Document:

EX-10.1

 Exhibit 10.1 

VILLAGE FARMS INTERNATIONAL, INC. 

SHARE-BASED COMPENSATION PLAN 

ARTICLE 1 
 PURPOSE

 1.1    Purpose. The purpose of this share-based compensation plan of the Corporation is to advance the
interests of the Corporation and its Affiliates by encouraging Eligible Persons to increase their proprietary interest in the Corporation and to remain associated with the Corporation, rewarding significant performance achievements and providing
Eligible Persons with additional incentive in their efforts on behalf of the Corporation and its Affiliates. 
 1.2    Effective
Date. The effective date of the Plan is December 31, 2009. 
 ARTICLE 2 

DEFINED TERMS 

2.1    Definitions. The following terms used herein shall have the following meanings: 

 

	 	(a)	 “Affiliate” means an entity which is an “affiliate” of the Corporation for the
purposes of National Instrument 45-106 Prospectus and Registration Exemptions as amended or replaced from time to time; 

 

	 	(b)	 “Award” means an Option, Stock Appreciation Right, Restricted Share Unit, Deferred Share Unit,
Restricted Stock or other Share-Based Award granted pursuant to the Plan; 

  

	 	(c)	 “Award Shares” has the meaning set out in Section 6.1; 

 

	 	(d)	 “Black-Out Period” means a time when, pursuant to any
policies of the Corporation, any securities of the Corporation may not be traded by certain persons as designated by the Corporation, including any holder of an Award; 

 

	 	(e)	 “Board” means the board of directors of the Corporation or, if established and duly authorized
to act in respect of the Plan, a committee of the board of directors of the Corporation; 

  

	 	(f)	 “Business Day” means any day, other than a Saturday or a Sunday, on which the Exchange is open
for trading; 

  

	 	(g)	 “Code” means the U.S. Internal Revenue Code of 1986, as amended or replaced from time to time;

  

	 	(h)	 “Consultant” means an individual or Consultant Company, other than a Director, Officer,
Employee or Management Company Employee that: 

  

	 	(i)	 is engaged to provide on an ongoing bona fide basis, consulting, technical, management or other services to the
Corporation or an Affiliate, other than services provided in relation to a distribution of securities; 

	 	(ii)	 provides the services under a written contract with the Corporation or an Affiliate; and 

 

	 	(iii)	 spends or will spend a significant amount of time on the affairs and business of the Corporation or an
Affiliate; 

  

	 	(i)	 “Consultant Company” means for an individual consultant, a company or partnership of which the
individual is an employee, shareholder or partner; 

  

	 	(j)	 “Corporation” means Village Farms International Inc., a corporation incorporated under the
laws of Canada, and any successor corporation; 

  

	 	(k)	 “Deferred Share Units” has the meaning set out in Section 10.1; 

 

	 	(l)	 “Director” means a member of the board of directors of the Corporation or of any of its
Affiliates; 

  

	 	(m)	 “Eligible Person” means any Director, Officer, Employee or Consultant of the Corporation or
any Affiliate determined by the Board as eligible for participation in the Plan; 

  

	 	(n)	 “Employee” means an individual who is considered an employee of the Corporation or its
Affiliates for the purposes of applicable income tax legislation; 

  

	 	(o)	 “Exchange” means the TSX or, if the Shares are not then issued and posted for trading on the
TSX, on such stock exchange in Canada on which such Shares are listed and posted for trading as may be selected for such purpose by the Board; 

  

	 	(p)	 “Fixed Term” means the period of time during which the Options must be exercised pursuant to
the terms of the Plan; 

  

	 	(q)	 “Insider” has the meaning given under applicable securities legislation, as amended or
replaced from time to time, and also includes associates and affiliates of such an insider; 

  

	 	(r)	 “Management Company Employee” means an individual employed by a person providing management
services to the Corporation, who is required for the ongoing successful operation of the business enterprise of the Corporation; 

