Exhibit
4.20



Arena
Investors, LP



Cowcumbla
Investments Pty Ltd



Mortgage
Terms Deed





Australian
Oilseeds



101
Collins Street

Melbourne
VIC 3000 Australia T +61 3 9614 1011

F
+61 3 9614 4661

www.allens.com.au



©
Allens Australia 2024



Allens
is an independent partnership operating in alliance with Linklaters LLP.















|Mortgage
  Terms Deed | 
|--------------------- | 



Contents



|1 | Definitions
                                            and Interpretation | 1
|- | -------------------------------------------------------------------------- | -



| | 1.1 | Definitions                                                                           | 1
| | --- | ------------------------------------------------------------------------------------- | -
| | 1.2 | Securities
                                            Purchase Agreement definitions | 3
| | 1.3 | Interpretation                                                                        | 4
| | 1.4 | Document
                                            or agreement                     | 5
| | 1.5 | Determination,
                                            statement and certificate  | 5
| | 1.6 | Benefit
                                            of Mortgage and this Deed         | 5
| | 1.7 | Binding
                                            on signatories                    | 5
| | 1.8 | Consents
                                            and opinion                      | 5



|2 | Agreement
                                            of Terms for Mortgage | 5
|- | --------------------------------------------------------------------------- | -
|  |                                                                             | 5
|3 | Mortgage                                                                    | 5
|  |                                                                             | 5
|4 | Dealing
                                            with Secured Property   | 5
|  |                                                                             |  
|5 | Covenant
                                            and Warranty           | 6



| | 5.1 | Covenant
                                            to pay and perform | 6
| | --- | ----------------------------------------------------------------------- | -
| | 5.2 | Warranty                                                                | 6
| | 5.3 | Tacking                                                                 | 6



|6 | Further
                                            Assurances and Caveats      | 6
|- | ------------------------------------------------------------------------------- | -
|  |                                                                                 |  
|7 | Secured
                                            Property and Adjoining Land | 7
|  |                                                                                 |  
|8 | Building
                                            and other Works            | 7



| | 8.1 | Consents
                                            and Authorisations | 7
| | --- | ----------------------------------------------------------------------- | -
| | 8.2 | General
                                            obligations         | 7
| | 8.3 | Right
                                            to take over Works    | 8
| | 8.4 | No
                                            duty of care             | 8



|9 | Particular
                                            Circumstances and Properties | 8
|- | ----------------------------------------------------------------------------------- | -



| | 9.1  | Subdivision                                                                                      | 8 
| | ---- | ------------------------------------------------------------------------------------------------ | --
| | 9.2  | Licensed
                                            premises                                    | 8 
| | 9.3  | Mortgage
                                            of Lease                                    | 8 
| | 9.4  | Rural
                                            Land                                           | 8 
| | 9.5  | Appointment
                                            of Controller                            | 8 
| | 9.6  | Appointment                                                                                      | 8 
| | 9.7  | Agent
                                            of Mortgagor                                   | 8 
| | 9.8  | Receiver’s
                                            powers                                    | 9 
| | 9.9  | Receiver
                                            appointed after commencement of Liquidation | 10
| | 9.10 | Powers
                                            exercisable by the Mortgagee                  | 11
| | 9.11 | Withdrawal                                                                                       | 11



|10 | Power
                                            of Attorney                      | 11
|-- | ---------------------------------------------------------------------------------- | --
|   |                                                                                    |   
|11 | Completion
                                            of Blank Securities         | 11
|   |                                                                                    |   
|12 | Performance
                                            of Mortgagor’s Obligations | 12
|   |                                                                                    |   
|13 | Inspection                                                                         | 12
|   |                                                                                    |   
|14 | Statutory
                                            Powers                       | 12



| | 14.1 | Powers
                                            in augmentation | 12
| | ---- | ------------------------------------------------------------------ | --
| | 14.2 | Leasing                                                            | 12
| | 14.3 | Notice
                                            not required    | 12



|15 | Application
                                            of Money Received | 13
|-- | ------------------------------------------------------------------------- | --



| | 15.1 | Order | 13
| | ---- | ----- | --












page (i)








|Mortgage
  Terms Deed | 
|--------------------- | 









| | 15.2 | Money
                                            actually received                 | 13
| | ---- | ----------------------------------------------------------------------------------- | --
| | 15.3 | Amounts
                                            contingently due                | 13
| | 15.4 | Notice
                                            of subsequent Security           | 14
| | 15.5 | Conversion
                                            of currencies on application | 14





|16 | Other
                                            Security over Secured Property | 14
|-- | -------------------------------------------------------------------------------- | --



|17 | Protection
                                            of Beneficiaries, Controller and Attorney | 14
|-- | ------------------------------------------------------------------------------------------------ | --



|18 | Protection
                                            of Third Parties | 15
|-- | ----------------------------------------------------------------------- | --



| | 18.1 | No
                                            enquiry | 15
| | ---- | ------------------------------------------------------ | --
| | 18.2 | Receipt                                                | 15



|19 | Expenses,
                                            Indemnity | 15
|-- | --------------------------------------------------------------- | --



| | 19.1 | Expenses  | 15
| | ---- | --------- | --
| | 19.2 | Indemnity | 16



|20 | Currency
                                            Indemnity | 16
|-- | -------------------------------------------------------------- | --



| | 20.1 | General       | 16
| | ---- | ------------- | --
| | 20.2 | Reimbursement | 16



|21 | Interest
                                            on Overdue Amounts | 16
|-- | ----------------------------------------------------------------------- | --



| | 21.1 | Accrual
                                            and payment | 16
| | ---- | --------------------------------------------------------------- | --
| | 21.2 | Rate                                                            | 17



|22 | Certificate
                                            as to Amount of Secured Money | 17
|-- | ------------------------------------------------------------------------------------- | --



|23 | Survival
                                            of Obligations | 17
|-- | ------------------------------------------------------------------- | --



|24 | Continuing
                                            Security | 18
|-- | --------------------------------------------------------------- | --



|25 | Other
                                            Securities | 18
|-- | ------------------------------------------------------------ | --



|26 | Waivers,
                                            Remedies Cumulative | 18
|-- | ------------------------------------------------------------------------ | --



|27 | Severability
                                            of Provisions | 18
|-- | ---------------------------------------------------------------------- | --



|28 | Moratorium
                                            Legislation | 18
|-- | ------------------------------------------------------------------ | --



|29 | Assignments | 19
|-- | ----------- | --



|30 | Notices | 19
|-- | ------- | --



|31 | Authorised
                                            Officers | 19
|-- | --------------------------------------------------------------- | --



|32 | Governing
                                            Law and Jurisdiction | 19
|-- | -------------------------------------------------------------------------- | --



|33 | Third
                                            Party Provisions | 20
|-- | ------------------------------------------------------------------ | --



| | 33.1 | Security
                                            not to be affected          | 20
| | ---- | -------------------------------------------------------------------------------- | --
| | 33.2 | Principal
                                            and independent obligation | 20
| | 33.3 | No
                                            marshalling                       | 21
| | 33.4 | No
                                            competition                       | 21
| | 33.5 | Suspense
                                            of amounts received         | 21
| | 33.6 | Rescission
                                            of payment                | 21
| | 33.7 | Variation                                                                        | 22
| | 33.8 | Indemnity                                                                        | 22



|34 | Set-Off | 22
|-- | ------- | --



|35 | Acknowledgement
                                            by Mortgagor | 22
|-- | ------------------------------------------------------------------------ | --



|Schedule 1 | 23
|---------- | --



| | Notice Details | 23
| | -------------- | --



|Schedule 2 | 24
|---------- | --



| | Subdivision | 24
| | ----------- | --



|Schedule 3 | 26
|---------- | --



| | Licensed Premises | 26
| | ----------------- | --



|Schedule 4 | 28
|---------- | --



| | Mortgage of Lease | 28
| | ----------------- | --



|Schedule 5 | 29
|---------- | --



| | Rural Land | 29
| | ---------- | --






page (ii)






|Mortgage
  Terms Deed | 
|--------------------- | 









This
Deed is made on March 22, 2024



Parties



|1 | Arena
    Investors, LP, a Delaware limited partnership of 405 Lexington Avenue, 59th Floor, New York, NY 10174 (the Mortgagee).
|- | --------------------------------------------------------------------------------------------------------------------------------
|  |                                                                                                                                 
|2 | Cowcumbla
    Investments Pty Ltd (ACN 155 048 454) of Unit 2, 100 Park Road, Slacks Creek, QLD 4127 (the Mortgagor).           



Recitals



|A | From
    time to time, the Mortgagor may wish one or more Beneficiaries to provide financial accommodation to or for the account of the Mortgagor
    or another person.
|- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------
|  |                                                                                                                                                                         
|B | To
    secure repayment of that accommodation, among other things, the Mortgagor may enter into the Mortgages.                                                          
|  |                                                                                                                                                                         
|C | The
    parties wish to agree the terms that will apply to each Mortgage.                                                                                               



It
is agreed as follows.





|1 | Definitions
    and Interpretation
|- | ----------------------------------



|1.1 | Definitions
|--- | -----------



The
following definitions apply unless the context requires otherwise.



Ancillary
Security means any Security, Guarantee or other document or agreement at any time created or entered into by the Mortgagor as
security for any Secured Money, and includes any other Mortgage.



Attorneymeans any attorney appointed under this Deed, a Mortgage or any Ancillary Security.



Authorisationincludes:



| | (a) | any
    consent, authorisation, registration, filing, lodgement, agreement, notarisation, certificate, permission, licence, approval, authority
    or exemption from, by or with a Government Agency; or                                                                                        
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                                                                                                                                                                                  
| | (b) | in
    relation to anything which will be fully or partly prohibited or restricted by law if a Government Agency intervenes or acts in any
    way within a specified period after lodgement, filing, registration or notification, the expiry of that period without intervention
    or action.



Authorised
Officer means:



| | (a) | in
    respect of the Mortgagor, any director or secretary, or any person nominated as an Authorised Officer by the Mortgagor by a notice
    to the Mortgagee accompanied by certified copies of signatures of all new persons so appointed; and         
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                                                                                                                                           
| | (b) | in
    respect of a Beneficiary, any person whose title or acting title includes the word Chief, Counsel, Executive, Head, Manager, Director
    or President or cognate expressions, or any secretary or director or any lawyer acting for a Beneficiary.



Beneficiarymeans:



| | (a) | the
    Mortgagee;                                                                                                       
| | --- | -------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                          
| | (b) | any
    other person which the Mortgagor and the Mortgagee agree is to be a Beneficiary for the purposes of this Deed; or






page 1






|Mortgage
  Terms Deed | 
|--------------------- | 













| | (c) | any
    successor, substitute or assign of any of the above.
| | --- | ------------------------------------------------------------



Controllermeans a Receiver or a person appointed as the Mortgagee’s agent in relation to the Mortgage or any Ancillary Security.



Event
of Defaulthas the meaning given to that term in the Debentures, and also includes the events specified in clauses 1.12 (Default)
of Schedule 2 and clause 1.4 (Default) of Schedule 3.



