the
Effective Time.

     17.  Effectiveness of Agreement.  Notwithstanding  anything to the contrary
contained herein,  the execution and delivery of this Agreement of Merger by the
parties  hereto  shall  not be  deemed  to be  effective  unless  and  until the
requirements of 12 C.F.R. ss. 552.13 are met.

     18. Entire  Agreement.  Except as otherwise set forth in this  Agreement of
Merger and the Agreement,  this Agreement of Merger (including the documents and
the  instruments  referred  to  herein)  constitutes  the entire  agreement  and
supersedes all prior agreements and understandings, both written and oral, among
the parties with respect to the subject matter hereof.


                                      C-4




     IN WITNESS WHEREOF,  each of the Acquiror Bank and the Bank has caused this
Agreement  of  Merger  to be  executed  on its  behalf  by its  duly  authorized
officers.

                               FIRST FEDERAL BANK



                               By:
                                      ------------------------------------------
                               Name:
                               Title:



                               WASHINGTON FEDERAL SAVINGS
                                   AND LOAN ASSOCIATION



                               By:
                                      ------------------------------------------
                               Name:
                               Title:



                                      C-5





                                   Schedule I






                                      C-6





                                   Schedule II





                                      C-7






                                                                         ANNEX D


                             TENANT ESTOPPEL LETTER

                                __________, 2006



Washington Federal, Inc.
425 Pike Street
Seattle, WA  98101


         Re:     ___________________, as amended __________________ ("Lease") by
                 and between ___________________ ("Landlord") and ______________
                 ("Tenant") for the premises commonly known as _________________
                 ("Premises")

Dear __________:

     In connection  with the acquisition of First Federal Banc of the Southwest,
Inc. and its subsidiaries,  by Washington Federal,  Inc.  ("Assignee"),  and the
corresponding  assignment of the above referenced Lease, the undersigned  Tenant
hereby certifies to Assignee that the following statements are true, correct and
complete as of the date hereof:

     1. Tenant is the tenant under the Lease for the  Premises.  There have been
no  amendments,  modifications  or  revisions  to the  Lease,  and  there are no
agreements  of any kind between  Landlord  and Tenant  regarding  the  Premises,
except as provided in the attached Lease.

     2.  Attached  hereto as Schedule A is a true,  correct and complete copy of
the Lease which has been duly  authorized and executed by Tenant and which is in
full force and effect.

     3. Tenant has  accepted  and is in sole  possession  of the Premises and is
presently occupying the Premises.  The Lease has not been assigned, by operation
of law or  otherwise,  by  Tenant,  and no  sublease,  concession  agreement  or
license, covering the Premises, or any portion of the Premises, has been entered
into by  Tenant.  If the  landlord  named in the Lease is other  than  Landlord,
Tenant has  received  notice of the  assignment  to Landlord  of the  landlord's
interest in the Lease and Tenant  recognizes  Landlord as the landlord under the
Lease.

     4. No rent  under  the  Lease  has been  paid  more  than one (1)  month in
advance,  and no other  sums or  security  deposits  have  been  deposited  with
Landlord,  except in the amount of $__________.  (If none, state "NONE"). Tenant
is not entitled to rent concessions or free rent.

     5. All  conditions and  obligations  of Landlord  relating to completion of
tenant  improvements  and making the Premises ready for occupancy by Tenant have
been satisfied or performed and all other  conditions and obligations  under the
Lease to be  satisfied  or performed by Landlord as of the date hereof have been
fully satisfied or performed.
                                      D-1



     6. There exists no defense to, or right of offset  against,  enforcement of
the Lease by Landlord. Neither Landlord nor Tenant is in default under the Lease
and no event has occurred  which,  with the giving of notice or passage of time,
or both, could result in such a default.

     7.  Tenant has not  received  any notice of any  present  violation  of any
federal,  state, county or municipal laws,  regulations,  ordinances,  orders or
directives relating to the use or condition of the Premises.

     8. Except as  specifically  stated herein,  Tenant has not been granted (a)
any  option to  extend  the term of the  Lease;  (b) any  option  to expand  the
Premises or to lease  additional  space with in the  Premises;  (c) any right to
terminate the Lease prior to its stated  expiration;  or (d) any option or right
of first refusal to purchase the Premises or any part thereof.