  

	 	(s)	 “Market Price” means the closing price of the Shares on the Exchange on the date immediately
preceding the applicable date rounded up to the nearest cent. In the event that such Shares are not then listed and posted for trading on any Exchange, the Market Price in respect thereof shall be the fair market value of such Shares as determined
by the reasonable application by the Board of a reasonable valuation method in compliance with Section 409A of the Code and that is acceptable to the Canada Revenue Agency; 

 

	 	(t)	 “Offer” has the meaning set out in Section 6.1; 

 

	 	(u)	 “Officer” means a senior officer of the Corporation or its Affiliates; 

 

	 	(v)	 “Option” means an option granted to purchase Shares for the Option Price under the terms of
the Plan; 

	 	(w)	 “Option Price” means the price per share at which Shares may be purchased under the Option and
based on which the SAR Amount is determined, as the same may be adjusted from time to time in accordance with Article 6 hereof; 

  

	 	(x)	 “Other Awards” has the meaning set out in Section 12.1; 

 

	 	(y)	 “Participant” means an Eligible Person who holds an Award under the terms of the Plan;

  

	 	(z)	 “Plan” means this share-based compensation plan; 

 

	 	(aa)	 “Restricted Share Units” has the meaning set out in Section 9.1; 

 

	 	(bb)	 “Restricted Stock” has the meaning set out in Section 11.1; 

 

	 	(cc)	 “SAR Amount” has the meaning set out in Section 8.2; 

 

	 	(dd)	 “Separation from Service” means with respect to a US Participant a “separation from
service” with the Company within the meaning of, and that satisfies the requirements of, Section 409A of the Code, including Treasury Regulation §1.409A-1(h); provided that it shall only include
a circumstance where the employee dies, retires or otherwise has a termination of employment; 

  

	 	(ee)	 “Shares” mean the common shares of the Corporation as currently constituted or, in the event
of an adjustment as contemplated by Article 6, such other shares or securities to which a Participant may be entitled or on which the value of an Award may be based, as a result of such adjustment; 

 

	 	(ff)	 “Specified Employee” has the meaning set forth in Section 409A(a)(2)(B) of the Code;

  

	 	(gg)	 “Stock Appreciation Rights” has the meaning set out in Section 8.1;

  

	 	(hh)	 “Termination Date” means the date a Participant ceases to be an Eligible Person and does not
include any period of statutory, contractual or reasonable notice or any period of salary continuance or deemed employment; 

  

	 	(ii)	 “Treasury Regulations” means the United States Treasury Regulations promulgated under the
Code; 

  

	 	(jj)	 “TSX” means the Toronto Stock Exchange; and 

 

	 	(kk)	 “U.S. Participant” means any Eligible Person that is subject to tax under the laws of the
United States. 

 ARTICLE 3 

ADMINISTRATION OF PLAN 

3.1    General. This Plan shall be administered by the Board which shall have the power, subject to the specific
provisions of the Plan: 

	 	(a)	 to establish policies and to adopt rules and regulations for carrying out the purposes, provisions and
administration of the Plan; 

  

	 	(b)	 to interpret and construe the Plan and to determine all questions arising out of the Plan and any Award granted
pursuant to the Plan, where every such interpretation, construction or determination made by the Board shall be final, binding and conclusive for all purposes; 

 

	 	(c)	 to determine the Eligible Persons to whom Awards are granted and to grant Awards; 

 

	 	(d)	 to determine the number of Awards; 

 

	 	(e)	 to determine the Option Prices provided that the Option Price shall not be less than the Market Price;

  

	 	(f)	 to determine the time or times when Awards will be granted and exercisable or redeemable;

  

	 	(g)	 to determine if the Shares that are subject to an Award will be subject to any restrictions upon the exercise
or redemption of such Award; and 

  

	 	(h)	 to prescribe the form of the instruments relating to the grant, exercise, redemption and other terms of Awards.