Finance
Debt means indebtedness (whether actual or contingent) in respect of money borrowed or raised or other financial accommodation.
It includes indebtedness under or in respect of:



| | (a) | a
    Guarantee of Finance Debt or a Guarantee given to a financier;                                                                   
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------
| |     |                                                                                                                                        
| | (b) | a
    Lease;                                                                                                                           
| |     |                                                                                                                                        
| | (c) | a
    swap, option, hedge, forward, futures or similar transaction;                                                                    
| |     |                                                                                                                                        
| | (d) | an
    acceptance, endorsement or discounting arrangement;                                                                             
| |     |                                                                                                                                        
| | (e) | a
    redeemable share or redeemable stock; or                                                                                         
| |     |                                                                                                                                        
| | (f) | the
    deferred purchase price (for more than 90 days) of an asset or service,                                                        
| |     |                                                                                                                                        
| | (g) | or
    an obligation to deliver assets or services paid for in advance by a financier or otherwise relating to a financing transaction.



Government
Agencymeans any government or any governmental, semi-governmental or judicial entity or authority. It also includes any self-regulatory
organisation established under statute or any stock exchange.



Guaranteemeans an obligation or offer to provide funds (including by subscription or purchase) or otherwise be responsible in respect
of an obligation or indebtedness, or the financial condition or solvency, of another person. It includes a guarantee, indemnity, letter
of credit or legally binding letter of comfort, or an obligation or offer to purchase an obligation or indebtedness of another person.



Issuermeans Australian Oilseeds Holdings Limited, an exempted company incorporated in the Cayman Islands.



Leasemeans an agreement under which an asset may be used, exploited, operated or managed by a person other than the owner. It includes
a lease, licence, charter, hire purchase or hiring arrangement.



Liquidationincludes receivership or other appointment of a controller or small business restructuring practitioner, deregistration, compromise,
deed of arrangement, amalgamation, administration, reconstruction, winding up, dissolution, assignment for the benefit of creditors,
arrangement or compromise with creditors, bankruptcy.



Mortgagemeans:



| | (a) | the
                                            mortgage over 126-142 Cowcumbla Street, Cootamundra NSW and more particularly identified
                                            as Folio Identifier 12/1075678, dated on or about the date of this Deed granted by the Mortgagor
                                            in favour of the Mortgagee; or
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | any
                                            other mortgage granted by the Mortgagor in favour of the Mortgagee which the Mortgagor and
                                            the Mortgagee at any time agree is to be a Mortgage for the purposes of this Deed.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



Powermeans a power, right, authority, discretion or remedy which is conferred on the Beneficiaries or a Receiver or Attorney:



| | (a) | by
                                            this Deed, a Mortgage or any Ancillary Security; or
| | --- | --------------------------------------------------------------------------------------------------



| | (b) | by
                                            law in relation to this Deed, a Mortgage or any Ancillary Security.
| | --- | ------------------------------------------------------------------------------------------------------------------






page 2










|Mortgage
  Terms Deed | 
|--------------------- | 





Receivermeans a receiver or receiver and manager appointed under this Deed, a Mortgage or any Ancillary Security.



Secured
Money means all money which the Mortgagor or the Issuer (whether alone or not) is or at any time may become actually or contingently
liable to pay to or for the account of a Beneficiary (whether alone or not) for any reason whatever under or in connection with a Transaction
Document, whether or not currently contemplated.



It
includes money by way of principal, interest, fees, costs, indemnity, Guarantee, charges, duties or expenses, or payment of liquidated
or unliquidated damages under or in connection with a Transaction Document, or as a result of a breach of or default under or in connection
with, a Transaction Document.



It
also includes money that the Mortgagor or the Issuer would have been liable to pay but for its Liquidation or a set-off claimed by it,
or some other reason.



Secured
Property in relation to a Mortgage means the Mortgagor’s estate or interest from time to time in:



| | (a) | the
                                            land described in the Mortgage or any part of that land including all improvements and fixtures;
                                            and
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | any
                                            present or future Lease of or in relation to that land.
| | --- | -------------------------------------------------------------------------------------------------------



Securities
Purchase Agreementmeans the Securities Purchase Agreement dated on 23 August 2023 between, amongst others, the Issuer and the
Mortgagee, as amended from time to time.



Securitymeans any mortgage, pledge, lien or charge or any security or preferential interest or arrangement of any kind. It includes:



| | (a) | anything
                                            which gives a creditor priority to other creditors with respect to any asset; and
| | --- | --------------------------------------------------------------------------------------------------------------------------------------



| | (b) | retention
                                            of title other than in the ordinary course of day-to-day trading and a deposit of money by
                                            way of security.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



Transaction
Document means:



| | (a) | each
                                            Transaction Document as defined in the Securities Purchase Agreement;
| | --- | ----------------------------------------------------------------------------------------------------------------------



| | (b) | this
                                            Deed;
| | --- | ------------------------------------------------------



| | (c) | a
                                            Mortgage; or
| | --- | ----------------------------------------------------------



| | (d) | any
                                            Ancillary Security; or
| | --- | ----------------------------------------------------------------------



a
document or agreement entered into or provided under or in connection with, or for the purpose of amending or novating, any of the above.
It includes a written undertaking by or to a party or its lawyers under or in relation to any of the above.



Worksmeans building work, excavation or earthworks on the Secured Property, work demolishing, removing or altering any part of the
Secured Property, or any building or development work required by any Government Agency in connection with the Secured Property.



|1.2 | Securities
                                            Purchase Agreement definitions
|--- | -------------------------------------------------------------------------------------



Definitions
in the Securities Purchase Agreement apply in this Deed and each Mortgage unless the context requires otherwise or the relevant term
is defined in this Deed.



|1.3 | Interpretation
|--- | --------------



| | (a) | This
                                            clause 1.3 applies to this Deed and each Mortgage (as if references to this Deed include
                                            each Mortgage).
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------










page 3






|Mortgage
  Terms Deed | 
|--------------------- | 











| | (b) | Headings
                                            are for convenience only and do not affect interpretation.
| | --- | ---------------------------------------------------------------------------------------------------------------



| | (c) | The
                                            meaning of terms is not limited by specific examples introduced by including,
                                            or for example, or similar expressions.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (d) | Nothing
                                            in this Deed is to be interpreted against a party on the ground that the party put it forward.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------



| | (e) | The
                                            following rules apply unless the context requires otherwise.
| | --- | ------------------------------------------------------------------------------------------------------------



| | (i) | The
                                            singular includes the plural and the converse.
| | --- | ----------------------------------------------------------------------------------------------



| | (ii) | A
                                            gender includes all genders.
| | ---- | --------------------------------------------------------------------------



| | (iii) | Where
                                            a word or phrase is defined, its other grammatical forms have a corresponding meaning.
| | ----- | ----------------------------------------------------------------------------------------------------------------------------------------



| | (iv) | A
                                            reference to a person, corporation, trust, partnership, unincorporated body or other entity
                                            includes any of them.
| | ---- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (v) | A
                                            reference to a clause, annexure or schedule is a reference to a clause of, or annexure or
                                            schedule to, this Deed.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (vi) | A
                                            reference to a party to this Deed or another agreement or document includes the party’s
                                            successors and permitted substitutes or assigns.
| | ---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (vii) | A
                                            reference to legislation or to a provision of legislation includes a modification or re-enactment
                                            of it, a legislative provision substituted for it and a regulation, statutory instrument,
                                            code or other thing issued under it.
| | ----- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (viii) | A
                                            reference to writing includes a facsimile transmission and any means of reproducing
                                            words in a tangible and permanently visible form.
| | ------ | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (ix) | A
                                            reference to conduct includes an omission, statement or undertaking, whether
                                            or not in writing.
| | ---- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (x) | Each
                                            paragraph in a list is to be construed independently. None limits any other.
| | --- | -----------------------------------------------------------------------------------------------------------------------------



| | (xi) | A
                                            reference to property or asset includes any real or personal,
                                            present or future, tangible or intangible property or asset (including intellectual property)
                                            and any right, interest, revenue or benefit in, under or derived from the property or asset.
| | ---- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (xii) | An
                                            Event of Default continues until it has been waived in writing by the Mortgagee.
| | ----- | -------------------------------------------------------------------------------------------------------------------------------



| | (xiii) | A
                                            reference to an amount for which a person is contingently liable includes an
                                            amount which that person may become actually or contingently liable to pay if a contingency
                                            occurs, whether or not under an existing obligation.
| | ------ | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (xiv) | All
                                            references to time are to Melbourne time.
| | ----- | -----------------------------------------------------------------------------------------



|1.4 | Document
                                            or agreement
|--- | -----------------------------------------------------------------



A
reference in this Deed or a Mortgage to:



| | (a) | an
                                            agreement includes a Security, Guarantee, undertaking, deed, agreement or legally
                                            enforceable arrangement whether or not in writing; and
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | a
                                            document includes an agreement (as so defined) in writing or a certificate,
                                            notice, instrument or document.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



A
reference to a specific agreement or document includes it as amended, novated, supplemented or replaced from time to time, except to
the extent prohibited by this Deed.






page 4








|Mortgage
  Terms Deed | 
|--------------------- | 









|1.5 | Determination,
                                            statement and certificate
|--- | ------------------------------------------------------------------------------------



Except
where otherwise provided in this Deed, any determination, statement or certificate by the Mortgagee or an Authorised Officer of the Mortgagee
provided for in this Deed or a Mortgage is conclusive. It binds the parties in the absence of manifest error.



|1.6 | Benefit
                                            of Mortgage and this Deed
|--- | -----------------------------------------------------------------------------



If
the Mortgagee is the only Beneficiary, this Deed and each Mortgage are in favour of it. If there are two or more Beneficiaries at any
time, this Deed and each Mortgage is held by the Mortgagee for the benefit of itself and each other Beneficiary.



|1.7 | Binding
                                            on signatories
|--- | ------------------------------------------------------------------



Each
of this Deed and each Mortgage binds each party which signs it even if other parties do not, or if the execution by other parties is
defective, void or voidable.



|1.8 | Consents
                                            and opinion
|--- | ----------------------------------------------------------------



Except
where expressly stated any Beneficiary may give or withhold, or give conditionally, approvals and consents, may be satisfied or unsatisfied,
may form opinions, and may exercise its Powers under each of this Deed and any Mortgage, at its absolute discretion.



|2 | Agreement
                                            of Terms for Mortgage
|- | ---------------------------------------------------------------------------



For
the purposes of each Mortgage, the parties agree as set out in this this Deed. The terms of this Deed will apply to the Mortgage and
be taken to be incorporated in it. Without limitation, the parties agree that the Transaction Documents are ‘Transaction Documents’
for the purposes of the Mortgage.



|3 | Mortgage
|- | --------



| | (a) | Each
                                            Mortgage secures the due and punctual payment of the Secured Money.
| | --- | --------------------------------------------------------------------------------------------------------------------



| | (b) | Each
                                            of this Deed and each Mortgage is given in consideration of the Beneficiaries entering the
                                            Transaction Documents, providing or continuing advances or financial accommodation from time
                                            to time, or both, and for other valuable consideration received.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|4 | Dealing
                                            with Secured Property
|- | -------------------------------------------------------------------------



| | (a) | Except
                                            with the prior written consent of the Mortgagee or as expressly permitted in any Transaction
                                            Document, the Mortgagor shall not:
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (i) | create
                                            or allow to exist any Security over any Secured Property; or
| | --- | ---------------------------------------------------------------------------------------------------------------



| | (ii) | in
                                            any other way:
| | ---- | -------------------------------------------------------------



| | (A) | dispose
                                            of;
| | --- | -------------------------------------------------------



| | (B) | create
                                            or allow any interest in; or
| | --- | -------------------------------------------------------------------------------



| | (C) | part with possession of, any Secured Property.
| | --- | ----------------------------------------------



| | (b) | Where
                                            by law a mortgagee may not restrict the creation of any Security over an asset ranking after
                                            the mortgage created by a Mortgage, paragraph (a) will not restrict that creation. The Mortgagor
                                            shall ensure that before that Security is created the holder of that Security enters into
                                            a deed of priority in form and substance specified by the Mortgagee.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------






page 5






|Mortgage
  Terms Deed | 
|--------------------- | 









|5 | Covenant
                                            and Warranty
|- | -----------------------------------------------------------------



|5.1 | Covenant
                                            to pay and perform
|--- | -----------------------------------------------------------------------



| | (a) | The
                                            Mortgagor shall duly and punctually pay the Secured Money. After an Event of Default (whether
                                            or not it continues) it will pay all Secured Money on demand.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | The
                                            Mortgagor shall ensure that no Event of Default occurs. Without affecting the liability of
                                            the Mortgagor or the Powers of the Beneficiaries in any other respect (including where a
                                            breach of this paragraph is also a breach of another provision), the Mortgagor is not liable
                                            in damages for a breach of this paragraph but each Beneficiary may exercise its Powers following
                                            the breach.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | The
                                            Mortgagor shall duly and punctually comply with its obligations under the Transaction Documents.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------



|5.2 | Warranty
|--- | --------



The
Mortgagor makes the following representations and warranties.