     9. Tenant acknowledges having been notified that Landlord's interest in and
to the Lease has been, or will be,  assigned to Assignee.  Until further  notice
from  Landlord,  however,  Tenant will  continue to make all payments  under the
Lease to Landlord and otherwise  look solely to Landlord for the  performance of
the Landlord's obligations under the Lease.

     The  agreements  and  certifications  set  forth  herein  are made with the
knowledge and intent that Assignee will rely on them in purchasing the Premises,
and Assignee's successors and assigns may rely upon them for that purpose.

                                           Very truly yours,

                                           [TENANT]


                                           --------------------------------


                                           By:  ____________________________
                                           Name:  __________________________
                                           Title:  ___________________________



                                      D-2





                                   SCHEDULE A

                                      LEASE




                                      D-3






                                                                         ANNEX E


                            LANDLORD ESTOPPEL LETTER
                                __________, 2006



Washington Federal, Inc.
425 Pike Street
Seattle, WA  98101


     Re:  ___________________,  as amended  __________________  ("Lease") by and
          between     __________________________________________________________
          ("Landlord")    and __________________________________  ("Tenant") for
          the premises  commonly known as _________________________ ("Premises")

Dear __________:

     In connection  with the acquisition of First Federal Banc of the Southwest,
Inc. and its  subsidiaries by Washington  Federal,  Inc.  ("Assignee"),  and the
corresponding assignment of the above referenced Lease, the undersigned Landlord
hereby certifies to Assignee that the following statements are true, correct and
complete as of the date hereof:

     1. Tenant is the tenant under the Lease for the  Premises.  There have been
no  amendments,  modifications  or  revisions  to the  Lease,  and  there are no
agreements  of any kind between  Landlord  and Tenant  regarding  the  Premises,
except as provided in the attached Lease.

     2.  Attached  hereto as Schedule A is a true,  correct and complete copy of
the Lease which has been duly  authorized  and executed by Landlord and which is
in full force and effect.

     3. Tenant has  accepted  and is in sole  possession  of the Premises and is
presently occupying the Premises. To the Landlord's knowledge, the Lease has not
been  assigned,  by operation of law or otherwise,  by Tenant,  and no sublease,
concession  agreement or license,  covering the Premises,  or any portion of the
Premises, has been entered into by Tenant.

     4. No rent  under the Lease  has been  paid to  Landlord  more than one (1)
month in advance,  and no other sums or security  deposits  have been  deposited
with Landlord, except in the amount $__________. (If none, state "NONE"). Tenant
is not entitled to rent concessions or free rent.

     5. All  conditions  and  obligations  under  the Lease to be  satisfied  or
performed by Landlord and Tenant as of the date hereof have been fully satisfied
or performed.

     6. Neither  Landlord nor Tenant is in default  under the Lease and no event
has occurred which, with the giving of notice or passage of time, or both, could
result in such a default.


                                      E-1



     7.  Landlord has not  received  any notice of any present  violation of any
federal,  state, county or municipal laws,  regulations,  ordinances,  orders or
directives relating to the use or condition of the Premises.

     8. Except as  specifically  stated herein,  Tenant has not been granted (a)
any option to extend the term of the Lease, except as set forth in the Lease.

     The  agreements  and  certifications  set  forth  herein  are made with the
knowledge and intent that Assignee will rely on them in purchasing the Premises,
and Assignee's successors and assigns may rely upon them for that purpose.

                                           Very truly yours,

                                           [LANDLORD]



                                           -------------------------------------


                                           By:
                                                  ------------------------------
                                           Name:
                                                  ------------------------------
                                           Title:
                                                  ------------------------------


                                      E-2





                                   SCHEDULE A

                                      LEASE



                                      E-3






                                                                         ANNEX F


















                     NON-COMPETE, NON-SOLICITATION AGREEMENT

                           Dated as of _____ __, 2006

                                     Between

                               AUBREY L. DUNN, JR.

                                       and

                            WASHINGTON FEDERAL, INC.








                                      F-1





     This NON-COMPETE and NON-SOLICITATION AGREEMENT (this "Agreement") is dated
as of _______ __, 2006, and which will be effective as of the Effective Time (as
defined below), by and between Aubrey L. Dunn, Jr. ("Executive"),  First Federal
Banc of the Southwest,  Inc. ("FFSW") and Washington Federal,  Inc. ("Washington
Federal"), a Washington corporation.