 The power described in this Section 3.1 shall be exercised in accordance with applicable securities laws and rules
and policies of the Exchange. 
 3.2    Award Agreement. Each Participant shall execute an award agreement in the
form determined by the Board from time to time. In the event of any inconsistency between the terms of any award agreement and this Plan, the terms of this Plan shall govern. 

3.3    Section 409A. This Plan is intended to comply with the applicable requirements
of Section 409A of the Code and shall be administered in accordance with Section 409A of the Code. All Awards under the Plan shall be structured in a manner consistent with the requirements of Section 409A of the Code to the extent
subject thereto and payments with respect thereto shall only be made in a manner and upon an event permitted under Section 409A. To the extent required under Section 409A, payments to a U.S. Participant who is a Specified Employee upon his
or her Separation from Service shall be postponed and subject to a 6 month delay and shall be paid on the first business day of the seventh month following Separation from Service, or if such U.S. Participant dies during the postponement period
prior to the payment of postponed amount, the amounts withheld on account of Section 409A of the Code shall be paid to the personal representative of such U.S. Participant’s estate within 60 days after the date of such U.S.
Participant’s death. Except where otherwise expressly provided, to the extent that any provision of the Plan would cause a conflict with the requirements of Section 409A of the Code, or would cause the administration of the Plan to fail to
satisfy the requirements of Section 409A of the Code, such provision shall be deemed null and void to the extent permitted by applicable law. 

ARTICLE 4 
 SHARES
SUBJECT TO THE PLAN 
 4.1    10% Rolling Plan. Subject to adjustment as provided in Article 6, the Shares
to be offered under the Plan shall consist of the Corporation’s authorized but unissued Shares. The aggregate number of Shares to be delivered upon the exercise or redemption of all Awards granted under the Plan shall not exceed the

 
greater of ten percent (10%) of the issued and outstanding Shares at the time of granting of Awards (on a non-diluted basis) or such other number or
percentage as may be approved by the Exchange and the shareholders of the Corporation from time to time. 
 4.2    Awards to
Insiders. Under no circumstances shall this Plan, together with all other security-based compensation arrangements of the Corporation, result, at any time, in: 
  

	 	(a)	 the number of Shares issuable to Insiders exceeding ten percent (10%) of the issued and outstanding Shares (on
a non-diluted basis); or 

  

	 	(b)	 the issuance to Insiders, within a one-year period, of a number of
Shares exceeding ten percent (10%) of the issued and outstanding Shares (on a non-diluted basis). 

4.3    Exercise or Redemption of Awards. Any exercise of Options or redemption of Awards will make new grants available
under the Plan effectively resulting in a re-loading of the number of Shares available to grant under the Plan. 

4.4    Awards That Expire or Terminate. If any Award granted hereunder shall expire or terminate for any reason without
having been exercised or redeemed in full, the Shares underlying the Award shall again be available for the purpose of the Plan. 

4.5    Restrictions on Exercise or Redemption. Notwithstanding any of the provisions contained in the Plan or any
Award, the Corporation’s obligation to issue Shares to a Participant pursuant to the exercise or redemption of an Award shall be subject to: 
  

	 	(a)	 completion of such registration or other qualification of such Shares or obtaining approval of the Exchange or
such regulatory authority as the Corporation shall determine to be necessary or advisable in connection with the authorization, issuance or sale thereof; 

  

	 	(b)	 the admission of such Shares to listing on the Exchange; and 

 

	 	(c)	 the receipt from the Participant of such representations, agreements and undertakings, including as to future
dealings in such Shares as the Corporation or its counsel determines to be necessary or advisable in order to safeguard against the violation of the securities laws of any jurisdiction. 