| | (a) | (Transaction
                                            Document) All its representations and warranties in the Transaction Documents are true,
                                            or if not yet made, will be true when made.
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | (Title)
                                            It has an absolute and indefeasible title to the Secured Property as owner of an estate in
                                            fee simple free from any Security or any other right or interest (other than the mortgage
                                            granted by the Mortgagor in favour of the Commonwealth Bank of Australia with dealing number
                                            AT222839).
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | (Incorporation)
                                            It has been incorporated or established in accordance with the laws of its place of incorporation
                                            or establishment, is validly existing under those laws and has power and authority to carry
                                            on its business as it is now being conducted.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (d) | (Entry)
                                            It has power to enter into this Deed and comply with its obligations under it;
| | --- | ----------------------------------------------------------------------------------------------------------------------------------



| | (e) | (No
                                            contravention of constituent documents) This Deed and the transactions under it which
                                            involve it do not contravene its constituent documents (if any) or any law or obligation
                                            by which it is bound or to which any of its assets are subject or cause a limitation on its
                                            powers or the powers of its directors to be exceeded.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (f) | (Authorisations)
                                            It has in full force and effect the authorisations necessary for it to enter into this Deed,
                                            to comply with its obligations and exercise its rights under it and to allow them to be enforced.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (g) | (Obligations
                                            valid and binding) Its obligations under this deed are valid and binding and are enforceable
                                            against it in accordance with its terms.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|5.3 | Tacking
|--- | -------



For
the purpose of the law relating to tacking and further advances, where a Beneficiary is obliged to provide further financial accommodation
under a Transaction Document, each of this Deed and each Mortgage will be taken to impose an obligation on the Beneficiary to provide
that accommodation on the same basis as set out in the other Transaction Documents.



|6 | Further
                                            Assurances and Caveats
|- | --------------------------------------------------------------------------



| | (a) | Whenever
                                            the Mortgagee requests the Mortgagor to do anything:
| | --- | ---------------------------------------------------------------------------------------------------------



| | (i) | for
                                            more satisfactorily mortgaging, assuring or securing the Secured Property to the Beneficiaries
                                            in a manner not inconsistent with this Deed, a Mortgage or any Ancillary Security; or
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------






page 6








|Mortgage
  Terms Deed | 
|--------------------- | 









| | (ii) | for
                                            aiding in the execution or exercise of any Power, the Mortgagor shall do it immediately at
                                            its own cost. It may include registering a Mortgage or Ancillary Security, the execution
                                            or registration of any other document or agreement, the execution and delivery of blank transfers
                                            and the delivery of documents or evidence of title.
| | ---- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------







| | (b) | As
                                            against the Mortgagor, the Mortgagee is entitled to hold all documents which at any time
                                            relate to the Secured Property (including certificates of title, Crown grants, Leases, surveys,
                                            insurance policies and certificates issued by a Government Agency), even if these also relate
                                            to other property of the Mortgagor.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | (i) | The
                                            Mortgagor will not lodge a caveat forbidding the recording of any dealing in the Secured
                                            Property.
| | --- | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (ii) | If
                                            a caveat is lodged (other than a caveat lodged by the Mortgagee) and it would prevent or
                                            restrict dealings by the Mortgagee or a Receiver, the Mortgagor will promptly do everything
                                            in its power to remove it.
| | ---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|7 | Secured
                                            Property and Adjoining Land
|- | -------------------------------------------------------------------------------



If
any part of a structure on the Secured Property encroaches on adjoining land, then, if the Mortgagee requests, the Mortgagor agrees to:



| | (a) | modify
                                            or remove the structure so that it no longer encroaches upon the adjoining land; or
| | --- | --------------------------------------------------------------------------------------------------------------------------------------



| | (b) | obtain
                                            an easement or other permission acceptable to the Mortgagee to allow the encroaching structure
                                            to remain.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|8 | Building
                                            and other Works
|- | --------------------------------------------------------------------



|8.1 | Consents
                                            and Authorisations
|--- | -----------------------------------------------------------------------



The
Mortgagor will obtain the Mortgagee’s consent and all necessary Authorisations before the Mortgagor carries out or permits any
Works, or enters into any agreement to carry them out.



|8.2 | General
                                            obligations
|--- | ---------------------------------------------------------------



The
Mortgagor will:



| | (a) | ensure
                                            that all Works are carried out and completed expeditiously, in a proper and workmanlike manner,
                                            with a high degree of professional skill and care and in accordance with all applicable laws,
                                            Authorisations, easements and restrictive covenants;
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | ensure
                                            that all Works are carried out and completed in accordance with any plans and specifications
                                            approved by the Mortgagee or any Government Agency;
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | ensure
                                            that the Works do not encroach on any property adjoining the Secured Property;
| | --- | ---------------------------------------------------------------------------------------------------------------------------------



| | (d) | obtain
                                            and give to the Mortgagee any certificates requested by the Mortgagee in relation to completion,
                                            compliance or occupation of the Works;
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (e) | comply
                                            fully with its obligations under any agreement to carry out Works, prudently enforce that
                                            agreement and promptly notify the Mortgagee if any default occurs under the agreement; and
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (f) | not
                                            amend, assign or terminate any agreement to carry out Works, or agree or attempt to do so,
                                            without the consent of the Mortgagee.
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------






page 7






|Mortgage
  Terms Deed | 
|--------------------- | 











|8.3 | Right
                                            to take over Works
|--- | --------------------------------------------------------------------



If
the Mortgagee thinks the Mortgagor is not proceeding with Works in accordance with this clause, the Mortgagee may take them over at the
Mortgagor’s cost, including by varying, demolishing or stopping them as the Mortgagee sees fit.



|8.4 | No
                                            duty of care
|--- | -----------------------------------------------------------



If
the Mortgagee monitors Works (such as inspecting or accepting any part of their construction or approving plans), the Mortgagee does
so for its own purposes and does not owe the Mortgagor any duty to exercise care or skill in doing so.



|9 | Particular
                                            Circumstances and Properties
|- | -----------------------------------------------------------------------------------



|9.1 | Subdivision
|--- | -----------



Schedule
2 applies if all or any part of the Secured Property is or becomes part of a Shared Scheme (as defined in Schedule 2).



|9.2 | Licensed
                                            premises
|--- | -------------------------------------------------------------



Schedule
3 applies if a Licence (as defined in Schedule 3) is required for any activity carried out on or in connection with any part of the Secured
Property.



|9.3 | Mortgage
                                            of Lease
|--- | -------------------------------------------------------------



Schedule
4 applies to any part of the Secured Property comprising a Lease to the Mortgagor.



|9.4 | Rural
                                            Land
|--- | ------------------------------------------------------



Schedule
4 applies to any part of the Secured Property which is agricultural, pastoral or horticultural land or used for forestry.



|9.5 | Appointment
                                            of Controller
|--- | ---------------------------------------------------------------------



|9.6 | Appointment
|--- | -----------



To
the extent permitted by law, at any time after an Event of Default (whether or not it is continuing) the Mortgagee or any Authorised
Officer of the Mortgagee may:



| | (a) | appoint
                                            any person or any two or more persons jointly or severally or both to be a receiver or receiver
                                            and manager of all or any of the Secured Property or to act as agent of the Mortgagee to
                                            exercise any of the Mortgagee’s Powers;
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | remove
                                            any Controller;
| | --- | ------------------------------------------------------------------



| | (c) | appoint
                                            another Controller in addition to or in place of any Controller; and
| | --- | ------------------------------------------------------------------------------------------------------------------------



| | (d) | fix
                                            or vary the remuneration of any Controller.
| | --- | -------------------------------------------------------------------------------------------



An
appointment may be made on any terms the Mortgagee thinks fit and whether or not any Beneficiary at any time has taken, or entered into
possession of, any of the Secured Property. Without limiting any other method of appointment permitted by law, an appointment may be
made by an instrument signed by an Authorised Officer of the Mortgagee or by, or on behalf of, the Mortgagee.



|9.7 | Agent
                                            of Mortgagor
|--- | --------------------------------------------------------------



Subject
to clause 9.9 (Receiver appointed after commencement of Liquidation), every Receiver is the agent of the Mortgagor. The Mortgagor
alone is responsible for a Receiver’s acts and defaults.






page 8








|Mortgage
  Terms Deed | 
|--------------------- | 









|9.8 | Receiver’s
                                            powers
|--- | -------------------------------------------------------------



In
addition to any powers granted by law, and except to the extent specifically excluded by the terms of appointment, every Receiver has
power to do anything in respect of the Secured Property that the Mortgagor could do. That includes power to do any of the following,
in each case on such terms as the Receiver thinks fit.



| | (a) | (Take
                                            possession and manage) Take possession of, get in and manage the Secured Property.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------



| | (b) | (Sell)
| | --- | ------



| | (i) | Sell
                                            any of the Secured Property (whether or not the Receiver has taken possession).
| | --- | --------------------------------------------------------------------------------------------------------------------------------



| | (ii) | Without
                                            limitation any sale may be made:
| | ---- | ------------------------------------------------------------------------------------



| | (A) | by
                                            public auction, private treaty or tender;
| | --- | ----------------------------------------------------------------------------------------



| | (B) | for
                                            cash or on credit;
| | --- | ------------------------------------------------------------------



| | (C) | in
                                            one lot or in parcels;
| | --- | ---------------------------------------------------------------------



| | (D) | either
                                            with or without special conditions or stipulations as to title or time or mode of payment
                                            of purchase money or otherwise;
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (E) | with
                                            power to allow the whole or any part of the purchase money to be deferred (whether with or
                                            without any security); and
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (F) | whether
                                            or not in conjunction with the sale of any property by any person.
| | --- | ----------------------------------------------------------------------------------------------------------------------



| | (c) | (Options)
                                            Grant or take put or call options.
| | --- | ----------------------------------------------------------------------------------------



| | (d) | (Lease)
                                            Lease any of the Secured Property for any term (whether or not the Receiver has taken possession).
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------



| | (e) | (Carry
                                            on business) Carry on or concur in carrying on any business.
| | --- | ---------------------------------------------------------------------------------------------------------------



| | (f) | (Acquire
                                            any asset) Acquire in any manner any asset (including to take it on Lease). After that
                                            acquisition it will be included in the Secured Property.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (g) | (Maintain
                                            and improve the Secured Property) Anything to maintain, protect or improve any of the
                                            Secured Property or to obtain income or returns from any of the Secured Property (including
                                            by development, sub division, construction, alteration, or repair, of any property or by
                                            pulling down, dismantling or scrapping, any property).
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (h) | (Raise
                                            money)
| | --- | ---------------------------------------------------------