                                    RECITALS

     WHEREAS, Executive is President and Chief Executive Officer of FFSW;

     WHEREAS, FFSW, Washington Federal and Washington Federal Acquisition,  Inc.
("Merger  Sub") propose to enter into an Agreement  and Plan of  Reorganization,
dated as of October 10, 2006 (the "Merger Agreement"),  pursuant to which Merger
Sub will merge with and into FFSW, with FFSW as the surviving  corporation  (the
"Merger"),  and thereafter  FFSW will be merged and liquidated  into  Washington
Federal in accordance with the Agreement and an Agreement and Plan of Merger and
Liquidation;

     WHEREAS,  in order to induce  Washington  Federal  to enter into the Merger
Agreement and to minimize the risk that Washington Federal will lose the benefit
of the goodwill and other assets being  acquired by it, and to protect the trade
secrets and other  confidential  and  proprietary  information  of FFSW known to
Executive  and being  acquired by  Washington  Federal,  Executive has agreed to
restrict his  activities  in  accordance  with the terms and  conditions of this
Agreement; and

     WHEREAS, this Agreement is subject to, and will only become effective, upon
consummation  of the  transactions  contemplated  by the Merger  Agreement  (the
"Effective Time").

     NOW,  THEREFORE,  in  consideration  of the  premises,  and other  good and
valuable  consideration,   the  receipt  and  sufficiency  of  which  is  hereby
acknowledged, the parties hereby agree as follows:

     1. Covenants.
        ---------

        (a)  Non-Compete.   Commencing  as  of the Effective Time and continuing
             -----------
for a period of six (6) consecutive months  thereafter,  Executive agrees not to
compete with Washington  Federal or any of its subsidiaries in any city, town or
county in which FFSW has an office,  determined as of the Effective Time, except
as agreed to pursuant to a resolution  duly adopted by the Board of Directors of
Washington  Federal.  Executive  agrees  that during such period and within said
area,  cities,  towns and  counties,  Executive  shall  not work for or  advise,
consult or  otherwise  serve with,  directly  or  indirectly,  any entity  whose
business  materially  competes  with the  depository,  lending or other  current
business  activities  of  Washington  Federal  or any of its  subsidiaries.  The
parties hereto,  recognizing that irreparable  injury would result to Washington
Federal,  its business and property in the event of  Executive's  breach of this
Section  1(a),  agree  that  in the  event  of any  such  breach  by  Executive,
Washington  Federal  would be  entitled,  in addition to any other  remedies and
damages  available to it, to an injunction  to restrain the violation  hereof by
Executive,  Executive's partners,  agents, employers,  employees and all persons
acting for or with  Executive.  Nothing herein shall be construed as prohibiting

                                      F-2

Washington  Federal from  pursuing any other  remedies  available to  Washington
Federal for such breach, including the recovery of damages from Executive.

        (b) Non-Solicitation.
            ----------------

                  (1) Executive   agrees  that as  of the  Effective  Time,  and
for a period of two (2)consecutive  years thereafter,  he shall not, directly or
indirectly,  hire, attempt to hire, contact or solicit with regard to hiring any
individual  who,  immediately  prior  to the  Effective  Time  (1) is a  current
employee  of FFSW or any  affiliate  of FFSW,  or (2)  becomes  an  employee  of
Washington  Federal or any of its  subsidiaries  in  connection  with the Merger
(collectively,  the "Prohibited Class"), or induce or otherwise counsel,  advise
or knowingly encourage any such person to leave the employ of Washington Federal
or any of its subsidiaries.

                  (2) Nothing  contained  in  this  Section  1(b) is intended to
prohibit general advertising or general  solicitation not specifically  directed
at the Prohibited Class.

                  (3) For purposes of this Section 1(b), Executive  shall not be
prohibited  from  soliciting  any  former  employees  of FFSW (A) who have  been
terminated involuntarily by Washington Federal or its subsidiaries, or (B) whose
employment  with  Washington   Federal  or  its   subsidiaries  was  voluntarily
terminated at least six (6) months prior to the time Executive  first  solicited
such person for employment following the Effective Time.

     (c)    Consideration. In  consideration  of Executive's  entering into this
            -------------
Agreement,  FFSW shall pay the  Executive,  immediately  prior to the  Effective
Time,  the  sum  of Six  Hundred  Fifty  Thousand  Dollars  ($650,000.00),  less
applicable withholding taxes.

