PURCHASE AND SALE AGREEMENT AND ESCROW
INSTRUCTIONS


 


 


THIS PURCHASE AND SALE
AGREEMENT AND ESCROW INSTRUCTIONS ("Agreement"), dated as of April 8, 2013, is entered into by and between HM
East Ridge LLC, a Delaware limited liability company (“HM”) and Limoneira Company, a Delaware corporation
(“Limoneira”) ( HM and Limoneira are collectively referred to herein as “Seller”) and IPDC
Construction, Inc., a California corporation, or its assignee (“Buyer”). This Agreement constitutes (i) a
contract of purchase-and-sale and (ii) escrow instructions to Lawyer’s Title, Oxnard, CA (“Escrow Holder”),
whose consent appears at the end of this Agreement.


 


RECITALS:


 


1.          The Property. Seller owns
certain real and personal property in the City of Santa Maria, County of Santa Barbara, California, the legal description of which
is set forth on Exhibit “A” attached hereto (“the Property”).


 


2.          Purchase and Sale. Seller
and Buyer wish to enter into a transaction pursuant to which Buyer shall purchase the Property from Seller subject to the terms
set forth below.


 


DEFINITIONS:


 


In addition to the
definitions contained elsewhere in this Agreement, unless the context otherwise indicated, the following terms shall have the meanings
as set forth in this Article:


 


"Business Day"
means any day other than Saturday, Sunday or any legal state or national holiday observed in the State of California.


 


"Cash"
means (i) currency, (ii) a check or checks currently dated payable to Escrow Holder or order and honored upon presentation
for payment, or (iii) funds wire-transferred or otherwise deposited into Escrow Holder's account at Escrow Holder's direction,
in each event in U.S. dollars.


 


"Close of Escrow"
and “Closing” means the date the Seller's Grant Deed and any other documents to be recorded on closing pursuant
to the terms hereof are filed for record.


 


"Closing Date"
has the meaning set forth in Section 11.1.


 


“Control”
means owning, directly or indirectly, fifty percent (50%) or greater of the voting power of an entity.


 


"Escrow Holder" means
Lawyers Title, Oxnard, CA.


 


"Feasibility
Period” is described in Section 2.2 below.


 






    	 



    	 



    

 


 


“Hazardous
Materials” means any material or substance which is (i) defined as a “hazardous waste,” extremely hazardous
waste,” “restricted hazardous waste,” “hazardous material,” “hazardous substance,” or
any similar formation under or pursuant to any California or Federal statute or common law rule; (ii) petroleum and natural gas
liquids as those terms are used in Section 109(14) of the Comprehensive Environmental Response, Compensation and Liability Act,
42 U.S.C. Section 6901, et seq. (41 U.S.C. Section 6903); (iii) asbestos; (iv) polychlorinated biphenyls; (v) designated as a “hazardous
substance” pursuant to Section 311 of the Clean Water Act, 33 U.S.C., Section 1251, et seq. (33 U.S.C. Section 1321) or listed
pursuant to Section 307 of the Clean Water Act (33 U.S.C. Section 1317); (vi) defined as a “hazardous waste” pursuant
to Section 1004 of the Resource Conservation and Recovery Act, 42 U.S.C. Section 6901, et seq. (42 U.S.C. Section 6903); or (vii)
defined as a “hazardous substance” pursuant to Comprehensive Environmental Response, Compensation and Liability Act,
42 U.S.C. Section 9601, et seq. (41 U.S.C. Section 9601), in each case, as any such statute now provides or may hereafter be amended,
and in the regulations promulgated pursuant thereto. 


 


“Hazardous
Materials Laws” means all federal, state and local laws (whether under common law, statute or otherwise), ordinances,
orders, rules, regulations and guidance documents now or hereafter in force, as amended from time to time, in any way relating
to or regulating human health or safety, industrial hygiene or environmental conditions, protection of the environment, Hazardous
Materials, pollution or contamination of the air, soil, surface water or groundwater, and regulations, rules, guidelines, or standards
promulgated pursuant to such laws, statutes and regulations, as such statutes, regulations, rules, guidelines, and standards are
amended from time to time. 


 


“Opening of
Escrow” means the date that this Agreement has been signed by Buyer and Seller and the Escrow Officer has executed the
Consent of Escrow Holder attached hereto as part of this Agreement.


 


“Title Company”
means Lawyers Title, Oxnard, CA.


 


 


 


AGREEMENT:


 


 


 


ARTICLE 1


 


PURCHASE PRICE AND
DEPOSIT


 


1.1          Deposit. Upon mutual execution
of this Agreement, Buyer will deliver to Escrow Holder the sum of One Hundred Thousand Dollars ($100,000.00) in Cash (the
"Deposit"). The Deposit shall be placed in an interest bearing account pursuant to the terms of Section 10.1. Interest
on the Deposit shall accrue for the benefit of Buyer unless Buyer is in default under the terms and conditions of this Agreement
in which case the interest shall be paid to Seller. At the end of the Feasibility Period, unless Buyer has elected to terminate
this Agreement pursuant to the terms of Section 2.2, the Deposit shall be delivered to Seller and shall be non-refundable. The
Deposit and all accrued interest thereon shall be applied to the Purchase Price on Close of Escrow.


 






    	 



    	 



    

 


 


1.2          Purchase Price. Subject to
the terms and conditions of this Agreement, Seller shall sell and Buyer shall buy the Property for Six Million Dollars ($6,000,000.00)
(the "Purchase Price"). The Purchase Price is payable as follows: (i) Buyer shall make the Deposit as set forth
in Section 1.1 above, and (ii) on or before three (3) Business Day prior to the Closing Date, Buyer shall deposit with Escrow
Holder the balance of the Purchase Price in Cash and all other amounts due by Buyer hereunder in order to complete the Close of
Escrow.


 


Article
2



BUYER'S FEASIBILITY AND RIGHT TO ENTER THE PROPERTY


 


2.1          Limit on Escrow Holder’s
Responsibility. Escrow Holder shall have no concern with, responsibility for, or liability for this Article.


 


2.2          Feasibility Period. Buyer
shall have through 5:00 p.m. Pacific Time on the date that is thirty (30) days from the execution of this Agreement by both parties
hereto (the "Feasibility Period") to conduct such investigations, testing and inspections of the Property as deemed necessary
or appropriate by Buyer. Buyer's satisfaction with the Property and its feasibility for Buyer's intended purposes is referred to
as the "Feasibility Condition." If Buyer is not satisfied, in Buyer’s sole discretion, with the Property in Buyer’s
sole discretion, Buyer may terminate this Agreement and receive a refund of the Deposit and all interest accrued thereon by notifying
Seller and Escrow Holder in writing at any time on or before 5:00 p.m. (Pacific Time) on the last day of the Feasibility Period.
Failure of Buyer to deliver a notice of termination to Seller and Escrow Holder by the end of the Feasibility Period shall be deemed
Buyer’s approval of the Feasibility Condition.