| | (i) | Borrow
                                            or raise any money from the Mortgagee or any other person approved by the Mortgagee;
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------



| | (ii) | give
                                            Guarantees; and
| | ---- | ----------------------------------------------------------------



| | (iii) | grant
                                            any Security over any of the Secured Property to secure that money or Guarantee. That Security
                                            may rank in priority to or equally with or after, the security created by a Mortgage. It
                                            may be given in the name of the Mortgagor or otherwise.
| | ----- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (i) | (Lend)
                                            Lend money or provide financial accommodation.
| | --- | -------------------------------------------------------------------------------------------------



| | (j) | (Sever
                                            fixtures) Sever fixtures.
| | --- | ----------------------------------------------------------------------------



| | (k) | (Employ)
                                            Employ or discharge any person as employee, contractor, agent, professional adviser, consultant
                                            or auctioneer for any purpose and at any remuneration and on any other terms as the Receiver
                                            thinks fit.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------






page 9








|Mortgage
  Terms Deed | 
|--------------------- | 









| | (l) | (Compromise)
                                            Make or accept any arrangement or compromise.
| | --- | ------------------------------------------------------------------------------------------------------



| | (m) | (Give
                                            receipts) Give receipts for money and other assets.
| | --- | -----------------------------------------------------------------------------------------------------



| | (n) | (Authorisation)
                                            Apply for, take up, transfer or surrender any Authorisation or any variation of any Authorisation.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (o) | (Perform
                                            and enforce agreements)
| | --- | ----------------------------------------------------------------------------



| | (i) | Perform
                                            or enforce;
| | --- | ---------------------------------------------------------------



| | (ii) | exercise
                                            or refrain from exercising the Mortgagor’s rights and powers under; or
| | ---- | ---------------------------------------------------------------------------------------------------------------------------



| | (iii) | obtain
                                            the benefit in other ways of, any documents or agreements or rights which form part of the
                                            Secured Property and any documents or agreements entered into in exercise of any Power.
| | ----- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------







| | (p) | (Vary
                                            and terminate agreements) Vary, rescind or terminate any document or agreement (including
                                            surrendering or accepting the surrender of Leases).
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (q) | (Take
                                            insolvency proceedings) Make debtors bankrupt, wind up companies and do any thing in
                                            relation to any actual or contemplated Liquidation (including attending and voting at meetings
                                            of creditors and appoint proxies).
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (r) | (Take
                                            proceedings) Commence, defend, conduct, settle, discontinue or compromise proceedings
                                            in the name of the Mortgagor or otherwise.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (s) | (Execute
                                            documents) Enter into and execute documents or agreements on behalf of the Receiver or
                                            the Mortgagor. This includes using the Mortgagor’s seal and signing, accepting and
                                            endorsing cheques, promissory notes and bills of exchange.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (t) | (Operate
                                            bank accounts) Operate any bank account comprising part of the Secured Property and open
                                            and operate any further bank account.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (u) | (Surrender
                                            Secured Property) Surrender, release or transfer any of the Secured Property or exchange
                                            it for other property.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (v) | (Promote
                                            companies) Promote the formation of companies with a view to purchasing any of the Secured
                                            Property or assuming the obligations of the Mortgagor or otherwise.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (w) | (Delegate)
                                            Delegate to any person approved by the Mortgagee any Powers conferred on the Receiver (including
                                            delegation).
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (x) | (Have
                                            access) Have access to and make use of the premises, plant, equipment, and records and
                                            accounting and other services of the Mortgagor and the services of its staff.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (y) | (Vote)
                                            Exercise any voting or other rights or powers.
| | --- | -------------------------------------------------------------------------------------------------



| | (z) | (Other
                                            outgoings) Pay any outgoing or indebtedness of the Mortgagor or any other person.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------



| | (aa) | (Security) Redeem any Security or acquire it and
  any debt secured by it.
| | ---- | --------------------------------------------------------------------------



| | (bb) | (Insure)
                                            Take out insurance and make, enforce, compromise and settle all claims in respect of insurance.
| | ---- | ----------------------------------------------------------------------------------------------------------------------------------------------------



| | (cc) | (Incidental power) Do anything incidental to the
  exercise of any other Power.
| | ---- | -------------------------------------------------------------------------------



All
of the above paragraphs are to be construed independently. None limits the generality of any other.



|9.9 | Receiver
                                            appointed after commencement of Liquidation
|--- | ------------------------------------------------------------------------------------------------



The
power to appoint a Receiver may be exercised even if:



| | (a) | an
                                            order is made or a resolution is passed for the Liquidation of the Mortgagor; and
| | --- | --------------------------------------------------------------------------------------------------------------------------------






page 10






|Mortgage
  Terms Deed | 
|--------------------- | 











| | (b) | a
                                            receiver or receiver and manager appointed in those circumstances may not, or may not in
                                            some respects, act as the agent of the Mortgagor.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|9.10 | Powers
                                            exercisable by the Mortgagee
|---- | -------------------------------------------------------------------------------



Whether
or not a Receiver has been appointed, to the extent permitted by law the Mortgagee may exercise any Power of a Receiver at any time after
an Event of Default (whether or not it is continuing) in addition to any Power of the Mortgagee and without giving notice. It may exercise
those Powers and its Powers without taking possession or being liable as mortgagee in possession. Without limitation it may exercise
those Powers and its Powers directly or through one or more agents. In the latter event anything done or incurred by an agent will be
taken to be done or incurred by the Mortgagee.



|9.11 | Withdrawal
|---- | ----------



The
Mortgagee may give up possession of any Secured Property and withdraw any receivership at any time.



|10 | Power
                                            of Attorney
|-- | -------------------------------------------------------------



| | (a) | For
                                            valuable consideration and by way of security the Mortgagor irrevocably appoints each Authorised
                                            Officer of the Mortgagee severally its attorney to do anything which:
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (i) | the
                                            Mortgagor is obliged, but has failed, to do under any Transaction Document; or
| | --- | ------------------------------------------------------------------------------------------------------------------------------



| | (ii) | any
                                            Beneficiary or any Receiver is authorised or empowered to do under any Transaction Document
                                            or any law, but only at the times that that Beneficiary or a Receiver (if a Receiver had
                                            been appointed) would have been able to do it.
| | ---- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | Without
                                            limitation, the Attorney may at any time:
| | --- | ---------------------------------------------------------------------------------------------



| | (i) | do
                                            anything which in the opinion of the Mortgagee or the Attorney is necessary or expedient
                                            to secure, preserve, perfect or give effect to the security contained in a Mortgage (including
                                            anything under clause 11 (Completion of blank securities) or 12 (Performance of
                                            Mortgagor’s obligations)). For example, it may execute a legal mortgage, transfer,
                                            extension of mortgage, transfer of land by mortgagee, discharge of mortgage, Lease, extension
                                            or surrender of Lease, assignment, caveat and any other assurance of any Secured Property
                                            in favour of any Beneficiary, any purchaser or any nominee; and
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (ii) | delegate
                                            the Attorney’s powers (including delegation).
| | ---- | --------------------------------------------------------------------------------------------------



| | (c) | No
                                            Attorney appointed under this Deed has power to act inconsistently with this Deed, a Mortgage
                                            or any other Transaction Document.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (d) | The
                                            appointment of an Attorney will not make any Beneficiary liable as mortgagee in possession.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------



|11 | Completion
                                            of Blank Securities
|-- | --------------------------------------------------------------------------



The
Mortgagee, any Authorised Officer of the Mortgagee, any Receiver or any Attorney may:



| | (a) | complete
                                            any document which at any time is executed by or on behalf of the Mortgagor or the Issuer
                                            and deposited with any Beneficiary. It may complete it in favour of any Beneficiary, the
                                            Mortgagee on behalf of the Beneficiaries, any appointee of any Beneficiary, any purchaser
                                            or any nominee; and
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------






page 11






|Mortgage
  Terms Deed | 
|--------------------- | 













| | (b) | amend
                                            any particulars contained in this Deed, a Mortgage, any transfer or other instrument relating
                                            to the Secured Property as the Mortgagee may consider necessary to obtain registration or
                                            otherwise to perfect the security intended to be given by the Mortgage.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|12 | Performance
                                            of Mortgagor’s Obligations
|-- | ----------------------------------------------------------------------------------



If
at any time the Mortgagor fails duly to perform any obligation in any Transaction Document, the Mortgagee or any person it authorises
may do anything which in its opinion is necessary or expedient to make good or to attempt to make good that failure to its satisfaction.



|13 | Inspection
|-- | ----------



The
Mortgagee or any person it authorises may inspect and copy the records of the Mortgagor related to the Secured Property and inspect the
premises of the Mortgagor and its Subsidiaries and inspect the Secured Property at any time after an Event of Default (whether or not
it is continuing). The Mortgagor will do everything in its power to assist that inspection and copying and ensure that its employees
and officers and its Subsidiaries and their employees and officers do the same.



|14 | Statutory
                                            Powers
|-- | ------------------------------------------------------------



|14.1 | Powers
                                            in augmentation
|---- | ------------------------------------------------------------------



The
powers conferred on a mortgagee by law:



| | (a) | are
                                            in addition to the Powers conferred by this Deed, a Mortgage or any Ancillary Security;
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------



| | (b) | (to
                                            the extent permitted by law) may be exercised by the Mortgagee immediately after an Event
                                            of Default occurs and at any time subsequently; and
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | are
                                            excluded or varied only so far as they are inconsistent with the express terms of this Deed,
                                            a Mortgage or any Ancillary Security.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|14.2 | Leasing
|---- | -------



| | (a) | The
                                            Mortgagor may not surrender any Lease, accept any surrender of Lease or exercise any power
                                            of Leasing conferred on the Mortgagor by law unless expressly permitted or contemplated in
                                            any Transaction Document or with the prior consent of the Mortgagee.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | Sub
                                            sections (3), (5), (6), (7), (8) and (9) of s106 of the Conveyancing Act 1919(NSW)
                                            and s19 of the Conveyancing and Law of Property Act 1884(Tas) shall not apply to
                                            any Lease granted by the Mortgagee or a Receiver under this Deed or a Mortgage.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|14.3 | Notice
                                            not required
|---- | ---------------------------------------------------------------



| | (a) | To
                                            the extent permitted by law no Beneficiary is required to give notice to any person before
                                            enforcement or exercise except where specified in a Transaction Document.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | The
                                            Mortgagor agrees that if any law requires any notice to be given, procedure to be followed
                                            or period of time to pass before the Mortgagee can enforce this Mortgage, appoint a receiver
                                            or exercise any other right, power or remedy
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (i) | if
                                            the law allows the notice, procedure, or period to be excluded, the Mortgagee need not give
                                            notice to any person, follow the procedure, or wait for the period of time to pass, before
                                            doing any of these things; and
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (ii) | if
                                            the law allows the period of time to be specified or changed, that period is one day or the
                                            shortest period the law allows (whichever is the longer).
| | ---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------






page 12






|Mortgage
  Terms Deed | 
|--------------------- | 













Without
limitation this includes s57 of the Real Property Act 1900 (NSW) and s111 of the Conveyancing Act 1919 (NSW).



|15 | Application
                                            of Money Received
|-- | -------------------------------------------------------------------------



|15.1 | Order
|---- | -----



To
the extent permitted by law, all money received by a Controller, an Attorney or any Beneficiary under or by virtue of this Deed or a
Mortgage shall be applied in the manner and order determined by the Mortgagee. If the Mortgagee does not make a determination, the following
order will apply.