     (d)    Reformation.  Each  party  hereto acknowledges  that  the  potential
            -----------
restrictions on Executive's  future activities  imposed by the covenants in this
Section 1 are reasonable in both duration and geographic  scope and in all other
respects.  In the event that the  provisions  of this  Section 1 should  ever be
deemed to exceed the duration or geographic  limitations  or scope  permitted by
applicable  law, then such  provisions  shall be reformed to the maximum time or
geographic  limitations  or scope,  as the case may be,  permitted by applicable
law,  and each party agrees that the  restrictions  and  prohibitions  contained
herein shall be effective to the fullest extent allowed under  applicable law in
such jurisdiction.

     (e)    Specific  Performance.  Executive  acknowledges  that  it  would  be
            ---------------------
impossible  to determine the amount of damages that would result from any breach
of any of the  provisions  of this  Section 1 and that the remedy at law for any
breach of any of such provisions  would likely be inadequate  and,  accordingly,
agrees  that  Washington  Federal  shall,  in  addition  to any other  rights or
remedies  which  it may  have at law or in  equity,  be  entitled  to seek  such
equitable and injunctive  relief as may be available from any court of competent
jurisdiction to restrain Executive from violating any of such provisions of this
Agreement.  In connection  with any action or proceeding  for such  equitable or
injunctive relief, Executive hereby waives any claim or defense that a remedy at
law alone is adequate  and agrees,  to the maximum  extent  permitted by law, to
have  each  such  provision  of this  Section 1  specifically  enforced  against
Executive,  without the  necessity  of posting  bond or other  security  against
Executive,  and consents to the entry of equitable or injunctive  relief against

                                      F-3




Executive  enjoining or restraining  any breach of any of the provisions of this
Section 1.

     2. Miscellaneous.
        -------------

        (a) Effective   Time.   This  Agreement   shall  be effective  as of the
            ----------------
Effective Time of the Merger (as defined in the Merger Agreement).

        (b) Amendment; Waiver. This Agreement shall not be  amended,  altered or
            -----------------
modified in any manner whatsoever,  except by a written  instrument  executed by
the  parties  hereto.  No waiver of any  breach or  default  hereunder  shall be
considered  valid  unless in writing and signed by the party giving such waiver,
and no such waiver shall be deemed a waiver of any subsequent breach of the same
or similar nature.

        (c) Counterparts.   This   Agreement   may  be   executed in one or more
            ------------
counterparts  (including by  facsimile),  each of which shall be deemed to be an
original, but all of which shall constitute one and the same instrument.

        (d) Governing Law. This Agreement shall be  deemed to be made in and  in
            -------------
all respects shall be  interpreted,  construed and governed by and in accordance
with the laws of the State of New Mexico,  without regard to the conflict of law
principles thereof.

        (e) Attorney's   Fees.   The   prevailing   party   in  any  litigation,
            -----------------
arbitration,    mediation,   bankruptcy,    insolvency   or   other   proceeding
("Proceeding")  relating to the enforcement or  interpretation of this Agreement
may recover from the  unsuccessful  party all fees and  disbursements of counsel
(including expert witness and other  consultants' fees and costs) relating to or
arising out of (a) such Proceeding  (whether or not the Proceeding  results in a
judgment) and (b) any post-judgment or post-award Proceeding including,  without
limitation,  one to enforce or collect any judgment or award  resulting from any
Proceeding. All such judgments and awards shall contain a specific provision for
the  recovery  of all  such  subsequently  incurred  costs,  expenses,  fees and
disbursements of counsel.

        (f)  Notices.    All   notices,   requests,   instructions   and   other
             -------
communications  to be given  hereunder  by any  party to the  other  shall be in
writing and shall be deemed  given if  personally  delivered,  telecopied  (with
confirmation) or mailed by registered or certified mail, postage prepaid (return
receipt  requested),  to such party at its address set forth below or such other
address  as such  party may  specify to the other  party by notice  provided  in
accordance with this Section 2(e).

                               if to Washington Federal, to:

                               Washington Federal, Inc.
                               425 Pike Street
                               Seattle, WA 98101
                               Facsimile: (206) 624-2334
                               Attention: Roy Whitehead, President
                                             and Chief Executive Officer

                                      F-4


                               if to Executive, to:

                               Aubrey L. Dunn, Jr.
                               P.O. Box 1047
                               Roswell, NM 88202-1047

        (g) Entire  Agreement.  This  Agreement  and the Merger  Agreement  and
            -----------------
the  agreements  set forth as  annexes to the Merger  Agreement  constitute  the
entire  agreement  of the parties  hereto  with  reference  to the  transactions
contemplated  hereby and supersede all other prior  agreements,  understandings,
representations  and warranties,  both written and oral,  between the parties or
their  respective  representatives,  agents or  attorneys,  with  respect to the
subject matter hereof.