 


2.3          Property Information. Within
five (5) Business Days after the Opening of Escrow, Seller shall deliver to Buyer copies of all tests, surveys, reports, records,
permits, applications, inspections, approvals, entitlements, mitigation agreements, licenses, correspondence with or notices from
any Governmental Agencies, agreements with the applicable jurisdictions, easement agreements, flood control agreements, utility
agreements, development rights, studies (including all traffic, soils, geotechnical and environmental studies and reports), contracts,
agreements, tax bills, maps, plans (including but not limited to civil engineering, architectural, grading, improvement and landscaping
plans and calculations), drawings, and authorizations relating to or affecting the Property or the development thereof in Seller’s
possession (collectively referred to as the “Property Information”).


 






    	 



    	 



    

 


2.4          Right to Enter Upon the Property;
Indemnity. Buyer, its employees, agents, consultants and contractors shall have access to the Property on one (1) Business
Day advance written notice to Seller, and may enter upon the Property to inspect, survey and test the conditions present on the
Property. Any physically intrusive test will require Seller’s reasonable approval. Prior to any entry on the Property by
Buyer prior to the Closing, Buyer shall secure and maintain: a) a comprehensive general liability and property damage policy in
an amount of no less than Two Million Dollars ($2,000,000.00) which will cover the activities of Buyer and its agents and consultants
on the Property and shall name Seller an additional insured thereunder, and b) worker’s compensation and employer’s
liability insurance in accordance with the provisions of California laws. Buyer shall provide a certificate of insurance to Seller
evidencing the insurance required herein. Buyer shall fully protect, defend, hold harmless and indemnify Seller and its managers
and members, and the employees, agents, attorneys, shareholders, members, managers, successors and assigns of Seller and its managers
and members (“Seller Indemnified Parties”) and the Property, from any and all claims, liabilities, damages, costs,
injuries, liens (including but not limited to mechanic's, materialman's, contractor's and similar liens), actions or judgments
of any kind or nature (including, without limitation, attorneys' fees, expert fees, and litigation costs and expenses) (collectively,
“Losses”) arising out of or resulting in any way from any such entry onto the Property or the acts and omissions of
Buyer, its agents, employees, consultants or contractors; provided, however that the foregoing indemnity shall not apply to (i)
any Losses arising out of the gross negligence of willful misconduct of any of the Seller Indemnified Parties, and (ii) or any
Losses caused by any existing condition on the Property discovered, uncovered or otherwise revealed by Borrower. The provisions
of this Section 2.4 shall survive the termination or Closing of this Agreement.


 


Article
3



TITLE


 


3.1          Preliminary Title Report.
Seller will, within five (5) Business Days after the Opening of Escrow, cause the Title Company to deliver a preliminary title
report for the Property to Buyer and Seller (the "Title Report") along with copies of all plotted easements and underlying
documents referenced therein. Buyer shall have until the end of the Feasibility Period to notify Seller and Title Company what
exceptions to title shown thereon, if any, are unacceptable to Buyer ("Disapproved Exceptions"). Buyer’s failure
to deliver to Seller written notice of any Disapproved Exceptions by the end of the Feasibility Period shall be deemed approval
by Buyer of all exceptions to title reported in the Title Report. In the event Buyer shall give notice of any Disapproved Exception,
Seller shall have five (5) Business Days after receipt of such notice to notify Buyer and Escrow Holder either (1) that Seller
will cure or insure over such Disapproved Exception; or (2) that Seller will not cure or insure over such Disapproved Exception.
Seller's failure to give such notice with respect to a Disapproved Exception shall constitute an election not to cure or insure
over such Disapproved Exception; provided, however, that Seller shall cure any Disapproved Exception which is a deed of trust or
other monetary lien encumbering the Property not caused by or on behalf of Buyer and any delinquent property taxes or assessments.
Seller shall keep the Property free and clear of all monetary liens and encumbrances not reflected in the Title Report, except
for current real property taxes. In the event Seller elects or is deemed to elect not to cure or insure over any Disapproved Exception,
Buyer shall have the option within three (3) Business Days after receipt (or three (3) Business Days after the date Seller’s
response was due if not given) to terminate this Agreement by written notice to Seller and Escrow Holder to that effect, in which
case Buyer shall receive a refund of the Deposit and accrued interest thereon, and no party shall have any further rights or obligations
under this Agreement except those which, by their terms, survive the termination hereof.


 






    	 



    	 



    

 


3.2          Title Policy. At Closing,
Buyer's title to the Property shall be insured by a Standard Coverage ALTA Owner's Policy of Title Insurance in the amount of the
Purchase Price, insuring title to the Property in Buyer subject only to (1) Title Company's standard exceptions and exclusions,
(2) the lien of supplemental taxes assessed pursuant to California Revenue and Taxation Code Sections 75, et seq., resulting from
this transaction, (3) exceptions to title approved by Buyer or deemed approved by Buyer pursuant to Section 3.1, (4) items shown
or that would have been shown on any survey of the Property, and (5) such deeds of trust or other exceptions to title caused or
created by or for the benefit of Buyer. Additionally, the Property shall be insured against mechanics liens not caused by Buyer
pursuant to a title policy endorsement. Buyer may, at Buyer's option and at Buyer's expense, direct Escrow Holder to procure an
ALTA Extended Coverage Policy of Title Insurance or endorsements which expand coverage in excess of that which is described above.
Any updated or new survey shall be at Buyer's expense. The policy of title insurance to be obtained pursuant to this Section 3.2
is referred to as the “Title Policy”. Fees and costs associated with the Title Policy shall be split equally between
the two parties, except all of the costs of any extended policy of title insurance shall be Buyer’s sole expense.


 


3.3          Failure of Seller to Cure.
In the event Seller elects to cure any Disapproved Exception but is unable to do so or does not do so by the Closing Date, Buyer
may (i) terminate this Agreement and receive a full refund of the Deposit and accrued interest thereon, or (ii) elect to waive
its objection to the Disapproved Exception(s) in question and proceed to close escrow.


 


Article
4



ESCROW INSTRUCTIONS


 


4.1          If requested by Escrow Holder, Buyer
and Seller shall execute further escrow instructions to Escrow Holder that are consistent with the terms of this Agreement and
that incorporate Escrow Holder’s general provisions. In the event of any conflict between such escrow instructions and this
Agreement the terms in the body of this Agreement shall prevail unless such escrow instructions specifically provide that they
modify this Agreement.


 


Article
5



CONDITIONS PRECEDENT TO CLOSING


 


5.1          Conditions to Buyer's Obligation
to Close. Buyer's obligation to close Escrow under this Agreement shall be subject to the satisfaction or written waiver, in
whole or in part, by Buyer of each of the following conditions precedent:


 


(a)          Feasibility.
Buyer shall have approved the Feasibility Condition.