| | (a) | First:
                                            all costs, charges and expenses of any Beneficiary, Controller or Attorney which are incurred
                                            in or are incidental to the exercise or performance or attempted exercise or performance
                                            of a Power or otherwise in relation to this Deed, a Mortgage or any Ancillary Security.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | Second:
                                            any other outgoings which the Controller, Attorney or the Mortgagee thinks fit to pay.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | Third:
                                            the Controller’s remuneration.
| | --- | ---------------------------------------------------------------------------------



| | (d) | Fourth:
                                            to each holder of a Security of which the Mortgagee is aware and which has priority over
                                            the Mortgage in relation to the relevant Secured Property, to the extent, and in order, of
                                            priority.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (e) | Fifth:
                                            to the Mortgagee for the account of the Beneficiaries towards satisfaction of the Secured
                                            Money (rateably among the Beneficiaries, if more than one, but subject to any agreement between
                                            the Beneficiaries).
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (f) | Sixth:
                                            to each holder of a Security of which the Mortgagee is aware and which ranks after the Mortgage
                                            in relation to the relevant Secured Property, to the extent, and in order, of priority.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (g) | Seventh:
                                            the surplus (if any) belongs to the Mortgagor.
| | --- | ---------------------------------------------------------------------------------------------------



The
surplus will not carry interest. If it pays the surplus to the credit of an account in the name of the Mortgagor with any bank carrying
on business in Australia, the Controller, Beneficiary or Attorney (as the case may be) will be under no further liability in respect
of it.



|15.2 | Money
                                            actually received
|---- | -------------------------------------------------------------------



| | (a) | In
                                            applying any money towards satisfaction of the Secured Money the Mortgagor will be credited
                                            only with the money available for that purpose which is actually received by the relevant
                                            Beneficiary. The credit will date from the time of receipt.
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | That
                                            money will be appropriated as between principal, interest and other amounts as the relevant
                                            Beneficiary determines. Any such appropriation by the relevant Beneficiary will override
                                            any appropriation made by the Mortgagor.
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|15.3 | Amounts
                                            contingently due
|---- | --------------------------------------------------------------------



If
any Secured Money is contingently owing to any Beneficiary at the time of a distribution of an amount under clause 15.1 (Order):



| | (a) | that
                                            amount will be taken to be money due and owing under the relevant Mortgage for the purposes
                                            of s58(3) of the Real Property Act 1900(NSW) or s112(4) of the Conveyancing Act
                                            1919(NSW); and
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | the
                                            Mortgagee may retain any of that amount.
| | --- | ----------------------------------------------------------------------------------------






page 13






|Mortgage
  Terms Deed | 
|--------------------- | 











If
the Mortgagee does retain any of that amount, it will place the amount retained on short term interest bearing deposit until the relevant
Secured Money becomes actually due or ceases to be contingently owing, and the Mortgagee shall then:



| | (c) | pay
                                            to that Beneficiary the amount which becomes actually due to it; and
| | --- | --------------------------------------------------------------------------------------------------------------------



| | (d) | apply
                                            the balance of the amount retained (together with interest earned on the deposit) in accordance
                                            with clause 15.1 (Order).
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|15.4 | Notice
                                            of subsequent Security
|---- | -------------------------------------------------------------------------



| | (a) | If
                                            any Beneficiary receives actual or constructive notice of a subsequent Security affecting
                                            any Secured Property it may open a separate account in the name of the Mortgagor or the Issuer
                                            in the books of that Beneficiary.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | If
                                            that Beneficiary does not open a new account it will be treated as if it had done so at the
                                            time it received actual or constructive notice of the Security.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | From
                                            the time the new account is opened or is taken to be opened:
| | --- | -------------------------------------------------------------------------------------------------------------



| | (i) | all
                                            advances and accommodation made available by that Beneficiary to the Mortgagor or the Issuer;
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------



| | (ii) | all
                                            payments and repayments made by the Mortgagor or the Issuer to that Beneficiary; and
| | ---- | ------------------------------------------------------------------------------------------------------------------------------------



| | (iii) | money
                                            to be applied towards the Secured Money under clause 15.1(e) (Order),
| | ----- | -----------------------------------------------------------------------------------------------------------------------



will
be or will be taken to be debited or credited, as appropriate, to the new account. Payments, repayments and other money will only be
applied in reduction of other Secured Money to the extent that there is no debit balance in that account.



|15.5 | Conversion
                                            of currencies on application
|---- | -----------------------------------------------------------------------------------



For
the purpose of making an application under clause 15.1 (Order) any Beneficiary, Controller or Attorney may purchase one currency
with another, whether or not through an intermediate currency, whether spot or forward, in the manner and at the time it thinks fit.



|16 | Other
                                            Security over Secured Property
|-- | --------------------------------------------------------------------------------



| | (a) | Any
                                            Beneficiary, Controller or Attorney may rely on the certificate of a holder of another Security
                                            affecting or purporting to affect the Secured Property as to the amount and property secured
                                            by the Security.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | The
                                            Mortgagee or any Controller may pay or agree to pay the amount certified by the holder of
                                            a Security or purported Security to be necessary to discharge it or some of the indebtedness
                                            secured by it or to acquire it. From the date of payment that amount will be part of the
                                            Secured Money and the Mortgagor shall indemnify the Mortgagee (or if other Beneficiaries
                                            indemnify the Mortgagee, those other Beneficiaries) and the Controller against that amount.
                                            This applies whether or not that Security or purported Security was valid or prior, equal
                                            or subsequent ranking or the property or money stated in the certificate were secured by
                                            it.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|17 | Protection
                                            of Beneficiaries, Controller and Attorney
|-- | ------------------------------------------------------------------------------------------------



To
the extent permitted by law, no Beneficiary, Controller or Attorney will be liable:



| | (a) | in
                                            respect of any conduct, delay, negligence or breach of duty in the exercise or non- exercise
                                            of a Power; nor
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | for
                                            any loss (including indirect loss) which results, except where it arises from fraud or gross
                                            negligence on the part of any Beneficiary, Controller or Attorney.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------






page 14








|Mortgage
  Terms Deed | 
|--------------------- | 













|18 | Protection
                                            of Third Parties
|-- | -----------------------------------------------------------------------



|18.1 | No
                                            enquiry
|---- | ------------------------------------------------------



No
party to any Dealing (as defined below) and no person asked to register a Dealing:



| | (a) | is
                                            bound to enquire:
| | --- | ----------------------------------------------------------------



| | (i) | whether
                                            an Event of Default has occurred or whether a Mortgage has become enforceable;
| | --- | ----------------------------------------------------------------------------------------------------------------------------------



| | (ii) | whether
                                            a person who is, or, purports or is purported to be, a Controller or Attorney is duly appointed;
| | ---- | ----------------------------------------------------------------------------------------------------------------------------------------------------



| | (iii) | as
                                            to the amount of Secured Money and whether Secured Money is due and payable; or
| | ----- | ------------------------------------------------------------------------------------------------------------------------------



| | (iv) | in
                                            any other way as to the propriety or regularity of the Dealing; or
| | ---- | -----------------------------------------------------------------------------------------------------------------



| | (b) | is
                                            affected by notice that the Dealing is unnecessary or improper.
| | --- | --------------------------------------------------------------------------------------------------------------



For
the protection of any party to a Dealing or a person registering a Dealing, the Dealing will be taken to be authorised by this Deed and
will be valid accordingly, even if there is any irregularity or impropriety in the Dealing.



In
this clause a Dealing is:



| | (c) | any
                                            payment, or any delivery or handing over of an asset, to; or
| | --- | ------------------------------------------------------------------------------------------------------------



| | (d) | any
                                            acquisition, incurring of Finance Debt, receipt, sale, Lease, disposal or other dealing,
                                            by,
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



any
Beneficiary, Controller or Attorney, or any person who purports or is purported to be a Controller or Attorney.



|18.2 | Receipt
|---- | -------



The
receipt of any Authorised Officer of any Beneficiary, Controller or Attorney (or person who purports, or is purported, to be a Controller
or Attorney) for any money or assets payable to or receivable or received by it exonerates the person paying that money or handing over
that asset from being concerned as to their application, or from being liable or accountable for their loss or misapplication.



|19 | Expenses,
                                            Indemnity
|-- | ---------------------------------------------------------------



|19.1 | Expenses
|---- | --------



The
Mortgagor shall reimburse each Beneficiary, Controller and Attorney for its expenses in relation to:



| | (a) | the
                                            preparation, execution and completion of the Transaction Documents and any subsequent consent,
                                            agreement, approval, waiver or amendment; and
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | (i) | any
                                            actual or contemplated enforcement of the Transaction Documents, or the actual or contemplated
                                            exercise, preservation or consideration of any Powers under the Transaction Documents or
                                            in relation to the Secured Property; and
| | --- | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (ii) | any
                                            enquiry by a Government Agency concerning the Mortgagor or the Secured Property or a transaction
                                            or activity the subject of the Transaction Documents or in connection with which financial
                                            accommodation or funds raised under a Transaction Document are used or provided.
| | ---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------








page 15






|Mortgage
  Terms Deed | 
|--------------------- | 











This
includes legal costs and expenses (including in house lawyers charged at their usual rate) on a full indemnity basis, expenses incurred
in any review or environmental audit or in retaining consultants to evaluate matters of material concern to the Beneficiaries, any Receiver
or Attorney, and administrative costs including time of its executives (whose time and costs are to be charged at reasonable rates).



|19.2 | Indemnity
|---- | ---------



The
Mortgagor shall indemnify each Beneficiary, Controller and Attorney against any loss, cost, liability or expense (including legal costs
on a full indemnity basis) which any Beneficiary, Controller or Attorney (or any officer or employee of any of them) incurs as a result
of or in connection with:



| | (a) | any
                                            Event of Default or breach of any Transaction Document;
| | --- | -------------------------------------------------------------------------------------------------------



| | (b) | any
                                            exercise or attempted exercise of any Power or any failure to exercise any Power; or
| | --- | ------------------------------------------------------------------------------------------------------------------------------------



| | (c) | the
                                            Secured Property or the existence of any interest in or control or Power with respect to
                                            the Secured Property.
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|20 | Currency
                                            Indemnity
|-- | --------------------------------------------------------------



|20.1 | General
|---- | -------



The
Mortgagor shall indemnify each Beneficiary against any deficiency which arises whenever for any reason (including as a result of a judgment
or order or Liquidation):



| | (a) | that
                                            Beneficiary receives or recovers an amount in one currency (the Payment Currency)
                                            in respect of an amount denominated under a Transaction Document in another currency (the
                                            Due Currency); and
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | the
                                            amount actually received or recovered by that Beneficiary under its normal practice when
                                            it converts the Payment Currency into the Due Currency is less than the relevant amount of
                                            the Due Currency in respect of which the payment was received.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|20.2 | Reimbursement
|---- | -------------



Where
an amount to be reimbursed or indemnified against under a Transaction Document is denominated in a currency other than US dollars, if
the person to be reimbursed or indemnified so requests, the Mortgagor shall reimburse or indemnify it against the amount of US dollars
which the person certifies that it used to buy the relevant amount of the other currency in accordance with its normal procedures. If
the person does not so request, the Mortgagor shall reimburse or indemnify it in the relevant currency.