In this connection, the Corporation shall, to the extent necessary, take all reasonable steps to obtain such approvals, registrations and qualifications as
may be necessary for the issuance of such Shares in compliance with applicable securities laws and for the listing of such Shares on the Exchange. If any Shares cannot be issued to any Participant for any reason including, without limitation, the
failure to obtain necessary shareholder, regulatory or stock exchange approval, then the obligation of the Corporation to issue such Shares shall terminate and any amounts paid by the Participant to the Corporation to exercise or redeem an Award
shall be returned to the Participant. 
 4.6    Non-Assignable. An Award is
personal to the Participant and is non-assignable and non-transferable. Where an Award is granted to a company wholly-owned by a Participant, such company must agree, at
the time of the grant, not to effect or permit any transfer of ownership of the Award or shares of such company, nor issue any additional shares to any individual or entity for so long as the Award remain outstanding to the credit of that company,
except with the prior written consent of the Corporation and any required consent of the Exchange and any other applicable regulatory authority. 

 ARTICLE 5 

ELIGIBILITY AND CEASING TO BE AN ELIGIBLE PERSON 

5.1    Eligible Persons. Awards may only be granted to Eligible Persons. 

5.2    Compliance with Laws. Notwithstanding any provision contained in this Plan, no Participant may exercise or
redeem any Award granted under this Plan and no Shares may be issued upon exercise or redemption of an Award unless such exercise or redemption and issuance are in compliance with all applicable securities laws or other legislation of the
jurisdiction of residence of such person. Unless the potential Participant is a resident of Canada, the Corporation may require, as a condition of the grant of an Award, that the potential Participant provide a written acknowledgement that the grant
of the Award does not violate any such laws. 
 5.3    Termination Date. Subject to Section 5.4,
Section 5.5 and any express resolution passed by the Board, all Awards, and all rights to acquire Shares pursuant thereto, granted to an Eligible Person shall expire and terminate immediately upon the Participant’s Termination Date. 

5.4    Circumstances When Options and Stock Appreciation Rights are Exercisable. If, before the expiry of an Option or
Stock Appreciation Right in accordance with the terms thereof, a Participant ceases to be an Eligible Person for any reason whatsoever, other than termination by the Corporation for cause (in which case all unexercised Options and Stock Appreciation
Rights (vested or unvested) shall cease immediately), such Options and Stock Appreciation Rights may be exercised, subject to: 
  

	 	(i)	 the terms set out in the award agreement; 

 

	 	(ii)	 any determination made by the Board to accelerate the vesting of or to extend the expiry of an Option or Stock
Appreciation Right; and 

  

	 	(iii)	 any other terms of the Plan 

 

	 	(b)	 if the Participant is deceased, by the heirs of the Participant or by legal personal representative(s) of the
estate of the Participant at any time within six (6) months following the death of the Participant; or 

  

	 	(c)	 by the Participant at any time within ninety (90) days following the Termination Date.

 But, in any case, the exercise of the Option or Share Appreciation Right must be: (i) prior to the expiry of the Fixed Term of the
Option or the expiry of the Stock Appreciation Right with the terms thereof, and (ii) only to the extent that the Option or Share Appreciation Right was vested and the Participant was otherwise entitled to exercise the Option or Share
Appreciation Right at the Termination Date. 
 5.5    Another Listed Category. Awards shall not be affected in the
event the Participant ceases to fall within a listed category contained in the definition of an “Eligible Person” hereunder where such Participant falls within another listed category of such definition. 

ARTICLE 6 
 CERTAIN
ADJUSTMENTS 
 6.1    Offer for Shares. If a bona fide offer (“Offer”) for Shares
is made to the Participant or to shareholders generally or to a class of shareholders which includes the Participant, which Offer, if accepted 

 
in whole or in part, would result in the offeror exercising control over the Corporation within the meaning of subsection 1(3) of the Securities Act (Ontario) (as amended from time to
time), then the Board may, in its discretion, notify each Participant of the Offer, with full particulars thereof, whereupon, the Board may in its discretion, provide that notwithstanding the terms of the Award, such Award (other than a Deferred
Share Unit) may be exercised in whole or in part by the Participant so as to permit the Participant to tender the Shares received upon such exercise (the “Award Shares”) pursuant to the Offer. 