 


(b)          Title Policy.
The Title Company shall have irrevocably committed to issue the Title Policy in the form prescribed in Section 3.2.


 


(c)          Representations
and Warranties. Seller's representations and warranties set forth in this Agreement shall be true and correct in all material
respects as of the Close of Escrow.


 


(d)          Material
Default. Seller shall not be in material default of any term or condition of this Agreement.


 






    	 



    	 



    

 


The foregoing conditions are conditions
precedent in favor of Buyer and may be waived by Buyer at its election.


 


5.2          Conditions to Seller's Obligation
to Close. Seller's obligation to close Escrow under this Agreement shall be subject to the satisfaction or written waiver,
in whole or in part, by Seller of each of the following conditions precedent:


 


(a)          Purchase
Price. Buyer shall have delivered the Deposit and deposited the Purchase Price and all prorations and closing costs for which
Buyer is responsible in Escrow pursuant to the provisions set forth herein.


 


(b)          Representations
and Warranties. Buyer's representations and warranties set forth in this Agreement shall be true and correct in all material
respects as of the Close of Escrow.


 


(c)          Material
Default. Buyer shall not be in material default of any term or condition of this Agreement.


 


The foregoing conditions
are conditions precedent in favor of Seller and may be waived by Seller at its election.


 


5.3          Effect
of Failure of a Condition Precedent. In the event any condition precedent set forth in this Article 5 is not satisfied or
waived within the applicable time period, the party in whose favor the condition exists may thereafter terminate this Agreement
by giving written notice of termination to the other party provided that the party giving notice is not in material breach of
its obligations under the Agreement. Upon any such termination, each party shall return any documents, plans, studies which were
previously delivered by the other party. The Deposit and all interest accrued thereon shall be retained by Seller if this Agreement
is not terminated on or before the end of the Feasibility Period by Buyer. The Deposit shall be returned to Buyer if Buyer terminates
this Agreement as required hereunder on or before the end of the Feasibility Period.   Nothing in this paragraph shall limit
the rights of either party to seek damages in accordance with California law, including, but not limited to, specific performance
and/or other equitable remedies.


 


 


Article
6



BUYER'S DELIVERIES TO ESCROW HOLDER AND SELLER


 


6.1          Closing Deposit and Documents.
At least three (3) Business Days prior to Close of Escrow, Buyer shall deliver to Escrow Holder (i) all remaining sums required
to be paid by Buyer through this Escrow, including the balance of the Purchase Price and sums payable pursuant to Article 9 below,
(ii) the Assignment of Property Rights in the form of Exhibit “C”, fully executed by Buyer and (iii) a
completed and signed Preliminary Change of Ownership Form.


 



    	 



    	 



    




Article
7



SELLER'S DELIVERIES TO ESCROW HOLDER


 


7.1          Documents. At least three
(3) Business Days prior to the Closing Date, Seller shall deliver to Escrow Holder the following documents:


 


(a)          A fully executed
Grant Deed in the form attached as Exhibit "B” to this Agreement.


 


(b)          The Assignment
of Property Rights in the form of Exhibit “C”, fully executed by Seller.


 


(c)          Appropriate
certifications, including without limitation, a Foreign Investment in Real Property Tax Act ("FIRPTA") Certificate and
California Form 593-C, evidencing that neither Buyer nor Escrow Holder are required to withhold Seller's closing funds pursuant
to Internal Revenue Code Section 1445 and California Revenue and Taxation Code Section 18662(e).


 


Article
8



CONDEMNATION/CASUALTY


 


8.1          Risk of Loss/Condemnation.
If, prior to the Close of Escrow, the Property is (a) damaged by reason of earthquake, rain, flooding or other cause, the
cost of which to repair or restore exceeds five percent (5%) of the Purchase Price for the Property (“Material Damage”),
or (b) all or a portion of the Property in excess of five percent (5%) of the Property is condemned, or written notice of
intent to condemn is provided to Seller, by any legally constituted governmental authority (“Material Condemnation”),
then, Buyer shall have the right to terminate this Agreement by delivery of written notice thereof to Seller within ten (10) Business
Days after Buyer’s receipt of written notice of any such Material Damage or Material Condemnation, unless, with respect to
Material Damage, Seller elects to, and does, repair such damage. In the event Buyer so terminates this Agreement, the Deposit and
all interest accrued thereon will be returned to Buyer. If Buyer fails to so terminate this Agreement, or if any damage to the
Property is not Material Damage, or the condemnation is not Material Condemnation, then Buyer shall not be released from any obligation
to purchase the Property and, when sold, the Property shall be sold to Buyer in its then “as is” condition with no
reduction in the Purchase Price, except that if Seller has not caused the damage to be fully repaired prior to the Close of Escrow,
Seller shall pay or assign to Buyer any insurance proceeds payable for such damage to the Property, and shall assign to Buyer all
condemnation proceeds payable for such condemnation of the Property at Close of Escrow and there shall be a credit against the
Purchase Price for the amount of any applicable deductible or self-insured retention, under Seller’s insurance policy.


 


8.2          Survival. The provisions
of this Article 8 shall survive the Close of Escrow.


 



    	 



    	 



    




Article
9




 


PRORATIONS, FEES, COSTS AND REIMBURSEMENTS


 


9.1          Taxes and Assessments. Escrow
Holder shall prorate (that is, apportion) between the parties, in Cash, to Close of Escrow, on the basis of a thirty (30) day month,
general and special real estate taxes and assessments, based on the regular tax bill for the fiscal year in which the escrow closes,
and including any homeowners or other association assessments. If such tax bill has not been issued as of the Closing Date, such
proration shall be based on the regular tax bill for the fiscal year preceding that in which the escrow closes. The proration of
taxes and assessments shall be without regard to any supplemental assessments levied pursuant to California Revenue and Taxation
Code Sections 75 and following unless such supplemental taxes have been levied and shown on a tax bill. In the event that
a separate tax bill has not been issued, Escrow Holder shall apportion general and special real estate taxes and assessments based
upon a written apportionment statement, based on land area, prepared by Seller and reasonably approved by Buyer, which approval
shall not be unreasonably withheld.


 


9.2          Supplemental Taxes. Escrow
Holder shall have no responsibility for this Section. Should any supplemental taxes be levied and billed after Close of Escrow
pursuant to California Revenue and Taxation Code Sections 75 and following as a result of the transfer of title to Buyer,
such taxes shall be the obligation of Buyer except for supplemental taxes levied by reason of improvements or transfers or other
events which occurred before Close of Escrow, which portion, if any, shall be the obligation of Seller. Seller shall pay supplemental
taxes, if any, for which Seller is responsible within thirty (30) days after Buyer provides Seller with a demand for payment accompanied
with reasonable documentation from the County that such sum is payable by Seller pursuant to this Section.