        (h) Parties In  Interest.   This   Agreement   shall be binding upon and
            --------------------
inure  solely  to  the  benefit  of  each  party  hereto  and  their  respective
successors,  assigns,  estate, heirs, executors,  administrators and other legal
representatives,  as the case may be.  Nothing  in this  Agreement,  express  or
implied, is intended to confer upon any other person,  other than parties hereto
and  their   respective   successors,   assigns,   estate,   heirs,   executors,
administrators and other legal representatives,  as the case may be, any rights,
remedies, obligations or liabilities under or by reason of this Agreement.

        (i) Assignment.  This  Agreement  shall  not  be  assignable  by  law or
            ----------
otherwise without the prior written consent of the other party hereto; provided,
however,  that  Washington  Federal may assign any of its rights and obligations
hereunder to any of its  affiliates or to any other entity which may acquire all
or substantially all of the assets,  shares or business of Washington Federal or
any of its subsidiaries or any entity with or into which  Washington  Federal or
any of its subsidiaries may be consolidated or merged.

        (j) Captions.    The  section   and   paragraph captions herein are for
            --------
convenience  of reference  only, do not  constitute  part of this  Agreement and
shall not be deemed to limit or otherwise affect any of the provisions hereof.

        (k) Severability.  Any  term  or  provision  of this  Agreement which is
            ------------
invalid or unenforceable in any jurisdiction shall, as to that jurisdiction,  be
ineffective  to the  extent  of such  invalidity  and  unenforceability  without
rendering  invalid or  unenforceable  the remaining terms and provisions of this
Agreement in any other  jurisdiction.  If any provision of this  Agreement is so
broad as to be  unenforceable,  the provision shall be interpreted to be only so
broad as is enforceable.



                            [signature page follows]



                                      F-5






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

                               WASHINGTON FEDERAL, INC.


                               By:
                                   ---------------------------------------------
                                   Name:      Roy Whitehead
                                   Title:     President and CEO



                               FIRST FEDERAL BANC
                               OF THE SOUTHWEST, INC.



                               By:
                                  ----------------------------------------------
                                  Name:
                                              ----------------------------
                                  Title:
                                              ----------------------------


                               EXECUTIVE



                               -------------------------------------------
                               Name:          Aubrey L. Dunn, Jr.






                                      F-6






                                                                         ANNEX G

















                           NON-SOLICITATION AGREEMENT

                           Dated as of _____ __, 2006

                                     Between

                                   [Director]

                                       and

                            WASHINGTON FEDERAL, INC.






                                      G-1





     This  NON-SOLICITATION  AGREEMENT (this "Agreement") is dated as of _______
__,  2006,  and which will be  effective  as of the  Effective  Time (as defined
below), by and between _________________ ("Director"), First Federal Banc of the
Southwest,  Inc. ("FFSW") and Washington Federal, Inc. ("Washington Federal"), a
Washington corporation.

                                    RECITALS

     WHEREAS, Director serves on the Board of Directors of FFSW;

     WHEREAS, FFSW, Washington Federal and Washington Federal Acquisition,  Inc.
("Merger  Sub") propose to enter into an Agreement  and Plan of  Reorganization,
dated as of October 10, 2006 (the "Merger Agreement"),  pursuant to which Merger
Sub will merge with and into FFSW, with FFSW as the surviving  corporation  (the
"Merger"),  and thereafter  FFSW will be merged and liquidated  into  Washington
Federal in accordance with the Agreement and an Agreement and Plan of Merger and
Liquidation (the "Liquidation Agreement");

     WHEREAS,  in order to induce  Washington  Federal  to enter into the Merger
Agreement and to minimize the risk that Washington Federal will lose the benefit
of the goodwill and other assets being  acquired by it, and to protect the trade
secrets and other  confidential  and  proprietary  information  of FFSW known to
Director  and being  acquired  by  Washington  Federal,  Director  has agreed to
restrict his  activities  in  accordance  with the terms and  conditions of this
Agreement; and

     WHEREAS, this Agreement is subject to, and will only become effective, upon
consummation  of the  transactions  contemplated  by the Merger  Agreement  (the
"Effective Time").