6.2    Changes in Shares. In the event of any stock dividend, stock split, combination or exchange of shares, merger,
amalgamation, acquisition, divestiture, consolidation, spin-off or other distribution (other than normal cash dividends) of the Corporation’s assets to shareholders, or any other change in the capital of
the Corporation affecting Shares, the Board will make such proportionate adjustments, if any, as the Board in its discretion may deem appropriate, in compliance with Section 409A of the Code, to reflect such change, with respect to (i) the
number or kind of shares or other securities reserved for issuance pursuant to this Plan; (ii) the number or kind of shares or other securities subject to unexercised or unredeemed Awards previously granted; and (iii) the Option Price, if
applicable, of Awards. 
 6.3    No Fractional Shares. The Corporation will not issue fractional Shares in
satisfaction of any of its obligations hereunder. 
 6.4    Accelerated Exercise or Redemption of
Awards. Notwithstanding any other provisions of the Plan, the Board may at any time give written notice to all Participants advising that their respective Awards (other a than Deferred Share Unit) are all immediately exercisable or
redeemable and may be exercised or redeemed only within 30 days of such written notice or such other period as determined by the Board and not thereafter and that all rights of the Participants under any Awards (other than a Deferred Share Unit) not
exercised or redeemed within such period will terminate all the expiration of such period; provided that with respect to any U.S. Participant, the acceleration of the time or schedule of any payment of compensation under the Plan that is subject to
Section 409A of the Code is prohibited, except as provided in the Treasury Regulations and administrative guidance promulgated under Section 409A of the Code. 

ARTICLE 7 
 OPTIONS

 7.1    Grant of Options. The Board may grant Options to Eligible Persons. 

7.2    Option Exercise Term. Options shall be for a Fixed Term and exercisable from time to time as determined in the
discretion of the Board at the time of grant, provided that, subject to Section 7.3, no Option shall have a term exceeding ten (10) years (or such shorter period as is permitted by the Exchange from time to time). 

7.3    Black-Out Period. Except where not permitted by the Exchange, where an
Option would expire during a Black-Out Period or within ten (10) Business Days following the end of a Black-Out Period, the term of such Option shall be extended to
the date which is ten (10) Business Days following the end of such Black-Out Period. 

7.4    Terms of Options. Subject to this Article, the number of Shares subject to each Option, the Option Price, the
expiration date of each Option, the extent to which each Option is exercisable from time to time during the term of the Option and other terms and conditions relating to each such Option shall be determined by the Board; provided, however, if no
specific determination is made by the Board with respect to any of the following matters, each Option shall, subject to any other specific provisions of the Plan, contain the following terms and conditions: 

	 	(a)	 the Fixed Term shall be ten (10) years from the date the Option is granted to the Participant; and

  

	 	(b)	 the Option shall vest in installments, with 1⁄3 of such Option exercisable in whole or in part on or after the first anniversary following the grant of the Option, and a further
1⁄3 vesting and becoming exercisable on each of the second and third anniversaries following the grant of the Option. 

7.5    Restrictions on Option Price. The Option Price shall in no circumstances be lower than the greatest of:
(i) the price permitted by the Exchange; (ii) the price permitted by any other regulatory body having jurisdiction; or (iii) the Market Price. 