 


9.3          Seller’s Charges; Recorded
Deed Not to Show Documentary Transfer Tax Amount. Seller shall pay (i) the County and any City Documentary Transfer Tax,
(ii) Fifty percent (50%) of the CLTA Standard title policy premium and fee for a mechanics lien endorsement (but not the added
premium for an extended ALTA policy or additional endorsements), (iii) one-half (1⁄2) of Escrow Holder’s fee, and
(iv) usual seller’s document-drafting and recording charges. Unless Buyer gives Escrow Holder instructions to the contrary,
and provided the County Recorder so allows, Escrow Holder shall, at Close of Escrow, cause the Grant Deed to be recorded without
setting forth the amount of County and any City Documentary Transfer Tax paid by Seller. The Grant Deed may show such amount after
it is recorded.


 


9.4          Buyer's Charges. Buyer shall
pay (i) one-half (1⁄2) of Escrow Holder's fee, (ii) Fifty percent (50%) of the CLTA Standard title policy premium and
fee for a mechanics lien endorsement and the extra premium for any ALTA Extended Coverage Title Policy or any endorsements, other
than a mechanics lien endorsement, over and above that of the premium of the ALTA Standard Owner’s Title Policy, (iii) any
loan fees, recording fees, and loan title policy costs related to any financing that Buyer may obtain and (iv) usual buyer's document-drafting
and recording charges


 


9.5          Survival. The provisions
of this Article 9 shall survive the Close of Escrow.


 






    	 



    	 



    

 


Article
10



DISTRIBUTION OF FUNDS AND DOCUMENTS


 


10.1          Interest. Escrow Holder
is instructed to invest Buyer's Deposit in a federally insured interest bearing account selected by Buyer, and Buyer shall sign
such further instructions to Escrow Holder as may be necessary to establish such account.


 


10.2          Disbursements. All disbursements
by Escrow Holder shall be made by wire transfer, unless a party unilaterally instructs Escrow Holder, prior to Close of Escrow,
to proceed otherwise, in which case, Escrow Holder shall disburse such party's proceeds from this escrow pursuant to such unilateral
instruction.


 


10.3          Delivery of Instruments.
At the close of this escrow, Escrow Holder shall deliver each non-recorded instrument received by Escrow Holder, if any, to the
payee or person (i) acquiring rights under the instrument, or (ii) for whose benefit the instrument was acquired, such
documents to be sent by United States mail (or held for personal pickup, if requested).


 


10.4          Delivery of Cash. Escrow
Holder shall, at the close of this escrow, deliver by wire transfer (or shall hold for personal pickup, if requested) (i) to
HM the amount of $96,331.00 of the Purchase Price pursuant to written wire transfer instructions from HM and the balance of the
Purchase Price to Limoneira pursuant to written wire transfer instructions from Limoneira, and (ii) to Buyer, or order, any
excess funds delivered to Escrow Holder by Buyer.


 


10.5          Delivery of Copy of Instruments.
Escrow Holder shall, at Close of Escrow, deliver to Seller a conformed copy of Seller's recorded Grant Deed and each document recorded
to place title in the condition required by this Agreement.


 


Article
11



CLOSE OF ESCROW AND ESCROW INSTRUCTIONS


 


11.1          Close of Escrow. Unless
otherwise agreed to in writing by Buyer and Seller, Close of Escrow shall occur on or before the date that is forty five (45) days
following the expiration of the Feasibility Period (“Closing Date”). If Escrow Holder cannot close escrow on or before
the Closing Date, it shall, nevertheless close this escrow when all conditions have been satisfied or waived unless, after the
Closing Date and prior to the close of this escrow, Escrow Holder receives a written notice to terminate this escrow from a party
who, at the time the notice is delivered, is not in default under this Agreement.


 


11.2          Notice of Default; Cure Period.
Should either party believe the other party is in default of this Agreement, the party who believes the other party is in default
shall give a written notice of such belief. The party who is sent such notice shall have two (2) Business Days in the case
of a monetary default, and five (5) Business Days in the case of a non-monetary default, from the delivery date of the notice
to cure such default.


 


11.3          Termination of Escrow. Escrow
Holder will have no liability or responsibility for determining whether or not a party giving a notice of termination is in default
under this Agreement. Within three (3) Business Days after receipt of a termination notice from one party, Escrow Holder shall
deliver one (1) copy of the notice to the other party. Unless written objection to termination of this escrow is received by Escrow
Holder within ten (10) Business Days after Escrow Holder delivers the notice to the other party, or the notice of termination otherwise
directs, Escrow Holder shall promptly terminate this escrow and return all funds it then holds and documents held by it to the
party depositing the same, except that if the Deposit has already become nonrefundable, it shall be sent to the Seller if still
held in Escrow, and that Escrow Holder may retain such funds and documents usually retained by escrow agents in accordance with
standard escrow termination procedures. If written objection to the termination of this escrow is delivered to Escrow Holder within
the ten (10) Business Day period, Escrow Holder is authorized to hold all funds and documents delivered to it in connection with
this escrow and Escrow Holder may, in Escrow Holder's sole discretion, take no further action until otherwise directed, either
by the parties' mutual written instructions or by a final order of judgment of a court of competent jurisdiction or final decision
through the provisions of Article 14.


 






    	 



    	 



    

 


11.4          Legal Remedies of Parties Not
Affected. Neither (i) the exercise of the right of termination, (ii) delay in the exercise of such right, nor (iii) the return
of funds and/or documents shall affect the right of the party giving the notice of termination to recover damages or pursue other
applicable legal remedies for the other party's breach of this Agreement. Nor shall (A) the delivery of the notice, (B) any failure
to object to termination of this escrow, or (C) the return of funds and/or documents affect the right of the other party to recover
damages for the breach by the party who gives the notice of termination.


 


 


 


Article
12



REPRESENTATIONS, WARRANTIES, covenants, releases and post closing items


 


12.1          Limit on Escrow Holder's Responsibility.
Escrow Holder shall have no concern with, nor liability nor responsibility for, this Article.


 


12.2          Brokerage Commission or Finder's
Fee. On Close of Escrow, and subject to the Property being conveyed to Buyer, Seller shall pay a commission to Duane Levy and
Associates and Parkstone Companies. The commission is to be split 50/50 with the amount being three (3%) of the purchase price.
Each party warrants to the other that the warranting party has incurred no obligation, by reason of this Agreement or the transaction
contemplated hereby, for a real estate brokerage commission or finder's fee for which the other party would be liable. Each party
shall hold the other party free and harmless from and against any damage or expense the other party may incur by reason of the
untruth as to the warranting party of the foregoing warranty, including expenses for attorney's fees and court costs. The obligations
of this section shall survive the Close of Escrow and delivery of the Grant Deed.