     NOW,  THEREFORE,  in  consideration  of the  premises,  and other  good and
valuable  consideration,   the  receipt  and  sufficiency  of  which  is  hereby
acknowledged, the parties hereby agree as follows:

     1. Covenants.
        ---------

        (a) Non-Solicitation.
            ----------------

           (1)      Director  agrees that as  of  the Effective  Time, and for a
period of thirty (30) consecutive months  thereafter,  he shall not, directly or
indirectly,  take any  affirmative  action to (A) induce or attempt to induce or
(B)  following  the Effective  Time  otherwise  knowingly  counsel,  advise,  or
encourage any  individual who  immediately  prior to the Effective Time is (1) a
current employee of FFSW or any affiliate of FFSW, or (2) becomes an employee of
Washington  Federal or any of its  subsidiaries  in  connection  with the Merger
(collectively, the "Prohibited Class"), to do any of the following:

               (i)  leave  the  employ  of  Washington  Federal  or  any  of its
          subsidiaries  or to accept  employment  with an  employer  other  than
          Washington Federal or its subsidiaries or affiliates, or


                                      G-2




               (ii) offer  employment  to or hire such  person,  or work for any
          person or entity that offers employment to or hires such person.

           (2)  Nothing   contained   in  this   Section   1(a)  is  intended to
prohibit general advertising or general  solicitation not specifically  directed
at the Prohibited Class.

           (3)  For  purposes  of   this  Section  1(a),  Director  shall not be
prohibited  from  soliciting  any  former  employees  of FFSW (A) who have  been
involuntarily  terminated by Washington  Federal or any of its subsidiaries,  or
(B) whose  employment with  Washington  Federal or any of its  subsidiaries  was
voluntarily terminated at least six (6) months after the Effective Time.

        (b) Reformation. Each  party  hereto  acknowledges  that  the  potential
            -----------
restrictions on Director's  future  activities  imposed by the covenants in this
Section 1 are  reasonable  in duration and in all other  respects.  In the event
that the  provisions  of this  Section 1 should  ever be  deemed  to exceed  the
duration or scope  permitted by applicable  law, then such  provisions  shall be
reformed  to the  maximum  time or  scope,  as the  case  may be,  permitted  by
applicable  law, and each party agrees that the  restrictions  and  prohibitions
contained  herein  shall  be  effective  to the  fullest  extent  allowed  under
applicable law in such jurisdiction.

        (c) Specific  Performance.  Director  acknowledges   that  it  would  be
            ---------------------
impossible  to determine the amount of damages that would result from any breach
of any of the  provisions  of this  Section 1 and that the remedy at law for any
breach of any of such provisions  would likely be inadequate  and,  accordingly,
agrees  that  Washington  Federal  shall,  in  addition  to any other  rights or
remedies  which  it may  have at law or in  equity,  be  entitled  to seek  such
equitable and injunctive  relief as may be available from any court of competent
jurisdiction to restrain  Director from violating any of such provisions of this
Agreement.  In connection  with any action or proceeding  for such  equitable or
injunctive relief,  Director hereby waives any claim or defense that a remedy at
law alone is adequate  and agrees,  to the maximum  extent  permitted by law, to
have  each  such  provision  of this  Section 1  specifically  enforced  against
Director,  without  the  necessity  of posting  bond or other  security  against
Director,  and consents to the entry of equitable or injunctive  relief  against
Director  enjoining or  restraining  any breach of any of the provisions of this
Section 1.

     2. Miscellaneous.
        -------------

        (a) Effective Time.  This  Agreement  shall  be  effective  as  of  the
             --------------
Effective Time of the Merger (as defined in the Merger Agreement).

        (b) Amendment; Waiver. This Agreement shall not be amended, altered or
            -----------------
modified in any manner whatsoever,  except by a written  instrument  executed by
the  parties  hereto.  No waiver of any  breach or  default  hereunder  shall be
considered  valid  unless in writing and signed by the party giving such waiver,
and no such waiver shall be deemed a waiver of any subsequent breach of the same
or similar nature.

        (c) Counterparts.   This   Agreement   may   be  executed in one or more
            ------------
counterparts  (including by  facsimile),  each of which shall be deemed to be an
original, but all of which shall constitute one and the same instrument.