|21 | Interest
                                            on Overdue Amounts
|-- | -----------------------------------------------------------------------



|21.1 | Accrual
                                            and payment
|---- | ---------------------------------------------------------------



| | (a) | (Accrual)
                                            Interest accrues on each unpaid amount which is due and payable by the Mortgagor under or
                                            in respect of any Transaction Document (including interest under this clause):
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (i) | on
                                            a daily basis up to the date of actual payment from (and including) the due date or, in the
                                            case of an amount payable by way of reimbursement or indemnity, the date of disbursement
                                            or loss, if earlier;
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (ii) | both
                                            before and after judgment (as a separate and independent obligation); and
| | ---- | --------------------------------------------------------------------------------------------------------------------------






page 16






|Mortgage
  Terms Deed | 
|--------------------- | 











| | (iii) | at
                                            the rate provided in clause 21.2 (Rate), except where the relevant Transaction Document
                                            provides otherwise.
| | ----- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------







| | (b) | (Payment)
                                            The Mortgagor shall pay interest accrued under this clause on demand and on the last Business
                                            Day of each calendar quarter. That interest is payable in the currency of the unpaid amount
                                            on which it accrues.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|21.2 | Rate
|---- | ----



The
rate applicable under this clause is the sum of 2% pa plus the higher of the following, each as determined by the Mortgagee:



| | (a) | the
                                            rate (if any) applicable to the unpaid amount immediately before the due date; and
| | --- | ----------------------------------------------------------------------------------------------------------------------------------



| | (b) | the
                                            sum of the margin that the Mortgagee certifies that it would charge at the date of this Deed
                                            in calculating interest on loans to the Issuer and:
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (i) | if
                                            the amount is denominated in Australian dollars, the business overdraft rate (whatever called)
                                            published by a leading bank each as selected by the Mortgagee; or
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (ii) | (A) | if
                                            the rate in paragraph (i) is not available; or                                                                                                                                                                                                                                                               
| | ---- | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
| |      |     |                                                                                                                                                                                                                                                                                                                                                             
| |      | (B) | the
                                            amount is denominated in any other currency, then, for each successive funding period of
                                            no more than three months selected by the Mortgagee, the Mortgagee’s cost of funds
                                            in that currency for the funding period.











Interest
on amounts other than Australian or New Zealand dollars or Sterling is calculated on the basis of a year of 360 days.



|22 | Certificate
                                            as to Amount of Secured Money
|-- | -------------------------------------------------------------------------------------



A
certificate signed by an Authorised Officer of a Beneficiary will be conclusive evidence against the Mortgagor, in the absence of manifest
error:



| | (a) | as
                                            to the amount of Secured Money stated in that certificate;
| | --- | ---------------------------------------------------------------------------------------------------------



| | (b) | that
                                            a document specified in that certificate is a Transaction Document; and
| | --- | ------------------------------------------------------------------------------------------------------------------------



| | (c) | that
                                            the relevant Beneficiary is of the opinion stated in the certificate.
| | --- | ----------------------------------------------------------------------------------------------------------------------







|23 | Survival
                                            of Obligations
|-- | -------------------------------------------------------------------



| | (a) | (Representations
                                            and warranties) Each representation or warranty in a Transaction Document survives the
                                            execution and delivery of the Transaction Documents and the provision of financial accommodation.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | (Indemnity)
                                            Each indemnity, reimbursement or similar obligation in a Transaction Document:
| | --- | --------------------------------------------------------------------------------------------------------------------------------------



| | (i) | is
                                            a continuing, separate and independent obligation;
| | --- | -------------------------------------------------------------------------------------------------



| | (ii) | is
                                            payable on demand; and
| | ---- | ---------------------------------------------------------------------



| | (iii) | survives
                                            termination or discharge of the relevant Transaction Document and repayment of financial
                                            accommodation.
| | ----- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



Where
a party is obliged to indemnify another party against any loss, cost, charge, liability, expense, deficiency or other amount, it shall
pay on demand from time to time the amount stated by the other party to be the amount indemnified against.






page 17






|Mortgage
  Terms Deed | 
|--------------------- | 











|24 | Continuing
                                            Security
|-- | ---------------------------------------------------------------



Each
of each Mortgage and each Ancillary Security is a continuing security despite any settlement of account, intervening payment or anything
else until a final discharge of this Deed, each Mortgage and each Ancillary Security has been given to the Mortgagor.



|25 | Other
                                            Securities
|-- | ------------------------------------------------------------



No
Power and nothing in this Deed, any Mortgage or any Ancillary Security merges in, or in any other way prejudicially affects or is prejudicially
affected by:



| | (a) | any
                                            other Guarantee or Security; or
| | --- | -------------------------------------------------------------------------------



| | (b) | any
                                            judgment, right or remedy against any person, which any Beneficiary or any person claiming
                                            through any Beneficiary may have at any time.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------











|26 | Waivers,
                                            Remedies Cumulative
|-- | ------------------------------------------------------------------------



| | (a) | No
                                            failure to exercise and no delay in exercising a Power operates as a waiver, nor does any
                                            single or partial exercise of a Power preclude any other or further exercise of that or any
                                            other Power.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | Powers
                                            in this Deed, each Mortgage and each Ancillary Security are in addition to, and do not exclude
                                            or limit, any right, power or remedy provided by law.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|27 | Severability
                                            of Provisions
|-- | ----------------------------------------------------------------------



| | (a) | Any
                                            provision of this Deed , a Mortgage or any Ancillary Security which is prohibited or unenforceable
                                            in any jurisdiction is ineffective as to that jurisdiction to the extent of the prohibition
                                            or unenforceability. That does not invalidate the remaining provisions of this Deed, a Mortgage
                                            or any Ancillary Security nor affect the validity or enforceability of that provision in
                                            any other jurisdiction.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | Without
                                            limiting the generality of paragraph (a):
| | --- | ---------------------------------------------------------------------------------------------



| | (i) | the
                                            definition of Secured Money for the purposes of a Mortgage does not include any liability
                                            so long as and to the extent that the inclusion of that liability would avoid, invalidate
                                            or render ineffective clause 3 or the security constituted by the Mortgage; and
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (ii) | the
                                            definition of Secured Property for the purposes of a Mortgage does not include any asset
                                            so long as and to the extent that the inclusion of that asset would invalidate, avoid or
                                            render ineffective clause 3 or the security constituted by the Mortgage.
| | ---- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



The
Mortgagor must use its best endeavours to satisfy any condition or obtain any Authorisation which may be necessary to include that liability
or asset validly under the Mortgage.



|28 | Moratorium
                                            Legislation
|-- | ------------------------------------------------------------------



To
the full extent permitted by law, all legislation which at any time, directly or indirectly, may:



| | (a) | lessen,
                                            remove, vary or otherwise affect, in favour of the Mortgagor, any obligation under this Deed,
                                            a Mortgage or any Ancillary Security; or
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | delay,
                                            prevent, defeat or prejudicially affect the exercise by any Beneficiary, Controller or Attorney
                                            of any Power, is excluded from this Deed, each Mortgage and any Ancillary Security, and the
                                            Mortgagor waives its rights under that legislation.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------






page 18






|Mortgage
  Terms Deed | 
|--------------------- | 











|29 | Assignments
|-- | -----------



| | (a) | Subject
                                            to the other Transaction Documents, the Mortgagee may assign or novate all or any of its
                                            rights or novate all or any of its obligations under this Deed, each Mortgage and each Ancillary
                                            Security to another person. On that person agreeing in a deed in favour of the Mortgagor
                                            to assume all obligations of the Mortgagee novated to it, the Mortgagee will be relieved
                                            of those obligations.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | Subject
                                            to the other Transaction Documents, any other Beneficiary may assign all or any of its rights
                                            under this Deed or a Mortgage. Any novation of its obligations provided for under a Transaction
                                            Document will, to the extent it applies to this Deed and the Mortgage, be effective in relation
                                            to this Deed and the Mortgage, in accordance with its terms.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | If
                                            a Beneficiary’s rights under this Deed and a Mortgage are assigned or novated, the
                                            Secured Money will include all actual and contingent liability of the Mortgagor and each
                                            other Relevant Company to the assignee, whether or not it was incurred before the assignment
                                            or novation or in contemplation of it.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (d) | The
                                            Mortgagor may only assign or novate any of its rights or obligations under this Deed, a Mortgage
                                            or any Ancillary Security with the prior consent of the Mortgagee. Any purported assignment
                                            or novation without such consent will be ineffective.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|30 | Notices
|-- | -------



All
notices, requests, demands, consents, approvals, agreements or other communications to or by a party to this Deed and a Mortgage:



| | (a) | must
                                            be in writing signed by an Authorised Officer of the sender (or in the case of an electronic
                                            mail message, sent from the electronic mail address of an Authorised Officer of the sender);
                                            and
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | will
                                            be conclusively taken to be given or made when delivered, received or left at the address
                                            or electronic mail address of the recipient shown in Schedule 1 or to any other address or
                                            electronic mail address which it may have notified the sender but, if delivery or receipt
                                            is on a day on which business is not generally carried on in the place to which the communication
                                            is sent or is later than 4pm (local time), it will be conclusively taken to have been received
                                            at the commencement of business on the next day on which business is generally carried on
                                            in that place.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|31 | Authorised
                                            Officers
|-- | ---------------------------------------------------------------



The
Mortgagor irrevocably authorises each Beneficiary to rely on a certificate by a person purporting to be its director or secretary as
to the identity and signatures of its Authorised Officers. The Mortgagor warrants that those persons have been authorised to give notices
and communications under or in connection with the Transaction Documents.



|32 | Governing
                                            Law and Jurisdiction
|-- | --------------------------------------------------------------------------



This
Deed and each Mortgage are governed by the laws of New South Wales and of the Commonwealth of Australia applying there. To the extent
permitted by law, so is any security interest (as defined by the Personal Property Securities Act 2009(Cth)) under it. The Mortgagor
irrevocably accepts the non-exclusive jurisdiction of courts with jurisdiction there, and waives any right to object to the venue on
any ground.






page 19










|Mortgage
  Terms Deed | 
|--------------------- | 









|33 | Third
                                            Party Provisions
|-- | ------------------------------------------------------------------



|33.1 | Security
                                            not to be affected
|---- | -----------------------------------------------------------------------



None
of this Deed, any Mortgage, any Ancillary Security or any Power nor the obligations of the Mortgagor under this Deed or a Mortgage will
be affected by anything which but for this provision might operate to release, prejudicially affect or discharge them or in any way relieve
the Mortgagor from any obligation including:



| | (a) | the
                                            grant to any person of any time, waiver or other indulgence, or the discharge or release
                                            of any person;
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | any
                                            transaction or arrangement that may take place between any Beneficiary and any person;
| | --- | --------------------------------------------------------------------------------------------------------------------------------------



| | (c) | the
                                            Liquidation of any person;
| | --- | --------------------------------------------------------------------------



| | (d) | any
                                            Beneficiary becoming a party to or bound by any compromise, moratorium, assignment of property,
                                            scheme of arrangement, composition of debts or scheme of reconstruction by or relating to
                                            any person;
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (e) | any
                                            Beneficiary exercising or delaying or refraining from exercising any other security or any
                                            right, power or remedy conferred on it by law or by any Transaction Document or by any other
                                            document or agreement with any person;
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (f) | the
                                            amendment, variation, novation, replacement, rescission, invalidity, extinguishment, repudiation,
                                            avoidance, unenforceability, frustration, failure, expiry, termination, loss, release, discharge,
                                            abandonment, assignment or transfer, in whole or in part and with or without consideration,
                                            of any Transaction Document, or of any other Security or Guarantee or other document or agreement
                                            held by any Beneficiary at any time or of any right, obligation, power or remedy;
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (g) | the
                                            taking or perfection of or failure to take or perfect a Security or Guarantee or other document
                                            or agreement;
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (h) | the
                                            failure by any Beneficiary or any other person to notify the Mortgagor of any default by
                                            any person under any Transaction Document or any other document or agreement with any Beneficiary;
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (i) | any
                                            Beneficiary obtaining a judgment against any person for the payment of any Secured Money;
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------



| | (j) | any
                                            legal limitation, disability, incapacity or other circumstance relating to any person;
| | --- | --------------------------------------------------------------------------------------------------------------------------------------



| | (k) | any
                                            change in circumstance (including any change in the members or constitution of any person);
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------



| | (l) | any
                                            Guarantee or Security or other document or agreement not being valid or executed by, or binding
                                            on, any person; or
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (m) | any
                                            increase in the Secured Money for any reason (including as a result of anything referred
                                            to above), whether with or without the consent of the Mortgagor. References to any
                                            personinclude the Issuer, the Mortgagor or any other person.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------







|33.2 | Principal
                                            and independent obligation
|---- | --------------------------------------------------------------------------------