7.6    Exercise of Options. Subject to the provisions of the Plan and award agreement, an Option may be exercised from
time to time by delivery to the Corporation at its principal office of a written notice of exercise addressed to the Secretary or the Chief Financial Officer of the Corporation in a form approved by the Board from time to time and accompanied by
payment in full of the Option Price for the Shares to be purchased. Upon receipt of payment in full and subject to the terms of this Plan, the number of Shares in respect of which the Option is exercised will be duly issued to the Participant as
fully paid and non-assessable. Upon the exercise of any Option with a related Stock Appreciation Right, the corresponding portion of the related Stock Appreciation Right shall be surrendered to the Corporation
and cancelled. 
 ARTICLE 8 

STOCK APPRECIATION RIGHTS 

8.1    Grants of Share Appreciation Rights. The Board may grant rights (“Stock Appreciation Rights”)
to Eligible Persons either on a stand-alone basis or in relation to any Option. Where a Stock Appreciation Right is granted in relation to an Option, it shall be a right in respect of the same number of Shares and shall have the same Option Price as
the Option. Where a Stock Appreciation Right is granted on a stand-alone basis, the Board shall designate the number of Shares in respect of which the Stock Appreciation Right is granted and shall designate the Option Price, which shall be not less
than the Market Price on the date of grant. 
 8.2    Stock Appreciation Rights. A Stock Appreciation Right is the
right to the excess, if any, of: 
  

	 	(a)	 the Market Price of a Share on the date such Stock Appreciation Right is exercised over 

 

	 	(b)	 the Option Price 

multiplied by the number of Shares in respect of which the Stock Appreciation Right is being exercised, less any amount required to be withheld by applicable
law (the “SAR Amount”). 
 8.3    Terms of Stock Appreciation Rights Granted in Connection with an
Option. Stock Appreciation Rights granted in relation to an Option shall be exercisable only at the same time, by the same persons and to the same extent, that the related Option is exercisable. Upon exercise of any Stock Appreciation
Right related to an Option, the corresponding portion of the related Option shall be surrendered to the Corporation and cancelled. In the sole discretion of the Corporation, the Corporation may elect to satisfy the exercise of a Stock Appreciation
Right by issuing to the Participant Shares which have a Market Price as at the date of exercise of the Stock Appreciation Right, equal to the SAR Amount. 

 8.4    Terms of Stock Appreciation Rights Granted on a Stand Alone
Basis. Stock Appreciation Rights granted on a stand-alone basis shall be granted on such terms as shall be determined by the Board and set out in the award agreement, provided that the Option Price shall not be less than the Market
Price on the date of grant. 
 8.5    Exercise of Stand Alone Stock Appreciation Rights. Subject to the provisions of
the Plan and award agreement, a Stock Appreciation Right may be exercised from time to time by delivery to the Corporation at its principal office of a written notice of exercise addressed to the Secretary or the Chief Financial Officer of the
Corporation. Upon receipt of the notice and subject to the terms of this Plan, the Corporation shall within ten (10) business days pay to the Participant the SAR Amount or issue to the Participant a number of Shares (disregarding fractions)
having an aggregate value, based on Market Price at the date of exercise, equal to the SAR Amount or any combination of payment and issuance of Shares. 

ARTICLE 9 

RESTRICTED SHARE UNITS 

9.1    Grants of Restricted Share Units. The Board may grant rights (“Restricted Share Units”) to
Eligible Persons. The Board shall designate the number of Restricted Share Units granted. 
 9.2    Restricted Share
Units. A Restricted Share Unit is the right to receive one Share issued from treasury for each Restricted Share Unit redeemed or, at the election of the Corporation, a payment equal to the number of Restricted Share Units redeemed,
multiplied by the Market Price on the date of vesting or any combination of payment and issuance of Shares. When dividends are paid on the Shares an additional number of Restricted Share Units will be credited to the Participant determined as the
amount of the dividend multiplied by the number of Restricted Share Units credited to the Participant at the dividend payment date divided by the Market Price on the dividend payment date. 