 


12.3          Seller and Joint Warranties
and Representations. The representations and warranties set forth in this Section 12.3 shall be true as of the date of this
Agreement and as of the Close of Escrow. Buyer and Seller, each to the other, hereby represent and warrant that (a) the transaction
contemplated by this Agreement has been duly authorized by all necessary actions or approvals on the part of Buyer and Seller,
respectively, (b) no other authorizations or approvals are necessary to enable the warranting party to enter into and perform this
Agreement, (c) the warranting party is duly organized and existing and in good standing under the laws of the State of California,
(d) the warranting party has full right, capacity, power and authority to enter into this Agreement and carry out the terms of
this Agreement, and (e) this Agreement and all other documents contemplated hereby and thereby when executed and delivered by the
warranting party will be legally valid and binding obligations of the warranting party enforceable against the warranting party
in accordance with their respective terms. Seller further warrants and represents to Buyer, that to the best of its knowledge:


 


(a)          No Further
Encumbrances. So long as this Agreement is in effect, Seller shall not allow title to the Property to become further encumbered
or clouded except as may be caused by Buyer.






    	 



    	 



    

 


 


(b)          No Default.
The consummation of the transaction contemplated by this Agreement, and the payment and performance of all of the obligations of
Seller hereunder, will not result in any breach of, or constitute a default under, any contract, loan or credit agreement, corporate
charter, bylaws, trust indenture or any other instrument to which Seller is a party or by which Seller may be bound or affected.


 


(c)          No Pending
Action. Seller is not aware of, and has not been informed of, any actions, proceedings, investigations or condemnation or eminent
domain proceedings pending against Seller and/or the Property, or any threatened, before or by any court, arbitrator, administrative
agency or other governmental authority which affect the Property or the ability of Seller to convey the Property to Buyer.


 


(d)          No Possessory
Rights, Leases or Options. There are no recorded or unrecorded agreements or instruments which create third party possessory
rights to the Property; there are no oral or written leases, subleases, occupancies or tenancies in effect pertaining to the Property;
and no parties other than Seller is in possession of the Property. There are no oral or written purchase agreements, options to
purchase, first rights of refusal, or other purchase rights in effect pertaining to the Property.


 


(e)          No Mechanics’ Liens.
Seller represents and warrants that all contractors, subcontractors, material suppliers and professional consultants performing
work on or with respect to the Property have been paid in full for any work performed for the Property, and that the Property shall
be conveyed to Buyer at Close of Escrow free of any mechanics’ or materialmen’s liens.


 


(f)          Hazardous
Materials. Seller is not aware of and has not been informed that: (a) there are any Hazardous Materials located on or under
the Property in violation of any applicable Hazardous Materials Laws or (b) any environmental condition on or under the Property
requires a remediation under any applicable Hazardous Materials Laws.


 


(g)          As Is.          Except
for the representations and warranties expressly set forth in this Agreement, there are no representations or warranties of any
kind whatsoever, expressed or implied, made by Seller in connection with this Agreement, the purchase of the Property by Buyer,
its condition or whether the Property is appropriate for Buyer’s intended use. To be sure, Seller makes no other warranties
whatsoever with regards to the Property and offers and sells the Property to Buyer “AS IS, WHERE IS, WITH ALL FAULTS”
and Seller makes no representation or warranty of any kind regarding hazardous materials or the environmental condition of the
property;


 






    	 



    	 



    

 


 


(h)          Property
Condition. Seller makes no representations or warranties as to the physical condition of the Property or in connection with
any matter relating to its condition, value, fitness, use or applicable regulations on which Buyer may rely directly or indirectly,
or as to any operative or proposed governmental laws or regulations to which the Property may be subject.


 


 


 


12.4         Buyer
Representations and Warranties and Release.


 


Buyer represents and
warrants to Seller:


 


(a)          Buyer has or
will have, prior to the Close of Escrow, fully investigated the Property and all matters pertaining thereto to the extent Buyer
deems it appropriate to do so;


 


(b)          Buyer, in entering
into this Agreement and in completing its purchase of the Property, is relying on its own investigation of the Property based upon
its experience in and knowledge of real property acquisition;


 


(c)          Buyer is, or
will be, prior to the Close of Escrow, aware of applicable zoning regulations, other government requirements, site and physical
conditions, and other matters affecting the use and condition of the Property to the extent Buyer deems it appropriate to do so;
and


 


(d) Buyer acknowledges
that Buyer is relying solely upon its own inspection, investigation and analyses of the Property and the matters described above
and Buyer’s own verification of the information contained in all documents reviewed by Buyer related to the Property in entering
into this Agreement and is not relying in any way upon any other representations, statements, agreements, warranties or other information
or material furnished by Seller or its representatives, whether oral or written, express or implied, of any nature whatsoever regarding
any such matters. Buyer is acquiring the Property and improvements “AS IS, WHERE IS, WITH ALL FAULTS,” in its present
state and condition. As part of Buyer’s agreement to purchase and accept the Property “AS IS, WHERE IS, WITH ALL FAULTS”
and not as a limitation on such agreement, effective as of the Close of Escrow, and except with respect to the specific representations,
warranties, and obligations of Seller under this Agreement, Buyer for itself and each of its present and future members, managers,
officers, employees, agents, parties, affiliates, representatives, subsidiaries, parent and affiliated corporations, successors,
assigns, trustees and beneficiaries (collectively, the “Buyer-Related Entities”) hereby unconditionally and irrevocably
waives, and to the fullest extent permitted by law, releases, discharges and forever acquits Seller and each of its past, present
and future members, managers, officers, employees, agents, parties, affiliates, representatives, subsidiaries, parent and affiliated
companies, predecessors, successors, and assigns (collectively, the “Seller-Related Entities”) from (i) any claims
related to the physical condition, status, quality, nature or environmental condition of the Property; (ii) any claims related
to any violation of, noncompliance with, or enforcement of any applicable laws, regulations or ordinances with respect to the Property;
and (iii) any and all liabilities, whether known or unknown, existing or potential, which Buyer or the Buyer-Related Entities have,
assert or hereafter may have or assert, against Seller or any of the Seller-Related Entities by reason of any purported act or
omission on the part of Seller or any of the Seller-Related Entities occurring prior to the Close of Escrow, which liabilities
are based upon, arise out of, or are in any way connected with (a) the condition, status, quality, nature, contamination or environmental
state of the Property; (b) any violation of, noncompliance with, or enforcement of any hazardous substances laws with respect to
the Property; or (c) any use, generation, storage, release, threatened release, discharge, disposal, or presence of any hazardous
substances on, under, or about the Property, or affecting the Property.