Each
of this Deed, each Mortgage and each Ancillary Security is a principal and independent obligation. It is not ancillary or collateral
to any other Security, right or obligation.






page 20






|Mortgage
  Terms Deed | 
|--------------------- | 











|33.3 | No
                                            marshalling
|---- | ----------------------------------------------------------



No
Beneficiary is obliged to marshal or appropriate in favour of the Mortgagor or to exercise, apply or recover:



| | (a) | any
                                            Security or Guarantee (including any Transaction Document) held by a Beneficiary at any time;
                                            or
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | any
                                            of the funds or assets that Beneficiary may be entitled to receive or have a claim on.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------



|33.4 | No
                                            competition
|---- | ----------------------------------------------------------



Until
the Secured Money has been irrevocably paid and discharged in full the Mortgagor is not entitled to and shall not:



| | (a) | be
                                            subrogated to any Beneficiary or any person who has any rights against the Issuer or any
                                            provider of Ancillary Security or claim the benefit of any Security or Guarantee held by
                                            any Beneficiary or any such person at any time;
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | either
                                            directly or indirectly prove in, claim or receive the benefit of, any distribution, dividend
                                            or payment arising out of or relating to the Liquidation of the Issuer, or any person who
                                            gives Ancillary Security; or
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | have
                                            or claim any right of contribution or indemnity for any reason (whether or not relating to
                                            this Deed or a Mortgage) from the Issuer, or any person who gives Ancillary Security,
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



except
as directed by the Mortgagee.



The
receipt of any distribution, dividend or other payment by any Beneficiary out of or relating to any Liquidation will not prejudice the
right of any Beneficiary to recover the Secured Money by enforcement of this Deed, each Mortgage and each Ancillary Security.



The
Mortgagor shall comply with any direction under this clause.



If
the Mortgagor receives any proceeds from the Liquidation of the Issuer or any other security provider (whether following a direction
of the Mortgagee or otherwise) it shall immediately pay those proceeds to the Mortgagee in reduction of the Secured Money. Until it makes
that payment, those proceeds will be held in trust for the Mortgagee.



|33.5 | Suspense
                                            of amounts received
|---- | ------------------------------------------------------------------------



Until
the Secured Money has been paid in full or each Beneficiary has received or recovered money that (after any applicable expenses and exchanges)
is sufficient to pay the Secured Money in full, each Beneficiary may:



| | (a) | apply,
                                            or refrain from applying, in satisfaction of the Secured Money, all or any money received
                                            or recovered in respect of the Secured Money (whether under this Deed, a Mortgage or otherwise,
                                            including by way of set-off or as a dividend in a Liquidation); and
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | claim
                                            against any person (including by proving in any Liquidation) in respect of the full amount
                                            of the Secured Money disregarding the money received or recovered and not so applied.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|33.6 | Rescission
                                            of payment
|---- | -----------------------------------------------------------------



Whenever
for any reason (including under any law relating to Liquidation, fiduciary obligations or the protection of creditors):



| | (a) | all
                                            or part of any transaction of any nature (including any payment or transfer) made during
                                            the term of this Deed or a Mortgage which affects or relates in any way to the Secured Money
                                            is void, set aside or voidable;
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------






page 21








|Mortgage
  Terms Deed | 
|--------------------- | 









| | (b) | any
                                            claim that anything contemplated by paragraph (a) is upheld, conceded or compromised; or
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------



| | (c) | any
                                            Beneficiary is required to return or repay any money or asset received by it under any such
                                            transaction or the equivalent in value of that money or asset, each Beneficiary will immediately
                                            become entitled against the Mortgagor to all rights in respect of the Secured Money and the
                                            Secured Property which it would have had if all or the relevant part of the transaction or
                                            receipt had not taken place. The Mortgagor shall indemnify each Beneficiary against any resulting
                                            loss, cost or expense. This clause continues to apply after this Deed and the Mortgage is
                                            discharged.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------







|33.7 | Variation
|---- | ---------



This
Deed, each Mortgage and any Ancillary Security cover the Secured Money as varied from time to time including as a result of:



| | (a) | any
                                            new Transaction Document or any amendment to any Transaction Document; or
| | --- | -------------------------------------------------------------------------------------------------------------------------



| | (b) | the
                                            provision of further accommodation to the Issuer, and whether or not with the consent of
                                            or notice to the Mortgagor. This does not limit any other provision.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------







|33.8 | Indemnity
|---- | ---------



If
any Secured Money (including money which would have been Secured Money if recoverable) is not recoverable from the Issuer for any reason,
including any legal limitation, disability or incapacity affecting the Issuer or an obligation or right in any Transaction Document being
or becoming unenforceable, void, illegal, limited, suspended or stayed and whether or not:



| | (a) | any
                                            transaction was or is void or illegal or has been subsequently avoided; or
| | --- | --------------------------------------------------------------------------------------------------------------------------



| | (b) | any
                                            matter or fact relating to that transaction was or ought to have been within the knowledge
                                            of any Beneficiary, the Mortgagor shall indemnify each Beneficiary in respect of that money
                                            and shall pay that money to the relevant Beneficiary.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------







|34 | Set-Off
|-- | -------



| | (a) | Each
                                            Beneficiary may set-off any obligation of any type in any currency that it owes the Mortgagor
                                            (including any credit balance in any account of the Mortgagor with any branch of that Beneficiary
                                            (whether or not matured)) against any obligation of the Mortgagor to that Beneficiary under
                                            or in relation to any Transaction Document to pay any sum then payable. No Beneficiary need
                                            make the set-off. This right is independent of any security interest granted under the Transaction
                                            Documents.
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | A
                                            Beneficiary may exchange currencies to make that set-off. Any right of set-off will extinguish
                                            the relevant obligations only to the extent set off.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|35 | Acknowledgement
                                            by Mortgagor
|-- | ------------------------------------------------------------------------



The
Mortgagor confirms that:



| | (a) | it
                                            has not entered into any Transaction Document in reliance on, or as a result of, any statement
                                            or conduct of any kind of or on behalf of any Beneficiary or any associate of any Beneficiary
                                            (including any advice, warranty, representation or undertaking); and
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | no
                                            Beneficiary nor any associate of any Beneficiary is obliged to do anything (including disclose
                                            anything or give advice), except as expressly set out in a Transaction Document or in writing
                                            duly signed by or on behalf of any Beneficiary or any associate of any Beneficiary.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------










page 22








|Mortgage
  Terms Deed | 
|--------------------- | 









Schedule
1



Notice
Details



Mortgagor



|Name:      | Cowcumbla Investments Pty
  Ltd (ACN 155 048 454)
|---------- | -------------------------------------------------
|           |                                                  
|Address:   | Unit 2, 100 Park Road, Slacks
  Creek QLD 4127   
|           |                                                  
|Email:     | bob@energreennutrition.com.au                    
|           |                                                  
|Attention: | Bob (Wei) Wu                                     



Mortgagee



|Name:      | Arena Investors, LP                                 
|---------- | ----------------------------------------------------
|           |                                                     
|Address:   | 405 Lexington Avenue, 59th Floor, New York, NY 10174
|           |                                                     
|Email:     | ystramer@arenaco.com / tradeops@arenaco.com         
|           |                                                     
|Attention: | Yoav Stramer, Director                              






page 23










|Mortgage
  Terms Deed | 
|--------------------- | 









Schedule
2



Subdivision



|1.1 | Application
|--- | -----------



This
Schedule applies if all or any part of the Secured Property is or becomes part of a Shared Scheme.



|1.2 | Definitions
|--- | -----------



In
this Schedule the following definitions apply.



Governing
Body means each entity which manages or administers any Shared Scheme of which the Secured Property is or becomes part.



Shared
Scheme means each scheme or plan regulated by a Shared Scheme Law. Examples of properties that are often part of a shared scheme
are strata title home units and town houses, and properties in integrated developments.



Shared
Scheme Law means any legislation that provides for:



| | (a) | the
                                            subdivision and development of land with shared property;
| | --- | ---------------------------------------------------------------------------------------------------------



| | (b) | the
                                            subdivision of buildings;
| | --- | -------------------------------------------------------------------------



| | (c) | the
                                            management of land that is subdivided and has shared property; or
| | --- | -----------------------------------------------------------------------------------------------------------------



| | (d) | the
                                            management of subdivided buildings.
| | --- | -----------------------------------------------------------------------------------



|1.3 | By
                                            laws and Shared Scheme Law
|--- | -------------------------------------------------------------------------



The
Mortgagor will comply promptly with all its duties and obligations under the by laws, rules and constituent documents of the Shared Scheme
and under Shared Scheme Law, and will use its best endeavours to ensure that the Governing Body does the same.



|1.4 | Levies
|--- | ------



The
Mortgagor will promptly pay all contributions levied by the Governing Body in respect of the Secured Property and any other amounts payable
by it to the Governing Body.



|1.5 | Insurance
|--- | ---------



The
Mortgagor will:



| | (a) | insure
                                            and keep insured every lot or parcel comprised in the Secured Property in the names of the
                                            Mortgagor and the Mortgagee for an amount equal to the aggregate of the Secured Money and
                                            all money secured by any Security or claim which has legal priority over this Deed or a Mortgage;
                                            and
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | use
                                            its best endeavours to ensure that the Governing Body takes out and maintains whatever insurance
                                            it is required to by law and, if the Mortgagee asks, will give the Mortgagee particulars
                                            of all insurance taken out by the Governing Body.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|1.6 | Strata
                                            roll
|--- | -------------------------------------------------------



The
Mortgagor will ensure that the Mortgagee’s interest in the Secured Property is recorded in the strata roll, community roll or its
functional equivalent (whatever called).



|1.7 | Performance
                                            of duties of Governing Body
|--- | -----------------------------------------------------------------------------------



If,
in the opinion of the Mortgagee, the Governing Body fails to comply with its duties and obligations under the by-laws, rules and constituent
documents of the Shared Scheme or under Shared Scheme Law then, at the request of the Mortgagee, the Mortgagor will comply with these
duties and obligations so far as they are capable of being complied with by the Mortgagor.






page 24






|Mortgage
  Terms Deed | 
|--------------------- | 











|1.8 | Notice
                                            of meetings
|--- | --------------------------------------------------------------