9.3    Terms of Restricted Share Units. Restricted Share Units shall be granted on such terms as shall be determined by
the Board and set out in the award agreement. 
 9.4    Redemption of Restricted Share Units. Subject to the
provisions of the Plan and award agreement, a Restricted Share Unit shall be redeemed and paid (or Shares issued) on, or as soon as practical following, the date the Restricted Share Unit vests, but in any event not later than the earlier of:
(i) December 31 of the third year following the year in respect of which they were granted; and (ii) March 15 of the calendar year following the calendar year in which such Restricted Share Units are no longer subject to a substantial risk
of forfeiture. 
 ARTICLE 10 

DEFERRED SHARE UNITS 

10.1    Grants of Deferred Share Units. The Board may grant rights (“Deferred Share Units”) to
Eligible Persons, other than Consultants. The Board shall designate the number of Deferred Share Units granted. 

10.2    Deferred Share Units. A Deferred Share Unit is the right to receive one Share issued from treasury for each
Deferred Share Unit redeemed or, at the election of the Corporation, a payment equal to the number of Deferred Share Units redeemed, multiplied by the Market Price on the date of redemption or any combination of payment and issuance of Shares. When
dividends are paid on the Shares an additional number of Deferred Share Units will be credited to the Participant determined as the amount of the dividend multiplied by the number of Deferred Share Units credited to the Participant at the dividend
payment date divided by the Market Price on the dividend payment date. 

 10.3    Terms of Deferred Share Units. Deferred Share Units shall be
granted on such terms as shall be determined by the Board and set out in the award agreement. 
 10.4    Redemption of Deferred
Share Units. Subject to the provisions of the Plan and award agreement, a Deferred Share Unit held by a Participant other than a U.S. Participant may be redeemed from time to time by delivery to the Corporation at its principal office
of a written notice of redemption addressed to the Secretary or the Chief Financial Officer of the Corporation in a form approved by the Board from time to time, provided that Deferred Share Units may not be redeemed earlier that the date the
Participant ceases to hold all positions with the Corporation and may not be redeemed later than December 15 of the year following the year in which the Participant ceased to hold all positions with the Corporation. Upon receipt of the notice
and subject to the terms of this Plan, the Deferred Share Unit shall be redeemed. 
 10.5    Redemption of Deferred Share Units
Held by U.S. Participants. Notwithstanding anything to the contrary in this Plan, with respect to any U.S. Participants, all Deferred Share Units shall be redeemed and paid (or Shares issued) within thirty days of such U.S.
Participant’s Separation from Service; provided that in the event that a U.S. Participant is a Specified Employee such payment shall be made (or Shares issued) at the time described in Section 3.3 hereof, provided that notwithstanding
Section 3.3 hereof such payment shall not be made later than the end of the first calendar year commencing after the year in which the Separation from Service occurred. Any cash payment shall be based on the Market Price of a Share on the date
of such U.S. Participant’s Separation from Service. 
 ARTICLE 11 

RESTRICTED STOCK 

11.1    Grants of Restricted Stock. The Board may grant shares (“Restricted Stock”) to Eligible
Persons. 
 11.2    Restricted Stock. Restricted Stock is a Share which vests based on the achievement of performance
targets, the passage of time or both. 
 11.3    Terms of Restricted Stock. Restricted Stock shall be granted on such
terms as shall be determined by the Board and set out in the award agreement. 
 11.4    Lapse of
Restrictions. Subject to the provisions of the Plan and award agreement, Restricted Stock may be sold, transferred or otherwise dealt with, only when all restrictions have lapsed. 

ARTICLE 12 
 OTHER
AWARDS 
 12.1    Grants of Other Awards. The Board may grant other share-based awards (“Other
Awards”) to Eligible Persons. Other Awards shall be granted on such terms as shall be determined by the Board and set out in the award agreement and will be subject to the approval of the TSX. 