 






    	 



    	 



    

 


(e)          Buyer acknowledges
that, except as expressly stated herein, Seller makes no representation or warranty as to the truth, accuracy or completeness of
any materials, data or information delivered by Seller or its brokers or agents to Buyer in connection with the transaction contemplated
hereby. All materials, data and information delivered by Seller to Buyer are provided to Buyer as a convenience only and any reliance
on or use of such materials, data or information by Buyer shall be at the sole risk of Buyer. Neither Seller, nor any affiliate
of Seller, nor any person or entity which prepared any report delivered by Seller to Buyer shall have any liability to Buyer for
any inaccuracy in or omission from any report.


 


As part of the provisions
of this Section, but not as a limitation thereon, Buyer, for itself and the Buyer-Related Entities, with respect to the waiver
and release set forth above, hereby expressly waives the provisions of Section 1542 of the Civil Code of California, which provides
as follows:


 


“A GENERAL RELEASE DOES NOT EXTEND
TO CLAIMS WHICH THE CREDITOR DOES NOT KNOW OR SUSPECT TO EXIST IN HIS OR HER FAVOR AT THE TIME OF EXECUTING THE RELEASE, WHICH
IF KNOWN BY HIM OR HER MUST HAVE MATERIALLY AFFECTED HIS OR HER SETTLEMENT WITH THE DEBTOR. “


 


The provisions of this
Section are material and included as a material portion of the consideration given to Seller by Buyer in exchange for Seller’s
performance hereunder.


By initialing this
clause, Buyer acknowledges that this Section has been read and fully understood and that Buyer has had the opportunity to seek
advice from its counsel about its meaning and significance.


                                                _/s/ DD___

Buyer’s Initials


 


If Seller should obtain
actual knowledge of a material inaccuracy in any of Seller’s representations and warranties which would materially adversely
affect the Property before Close of Escrow, Seller shall promptly notify Buyer in writing (which notice shall include copies of
any instrument, correspondence or document upon which Seller’s notice is based). Buyer shall have five (5) Business Days
after receipt of such notice to terminate this Agreement by giving Seller written notice thereof, in which event the Deposit and
all interest accrued thereon shall be returned to Buyer, and neither Buyer nor Seller shall have any further rights or obligations
hereunder except for those provisions which by their terms survive termination.


 






    	 



    	 



    

 


 


12.5          Reservation
of Property. The parties understand and agree that upon execution of this Agreement, Seller shall cease all marketing
efforts related to the Property and all negotiations with other potential purchasers of the Property.


 


12.6          Survival. The provisions
of this Article 12 shall survive the Close of Escrow.


 


Article
13


 









ASSIGNMENT


 


13.1          Limit on Escrow Holder's Responsibility.
Escrow Holder shall have no concern with, nor liability nor responsibility for, this Article.


 


13.2          Assignment by Buyer. Buyer
shall have the right to assign this Agreement and escrow provided (i) such assignee assumes all obligations of Buyer under this
Agreement in writing, (ii) the assignee’s ability to fund at Closing is provided to Seller (iii) the assignee is qualified
to do business in California, and (iv) Buyer delivers written notice of its request to assign this Agreement and request for Seller’s
consent and the information regarding the financial ability of assignee to fund at the Closing to Seller and Escrow Holder prior
to the Closing Date. Seller shall not unreasonably withhold its consent to such assignment. 


 


13.3          Effect of Approved Assignment.
In the event of any such approved assignment, the assignee shall be and become (i) the grantee of Seller's Grant Deed; (ii) the
insured owner under the Title Policy; and (iii) the person(s) having the right or obligation to (a) deliver statements,
(b) deliver documents, (c) give approvals, (d) waive conditions, or (e) make demands, all as may be permitted
or required by this Agreement and not then already accomplished by Buyer or another approved assignee.


 


 


Article
14


 


JUDICIAL
REFERENCE


 


The parties agree to
submit any dispute between them arising from this Agreement to Judicial Arbitration and Mediation Services, Inc. ("JAMS")
in Ventura County, California. In the event an action is filed in any court by either party to this Agreement involving a dispute
arising from this Agreement, except for actions requesting injunctive relief or specific performance or related causes of action
requesting the prevention of irreparable injury, either party may, upon five (5) days' notice to the other party, apply ex parte
to the Court for a reference of the entire dispute to JAMS in accordance with Code Of Civil Procedure Section 638(1). For either
voluntary submission of a dispute to JAMS or reference by the Court in the event an action has been filed, the parties shall mutually
select a member from JAMS' panel to hear the dispute. In the event the parties cannot mutually select a member from the panel within
ten (10) days after submission of the dispute to JAMS, then JAMS shall select the hearing officer. The hearing shall take place
in Ventura County, California, on the first available date on the calendar of the hearing officer, or on such other date as the
parties may agree upon in writing. This agreement to seek voluntary reference to resolve disputes shall not apply to any claim
or action in which any of the causes of action includes disputes involving third parties other than the parties to this Agreement.
The provisions of this Article 14 shall survive the Close of Escrow or termination of this Agreement.


 






    	 



    	 



    

 


 


BUYER AND SELLER ACKNOWLEDGE
THAT BY AGREEING TO RESOLVE DISPUTES AS PROVIDED IN THIS ARTICLE THEY ARE GIVING UP THEIR RESPECTIVE RIGHTS TO HAVE SUCH DISPUTES
TRIED BEFORE A JURY.


 


___/s/ DD_______          __/s/ HAE,
BM____


Buyer's Initials                  Seller's Initials


 


Article
15



GENERAL PROVISIONS


 


15.1          Severability. If any provision
of this Agreement or the application of such provision to any person, entity, or circumstance is found invalid or unenforceable
by a court of competent jurisdiction, that determination by such court shall not affect the other provisions of this Agreement
and all other provisions of this Agreement shall be deemed valid and enforceable.


 


15.2          Further Assurances. Each
Party agrees to execute such documents as are reasonable and necessary to carry out the provisions of this Agreement.


 


15.3          No Partnership Relationship.
Nothing contained in this Agreement shall be construed as creating the relationship of principal and agent, partnership, or joint
venture between Seller and Buyer.


 


15.4          Gender, Number. Whenever
the context requires, the use herein of (i) the neuter gender includes the masculine and the feminine, and (ii) the singular number
includes the plural.


 


15.5          Business Days. If the (i)
stated Closing Date, or (ii) last day for performance of an act falls upon a day during which Escrow Holder is not open for business,
the Closing Date or such last day, as the case may be, will be the next following regular Business Day of Escrow Holder.


 


15.6          Survival of Provisions.
Except as expressly set forth in this Agreement to the contrary, the representations, warranties, agreements and indemnities set
forth in this Agreement shall remain operative and shall survive the termination of this Agreement or the closing and execution
and delivery of Seller's Grant Deed and shall not be merged in Seller's Grant Deed.


 


15.7          Authority of Signatories.
Buyer and Seller each represent with respect to itself that each individual signing this Agreement on its behalf (i) is duly authorized
to sign and deliver this Agreement on its behalf, and (ii) this Agreement is binding upon such party in accordance with its terms.