The
Mortgagor will:



| | (a) | notify
                                            the Mortgagee of any meetings of the Governing Body and the nature of the business to be
                                            discussed at that meeting at least five days before that meeting; and
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | immediately
                                            give the Mortgagee a copy of any notice received from the Governing Body which relates to
                                            the Secured Property.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|1.9 | Voting
                                            rights
|--- | ---------------------------------------------------------



| | (a) | The
                                            Mortgagor will:
| | --- | ---------------------------------------------------------------



| | (i) | vote
                                            at any meeting of the Governing Body in a prudent manner; and
| | --- | --------------------------------------------------------------------------------------------------------------



| | (ii) | not
                                            vote at any meeting of the Governing Body while an Event of Default continues, except with
                                            the consent of, and in accordance with the directions (if any) of, the Mortgagee.
| | ---- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | If
                                            an Event of Default is continuing, the Mortgagee will be entitled in its absolute discretion
                                            to exercise the voting and other rights of the Mortgagor in respect of any meeting of the
                                            Governing Body.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|1.10 | Additional
                                            powers of a Receiver
|---- | ---------------------------------------------------------------------------



In
addition to clause 9.8 a Receiver may:



| | (a) | (call
                                            meetings) take necessary action to call a meeting of the Governing Body;
| | --- | --------------------------------------------------------------------------------------------------------------------------



| | (b) | (move
                                            motions) move a motion at a meeting of the Governing Body;
| | --- | ------------------------------------------------------------------------------------------------------------



| | (c) | (vote)
                                            vote on a motion moved at a meeting of the Governing Body;
| | --- | -------------------------------------------------------------------------------------------------------------



| | (d) | (apply
                                            for information) apply for any information it may desire from the Governing Body; and
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------



| | (e) | (perform
                                            duties) perform any duties or powers of the Governing Body.
| | --- | ----------------------------------------------------------------------------------------------------------------



|1.11 | Applications
                                            under Shared Scheme Law
|---- | --------------------------------------------------------------------------------



The
Mortgagor will:



| | (a) | at
                                            its expense, make any application the Mortgagee reasonably requires; and
| | --- | -----------------------------------------------------------------------------------------------------------------------



| | (b) | in all other cases, not make
  any application without the Mortgagee’s prior written consent, under Shared Scheme Law in respect of the Secured Property.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------



|1.12 | Default
|---- | -------



It
is an additional Event of Default for the purposes of the Transaction Documents if:



| | (a) | the
                                            Mortgagor, without the prior consent of the Mortgagee, exercises any of the rights, powers
                                            and privileges accruing to the Mortgagor as a member of the Governing Body, or the Governing
                                            Body exercises any of its rights or powers in relation to the Secured Property or any shared
                                            property, in any way which is inconsistent with the Transaction Documents or which may have
                                            an AOI Material Adverse Effect; or
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | an
                                            application is made to a Government Agency for an order varying or terminating a Shared Scheme
                                            which affects any part of the Secured Property or any such order is made.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------






page 25






|Mortgage
  Terms Deed | 
|--------------------- | 











Schedule
3



Licensed
Premises



|1.1 | Application
|--- | -----------



This
Schedule applies if a Licence is required for any activity carried out on or in connection with any part of the Secured Property.



|1.2 | Definitions
|--- | -----------



In
this Schedule the following definitions apply.



Licencemeans any right, licence, permit, allocation, quota or authorisation (including under any law relating to gaming and betting
or the sale of liquor) which allows activity to be carried out on or in connection with any Secured Property.



Licenseemeans the holder for the time being of any Licence.



|1.3 | Protection
                                            of Licence
|--- | -----------------------------------------------------------------



The
Mortgagor will, or if the Mortgagor is not the Licensee, the Mortgagor will ensure that the Licensee does:



| | (a) | (maintain
                                            licence) obtain, promptly renew and maintain the Licence in full force and effect and
                                            oppose any application to cancel or restrict it;
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | (carry
                                            on activity) conduct in a proper and orderly manner the activity conducted on the Secured
                                            Property for which the Licence is held;
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | (comply
                                            with legislation) promptly comply with all laws, Authorisations and requirements of any
                                            Government Agency binding on it in connection with the Licence or the activity for which
                                            the Licence is held;
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (d) | (fees)
                                            pay or cause to be paid all fees for the Licence and promptly give the Mortgagee a copy of
                                            the receipt or other evidence of payment;
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (e) | (documents)
                                            promptly give the Mortgagee a copy of any document or notification it files or lodges with
                                            any Government Agency in relation to the Licence or the activity for which the Licence is
                                            required;
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (f) | (notices)
                                            promptly give the Mortgagee a copy of any summons, conviction, order or notice from a Government
                                            Agency affecting the Mortgagor, the Licensee, the Secured Property or the Licence; and
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (g) | (negative
                                            covenants) not without the consent of the Mortgagee:
| | --- | ----------------------------------------------------------------------------------------------------------



| | (i) | change
                                            the use of the Secured Property;
| | --- | -----------------------------------------------------------------------------------



| | (ii) | remove
                                            or apply to remove the Licence or allow the Licence to be removed from the Secured Property
                                            to other premises;
| | ---- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (iii) | surrender
                                            or attempt to surrender the Licence;
| | ----- | ------------------------------------------------------------------------------------------



| | (iv) | dispose
                                            of or deal with any interest in the Licence or agree or attempt to do so; or
| | ---- | --------------------------------------------------------------------------------------------------------------------------------



| | (v) | create
                                            or allow to exist any Security which affects or may affect the Licence.
| | --- | --------------------------------------------------------------------------------------------------------------------------



|1.4 | Default
|--- | -------



Each
of the following is also an Event of Default for the purposes of the Transaction Documents.








page 26






|Mortgage
  Terms Deed | 
|--------------------- | 









| | (a) | (Cancellation
                                            of Licence) The Licence expires without being renewed or is or becomes liable to be cancelled,
                                            revoked, forfeited or removed from the Secured Property.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | (Transfer
                                            of Licence) The Licence is or is attempted to be transferred to any other person without
                                            the Mortgagee’s consent.
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | (Conditions
                                            varied) The Licence is modified or amended or conditions are attached to it in a manner
                                            unacceptable to the Mortgagee.
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|1.5 | Additional
                                            Powers
|--- | -------------------------------------------------------------



In
addition to clause 9.5, if an Event of Default occurs, the Mortgagor:



| | (a) | will,
                                            at the request of the Mortgagee, use its best endeavours to obtain a transfer of the Licence
                                            to the Mortgagee or its nominee; and
| | --- | -------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | irrevocably
                                            authorises the Mortgagee or a Controller, if it has entered into possession of the Secured
                                            Property, to carry on the activity for which the Licence was granted for and in the name
                                            of the Mortgagor.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|1.6 | Power
                                            of attorney
|--- | -------------------------------------------------------------



Any
Attorney may do anything which in the opinion of the Attorney or the Mortgagee is necessary or expedient for the protection of the Licence,
including obtaining the continuation, transfer, renewal or removal of the Licence, and for that purpose signing in the name of the Mortgagor
all applications, notices, transfers and other documents and instituting, conducting and defending legal proceedings. This does not limit
clause 10.



| | 1.7 | Covenants
                                            by Licensee
| | --- | -----------------------------------------------------------------



If
the Mortgagor is not the Licensee, the Mortgagor will ensure that every Licensee executes a deed in the form required by the Mortgagee
in which the Licensee:



| | (a) | covenants
                                            with the Mortgagee to perform the obligations of the Mortgagor contained in this clause;
| | --- | ----------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | appoints
                                            each of the Mortgagee, each Authorised Officer of the Mortgagee and each Controller severally
                                            as his attorney with the powers contained in this clause; and
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | to
                                            the maximum extent permitted by law, agrees not to sell, assign, encumber, surrender, terminate,
                                            amend or otherwise deal with the Licence without the Mortgagee’s consent.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------








page 27






|Mortgage
  Terms Deed | 
|--------------------- | 









Schedule
4



Mortgage
of Lease



|1.1 | Application
|--- | -----------



This
Schedule applies to any part of the Secured Property comprising a Lease to the Mortgagor.



|1.2 | Warranty
|--- | --------



The
Mortgagor represents and warrants that:



| | (a) | the
                                            Lease is valid and subsisting, duly stamped and (if required) registered; and
| | --- | -----------------------------------------------------------------------------------------------------------------------------



| | (b) | no
                                            event has occurred which entitles the lessor to forfeit the Lease by re-entry or otherwise
                                            whether before or after giving notice or time elapsing or both.
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|1.3 | Additional
                                            covenants
|--- | ----------------------------------------------------------------



The
Mortgagor will:



| | (a) | (perform
                                            obligations) perform all its obligations under the Lease;
| | --- | --------------------------------------------------------------------------------------------------------------



| | (b) | (notices)
                                            immediately give to the Mortgagee a copy of any notice or other communication received from
                                            the lessor relating to the Lease or to the premises in it;
| | --- | --------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (c) | (renew)
                                            unless the Mortgagee directs otherwise, exercise on time any option to renew the Lease; and
| | --- | -----------------------------------------------------------------------------------------------------------------------------------------------



| | (d) | (amend
                                            lease) not amend, surrender, assign or terminate the Lease, or agree or attempt to do
                                            so, without the consent of the Mortgagee.
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|1.4 | Default
|--- | -------



Any
event which entitles the lessor to forfeit the Lease by re-entry or otherwise, whether before or after giving notice or time elapses
or both, is also an Event of Default.








page 28






|Mortgage
  Terms Deed | 
|--------------------- | 









Schedule
5



Rural
Land



|1.1 | Application
|--- | -----------



This
Schedule applies to any part of the Secured Property which is agricultural, pastoral or horticultural land or used for forestry.



|1.2 | Maintenance
|--- | -----------



The
Mortgagor will cultivate, manage and preserve the Secured Property properly and efficiently including by taking reasonable action (such
as fencing and reasonable spraying) to keep it free from disease, pests and harmful vegetation.



|1.3 | Liens
|--- | -----



The
Mortgagor will:



| | (a) | at
                                            the request of the Mortgagee but at the cost of the Mortgagor give to the Mortgagee, further
                                            to secure the Secured Money, a stock mortgage or a lien in the form required by the Mortgagee
                                            on every wool clip or crop of agricultural or horticultural produce on the Secured Property;
                                            and
| | --- | ------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



| | (b) | not
                                            give or allow to exist any other Security on or over that stock, clip or crop without the
                                            consent of the Mortgagee.
| | --- | ---------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------



|1.4 | Quotas
|--- | ------



The
Mortgagor will comply with the conditions of any Authorisations or quotas affecting or regulating production on or from the Secured Property
or the sale of its produce and will not do or permit anything which may cause any such Authorisation or quota to be forfeited, revoked,
cancelled or reduced.






page 29






|Mortgage
  Terms Deed | 
|--------------------- | 













Each
person executing this Deed on behalf of a party states that they have no notice of revocation or suspension of their authority.



Executed
and delivered as a Deed



The
Mortgagor





|Executedas a deed in accordance with section 127 of the Corporations Act 2001 by Cowcumbla
                                            Investments Pty Ltd: |  |                                             
|----------------------------------------------------------------------------------------------------------------------------------------------------------- |  | --------------------------------------------
|Director
    
    Gary
    Seaton                                                                                                                           |  | Director/Secretary
    
    Bob
    (Wei) Wu
|Print
    Name                                                                                                                                              |  | Print
    Name                              






page 30






|Mortgage
  Terms Deed | 
|--------------------- | 







Mortgage
Terms Deed





The
Mortgagee







SIGNED
SEALED AND DELIVERED by ARENA INVESTORS, LP





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















page 31