                                      G-3



        (d) Governing Law. This Agreement  shall be deemed to  be made in and in
            -------------
all respects shall be  interpreted,  construed and governed by and in accordance
with the laws of the State of New Mexico,  without regard to the conflict of law
principles thereof.

        (e) Attorney's   Fees.   The   prevailing   party  in  any   litigation,
            -----------------
arbitration,    mediation,   bankruptcy,    insolvency   or   other   proceeding
("Proceeding")  relating to the enforcement or  interpretation of this Agreement
may recover from the  unsuccessful  party all fees and  disbursements of counsel
(including expert witness and other  consultants' fees and costs) relating to or
arising out of (a) such Proceeding  (whether or not the Proceeding  results in a
judgment) and (b) any post-judgment or post-award Proceeding including,  without
limitation,  one to enforce or collect any judgment or award  resulting from any
Proceeding. All such judgments and awards shall contain a specific provision for
the  recovery  of all  such  subsequently  incurred  costs,  expenses,  fees and
disbursements of counsel.

        (f) Notices.    All    notices,    requests,   instructions   and  other
            -------
communications  to be given  hereunder  by any  party to the  other  shall be in
writing and shall be deemed  given if  personally  delivered,  telecopied  (with
confirmation) or mailed by registered or certified mail, postage prepaid (return
receipt  requested),  to such party at its address set forth below or such other
address  as such  party may  specify to the other  party by notice  provided  in
accordance with this Section 2(e).

                               if to Washington Federal, to:

                               Washington Federal, Inc.
                               425 Pike Street
                               Seattle, WA 98101
                               Facsimile:  (206) 624-2334
                               Attention: Roy Whitehead, President
                                             and Chief Director Officer

                               if to Director, to:

                               [Home Address]

        (g) Entire  Agreement. This Agreement and  the Merger Agreement  and the
            -----------------
agreements  set forth as annexes to the Merger  Agreement  constitute the entire
agreement of the parties hereto with reference to the transactions  contemplated
hereby and supersede all other prior agreements, understandings, representations
and warranties,  both written and oral,  between the parties or their respective
representatives, agents or attorneys, with respect to the subject matter hereof.

        (h) Parties In Interest. This Agreement shall be binding upon and  inure
            -------------------
solely to the  benefit of each party  hereto  and their  respective  successors,
assigns,   estate,   heirs,   executors,    administrators   and   other   legal
representatives,  as the case may be.  Nothing  in this  Agreement,  express  or
implied, is intended to confer upon any other person,  other than parties hereto
and  their   respective   successors,   assigns,   estate,   heirs,   executors,
administrators and other

                                      G-4
<page>
legal representatives,  as the case may be, any rights, remedies, obligations or
liabilities under or by reason of this Agreement.

        (i) Assignment.   This  Agreement   shall  not be  assignable  by law or
            ----------
otherwise without the prior written consent of the other party hereto; provided,
however,  that  Washington  Federal may assign any of its rights and obligations
hereunder to any of its  affiliates or to any other entity which may acquire all
or substantially all of the assets,  shares or business of Washington Federal or
any of its subsidiaries or any entity with or into which  Washington  Federal or
any of its subsidiaries may be consolidated or merged.

        (j) Captions.   The  section  and  paragraph  captions  herein  are  for
            --------
convenience  of reference  only, do not  constitute  part of this  Agreement and
shall not be deemed to limit or otherwise affect any of the provisions hereof.

        (k) Severability.  Any  term  or provision  of  this  Agreement which is
            ------------
invalid or unenforceable in any jurisdiction shall, as to that jurisdiction,  be
ineffective  to the  extent  of such  invalidity  and  unenforceability  without
rendering  invalid or  unenforceable  the remaining terms and provisions of this
Agreement in any other  jurisdiction.  If any provision of this  Agreement is so
broad as to be  unenforceable,  the provision shall be interpreted to be only so
broad as is enforceable.

                            [signature page follows]


                                      G-5




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

                               WASHINGTON FEDERAL


                              By:
                                 ------------------------------------
                                  Name:      Roy Whitehead
                                  Title:     President and CEO



                               FIRST FEDERAL BANC
                               OF THE SOUTHWEST, INC.



                               By:
                                  -----------------------------------
                                  Name:
                                        -----------------------------
                                  Title:
                                        -----------------------------


                               DIRECTOR


                               --------------------------------------
                               Name:
                                    ---------------------------------







                                      G-6