 






    	 



    	 



    

 


15.8          Captions. Captions in this
Agreement are inserted for convenience of reference only and do not define, describe or limit the scope or the intent of this Agreement.


 


15.9          Exhibits. All exhibits referred
to in this Agreement are attached to, and are a part of, this Agreement.


 


15.10          Entire Agreement. This
Agreement contains the entire agreement between the parties relating to the transaction contemplated hereby and all prior or contemporaneous
agreements, understandings, representations and statements, oral or written, are merged herein.


 


15.11          Modifications and Waivers.
No modification, waiver or discharge of this Agreement shall be valid unless the same is in writing and signed by the party against
which the enforcement of such modification, waiver or discharge is or may be sought.


 


15.12          Attorney's Fees and Costs.
If either party commences an action for the interpretation, reformation, enforcement (including, but not limited to, the enforcement
of any indemnity provisions set forth in this Agreement), breach or rescission hereof, the prevailing party shall be entitled to
a judgment against the other for an amount equal to reasonable attorneys' fees and court and other costs incurred.


 


15.13          Successors. All terms of
this Agreement shall be binding upon and inure to the benefit of the parties and their respective administrators or executors,
permitted successors and assigns.


 


15.14          Counterparts. This Agreement
may be executed in any number of counterparts, each of which shall be deemed to be an original, but all of which together shall
constitute one instrument.


 


15.15          Applicable Law. This Agreement
shall be construed and enforced in accordance with the laws of the State of California.


 


15.16          Time of Essence. Time is
of the essence of each and every provision of this Agreement in which time is an element.


 


15.17          Confidentiality. Buyer
and Seller agree that the economic terms of this Agreement shall remain confidential and shall not be disclosed to any brokers
or third parties (other than to a party’s lender(s) or consultants) without the express consent of the other party. Limoneira
shall have the right to disclose any and all terms of this Agreement in any filings and disclosures as required under SEC rules
and regulations without the consent of Buyer and without being in violation of this provision.


 


15.18          Notices.  Unless
otherwise provided herein, all notices, demands or other communications given hereunder shall be in writing and shall be deemed
to have been duly delivered upon personal delivery, or on receipt of a telecopy on a Business Day (provided it is received before
5:00 p.m. local time at the place of delivery; and if received after 5:00 p.m. local time at the place of delivery, or if it is
received on a day that is not a Business Day, then it is deemed received on the next Business Day), or on the first (1st) Business
Day after deposit with Federal Express or other overnight courier service, or as of the second (2nd) Business Day after mailing
by United States registered or certified mail, return receipt requested, postage prepaid, addressed as follows:


 






    	 



    	 



    

 


 


	If to Seller:	HM East Ridge LLC
	 	C/O: Limoneira Company,
	 	a Delaware corporation
	 	1141 Cummings Road
	 	Santa Paula, CA 93060
	 	Attn: Harold S. Edwards
	 	Facsimile: 805-525-8761
	 	E-mail: hedwards@linoneira.com
	 	 
	 	 
	With a copy to:	Stowell, Zeilenga, Ruth, Vaughn & Treiger, LLP.
	 	4590 E. Thousand Oaks Blvd.
	 	Suite 100
	 	Westlake Village, CA 91362
	 	Attention: David T. Stowell
	 	Facsimile: 805-446-1490
	 	E-mail: dstowell@szrlaw.com


 


 


	If to Buyer:	IPDC Construction, Inc.,
	 	a California corporation
	 	340 James Way
	 	Suite 140
	 	Attention: David Daniels
	 	Facsimile: 805-556-3065
	 	E-mail: dave@inlandpacificbuilders.com
	 	 
	 	 
	And a copy to:	 
	 	 
	 	 
	 	 
	If to Escrow Holder:	Lawyers Title
	 	2751 Park View Court
	 	Oxnard, CA 93036
	 	Facsimile: 805-278-7362




 






    	 



    	 



    

 


 


Notwithstanding the above, notice of Buyer’s election
to terminate prior to the expiration of the Feasibility Period or notices of Buyer’s objections to title (and Seller’s
response) and notices of termination by Buyer for Disapproved Title Exceptions that Seller has not agreed to cure may be sent electronically.
Any party may change its address for notices by giving notice as set forth herein.


 


IN WITNESS WHEREOF, this Agreement has been
executed as of the date set forth at the beginning hereof.


 


"BUYER"


 


IPDC Construction, Inc.,


a California corporation


 





	 	By:	/s/ David Daniels	 
	 	Its:	Authorized Officer	 
	 	 	 	 
	 	Date:	4/5/2013	 


 


 


 


"SELLER"


 


HM East Ridge LLC,


a Delaware limited liability company


 


	 	By: HM Manager LLC,
	 	a Delaware limited liability company
	 	Its: Managing Member


 


	 	By:	/s/ Bill Morgan	 
	 		Bill Morgan,	 
	 		President	 
	 	 	 	 
	 	Date:	4/8/2013	 


 


Limoneira Company,


a Delaware corporation


 





	 	By:	/s/ Harold A. Edwards	 
	 	Its:	Authorized Officer	 
	 	 	 	 
	 	 	 	 
	 	Date:	4/5/2013	 


 


 






    	 



    	 



    

 


 


CONSENT OF ESCROW HOLDER


 


The undersigned Escrow
Holder hereby agrees to (i) accept the foregoing Agreement, (ii) be escrow agent under said Agreement, (iii) comply with the requirements
of Section 6045 of the Internal Revenue Code with respect to the transaction contemplated by the foregoing Agreement, and (iv)
be bound by said Agreement in the performance of its duties as escrow agent; provided, however, the undersigned shall have no obligations,
liability or responsibility under (a) this Consent or otherwise, unless and until said Agreement, fully signed by the parties,
has been delivered to the undersigned, or (b) any amendment to said Agreement unless and until the same is accepted by the undersigned
in writing.


 


 


	Dated: ____________	Lawyers Title
	 	 	 
	 	 	 
	 	By:	____________________________________


 


 


 


 


 




    	 



    	 



    

LIST
OF EXHIBITS


 


	Exhibit “A”	Legal Description
	 	 
	Exhibit “B”	Grant Deed
	 	 
	Exhibit “C”	Assignment of Property Rights 


 


 


 


 


 


 




    	 



    	 



    

EXHIBIT "A"


 


LEGAL DESCRIPTION OF THE PROPERTY


 


 


 


 




    	 



    	 



    

EXHIBIT "B"


 


GRANT DEED


 


	
        When Recorded Mail To and Mail Tax Statements To:

         

         

         

         

         

         
	 
	 	SPACE ABOVE FOR RECORDER'S USE ONLY





 


GRANT DEED


 


In accordance with Section 11932 of the California Revenue and
Taxation Code, Grantor has declared the amount of transfer tax which is due by a separate statement which is not being recorded
with this Grant Deed.


 


FOR A VALUABLE CONSIDERATION, receipt of
which is hereby acknowledged HM East Ridge LLC, a Delaware limited liability company ("Grantor"), hereby grants to IPDC
Construction, Inc, a California corporation ("Grantee"), the real property in the City of Santa Maria, County of Santa
Barbara, State of California described on Schedule 1 attached hereto (the “Property”).


 


MAIL TAX STATEMENTS AS DIRECTED ABOVE.


 


This conveyance is subject to all matters of record affecting
title.


 


IN WITNESS WHEREOF, this instrument has been executed as of
this ____ day of ___________, 2013.


 


 


 


HM East Ridge LLC,


a Delaware limited liability company


 


By: HM Manager LLC,


a Delaware limited liability company


Its: Managing Member


 





	 	By:	  
	 
	 	 	Bill Morgan,	 
	 	 	President	 


 


 


 




    	 



    	 



    

SCHEDULE 1


 


LEGAL DESCRIPTION OF PROPERTY


 


 


 


 




    	 



    	 



    

 


 


	STATE OF CALIFORNIA	)
	COUNTY OF ________	)


 


 


On ____________, 2013, before me, ___________________________________,
Notary Public, personally appeared ___________________________________, who proved to me on the basis of satisfactory evidence
to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the
same in his/her/their authorized capacity(ies), and that by his/her/their signature on the instrument the person(s), or the entity
upon behalf of which the person(s) acted, executed the instrument.


 


 


 


I certify under PENALTY OF PERJURY under
the laws of the State of California that the foregoing paragraph is true and correct.


 


 


 


WITNESS my hand and official seal.


 


 


 


Signature ______________________________          (Seal)


 


 


Grant Deed


 




    	 



    	 



    

Document No.                       


 


Date Recorded                      


 


STATEMENT OF TAX DUE AND REQUEST THAT
TAX DECLARATION


 


NOT BE MADE A PART OF THE PERMANENT RECORD


 


IN THE OFFICE OF THE COUNTY RECORDER


 


(Pursuant to Section 11932 R&T Code)


 


		To:	Registrar-Recorder



County of Santa Barbara


 


Request is hereby made in accordance with
the provisions of the Documentary Transfer Tax Act that the amount of tax due not be shown on the original document which names:
HM East Ridge LLC, a Delaware limited liability company ("Grantor"), and IPDC Construction, Inc., a California corporation
(“Grantee”).


 


Property described in the accompanying
document is located in the City of Santa Maria, County of Santa Barbara, State of California.


 


The amount of tax due on the accompanying document is $____________.


 


	             	Computed on full value of property conveyed, or
	 	 
	             	Computed on full value less liens and encumbrances remaining at time of sale.


 


 


 


HM East Ridge LLC,


a Delaware limited liability company


 


By: HM Manager LLC,


a Delaware limited liability company


Its: Managing Member


 





	 	By:	  	 
	 		Bill Morgan,	 
	 		President	 




    	 



    	 



    

 





EXHIBIT “C”


 


ASSIGNMENT OF PROPERTY RIGHTS


 


This Assignment of
Property Rights (this “Agreement”), dated for identification purposes _________ __, 2013 is entered into by and between
HM East Ridge LLC, a Delaware limited liability company and Limoneira Company, a Delaware corporation ( collectively, “Assignor"),
and IPDC Construction, Inc., a California corporation (“Assignee”), with respect to the following facts:


 


RECITALS


 


A.          Assignor is the
owner of certain real and personal property located in the City of Santa Maria, County of Santa Barbara, State of California, the
legal description of which is attached hereto as Schedule 1 (the “Property”).


 


B.          Assignor, as
Seller, and Assignee, as Buyer, have entered into that certain Purchase Agreement and Escrow Instructions dated as of April __,
2013 for the sale of the Property to Assignee (the “Purchase Agreement”).


 


C.          Pursuant to the
terms of the Purchase Agreement, Assignor wishes to assign to Assignee certain rights of Assignor related to the Property as set
forth herein.


 


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


 


1.          Assignment
of Property Rights. Assignor hereby grants, assigns, transfers, conveys and delivers to Assignee all of Assignor’s right,
title and interest in the Property Rights, if any, to the full extent assignable. “Property Rights” means all rights,
entitlements, and privileges that relate directly or indirectly to development of the Property, including but not limited to all
plans, specifications, drawings, maps, studies, reports, permits, approvals, authorizations, grandfathered rights, applications,
licenses, governmental approvals, entitlements, development rights, water rights, water stock, easements, fee reimbursements and
credits, CFD proceeds, tests, surveys, utility deposits, declarant rights, assignable warranties for work performed on the site
and all similar rights and benefits relating to the Property or the development of the Property, and all of Seller’s right,
title and interest (but no obligations under) those contracts listed on Schedule 2 attached hereto.


 


2.          Effective
Date. This Agreement shall be effective as of the date a deed conveying title to the Property to Assignee is recorded in the
Official Records of the Santa Barbara County Recorder’s Office.


 


3.          Successors
and Assigns. This Agreement shall be binding upon and inure to the benefit of the successors, assigns, personal representatives,
heirs and legatees of the respective parties hereto.


 






    	 



    	 



    

 


4.          Governing
Law. This Agreement shall be governed by, interpreted under, and construed and enforceable with, the laws of the State of California.


 


5.          Counterparts.
This Agreement may be executed in multiple counterparts, each of which shall be deemed an original, but all of which, together,
shall constitute one and the same instrument.


 


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


 



 


 





	
        “ASSIGNOR”

        
	 	“ASSIGNEE”






	 	 	 	 
	HM East Ridge LLC,	 	IPDC Construction, Inc., 
	a Delaware limited liability company	 	a California corporation
	 	 	 	 
	 	By: HM Manager LLC,	 	
        By:

        
	 
	 	a Delaware limited	 	
        

        
	 
	
         

        
	
        liability company
	 	
        Its:
	 
	 	Its: Managing Member	 	 	 
	 	 	 	 	 
	
         

        
	
        By: 
	
        
	 	
          
	 
	
         

         
	
         

         
	
        Bill Morgan,

        President
	 	 	 
	 	 	 	 	 	 
	 	 	 	 	 	 
	
        Limoneira Company,

        a Delaware corporation
	 	 	 
	 	 	 	 
	 	 	 	 
	By:	 	 	 	 
	 	 	 	 
	
    Its:	 	 	 	 







 




    	 



    	 



    

SCHEDULE 1


 


LEGAL DESCRIPTION OF PROPERTY


 


 


 


 


 


 




    	 



    	 



    

 





SCHEDULE 2


 


LIST OF CONTRACTS ASSIGNED