 ARTICLE 13 

AMENDMENT PROCEDURE 

13.1    Amendment Procedure. The Corporation retains the right to amend or terminate the terms and conditions of the
Plan by resolution of the Board. If required, any amendments shall be subject to the prior consent of any applicable regulatory bodies, including the Exchange. Any amendment to the Plan shall take effect with respect to all outstanding Awards on the
date of, and all Awards granted after, the effective date of such amendment, provided that in the event any amendment materially and adversely effects any outstanding Options it may apply to such outstanding Awards only with the mutual consent of
the Corporation and the Participants to whom such Awards have been granted. The Board shall have the power and authority to approve amendments relating to the Plan or to Awards, without further approval of the shareholders of the Corporation,
including the following non-exhaustive list of such amendments: 
  

	 	(a)	 altering, extending or accelerating the terms and conditions of vesting of any Awards; 

 

	 	(b)	 amending the termination provisions of an Award, which amendment shall include determining that any provisions
of Article 5 concerning the effect of the Participant ceasing to be an Eligible Person shall not apply for any reason acceptable to the Board; 

  

	 	(c)	 accelerating the expiry of the Fixed Term of any Option; 

 

	 	(d)	 determining adjustments pursuant to Article 6 hereof; 

 

	 	(e)	 amending the definitions contained within the Plan, including but not limited to the definition of
“Eligible Person” under the Plan except as provided in Section 13.2(e); 

  

	 	(f)	 amending or modifying the mechanics of exercise or redemption of the Awards as set forth in the Plan;

  

	 	(g)	 effecting amendments of a “housekeeping” nature including, without limiting the generality of the
foregoing, any amendment for the purpose of curing any ambiguity, error, inconsistency or omission in or from the Plan; 

  

	 	(h)	 effecting amendments necessary to comply with the provisions of applicable laws (including, without limitation,
the rules, regulations and policies of the Exchange); 

  

	 	(i)	 effecting amendments respecting the administration of the Plan; 

 

	 	(j)	 effecting amendments necessary to suspend or terminate the Plan; 

provided that no amendment shall be made with respect to any Award of a U.S. Participant if such amendment would cause such Award to be subject to tax under
Section 409A of the Code. 
 13.2    Shareholder Approval. Notwithstanding the foregoing, approval of the
shareholders of the Corporation shall be required for the following types of amendments: 
  

	 	(a)	 increasing the number of Shares issuable under the Plan, except such increase by operation of Section 4.1
and in the event of an adjustment contemplated by Article 6; 

	 	(b)	 amending the Plan which amendment could result in the aggregate number of Shares of the Corporation issued to
Insiders within any one (1) year period under the Plan together with any other security-based compensation arrangement, or issuable to Insiders at any time under the Plan together with any other security-based compensation arrangement,
exceeding ten percent (10%) of the issued and outstanding Shares; 

  

	 	(c)	 extending the Fixed Term of an Option; 

 

	 	(d)	 reducing the Option Price of an Option or cancelling an Option and replacing such Option with a lower Option
Price under such replacement Option, except as permitted pursuant to Article 6; 

  

	 	(e)	 amending the listed categories contained in the definition of “Eligible Persons” hereunder which
would have the potential of broadening or increasing participation in the Plan by Insiders; 

  

	 	(f)	 extending the term (fixed or otherwise) of an Option held by an Insider beyond the expiry of the original Fixed
Term of the Option; 

  

	 	(g)	 amending Section 13.1 hereof and this Section 13.2; and 

 

	 	(h)	 making any amendments required to be approved by shareholders under applicable law (including, without
limitation, pursuant to the rules, regulations and policies of the Exchange). 

 Where required by the policies of the Exchange, the
shareholder approval required by this Section 13.2 shall be by the majority vote of the shareholders of the Corporation excluding any votes cast by Insiders who are entitled to participate as Eligible Persons under the Plan or who will
specifically benefit from the proposed amendment. 
 13.3    Conflict. In the event of any conflict between
Sections 13.1 and Section 13.2, the latter shall prevail to the extent of the conflict. 
 ARTICLE 14 

GENERAL 

14.1    No Rights as Shareholder. The holder of an Award, other than Restricted Stock, shall not have any rights as a
Shareholder of the Corporation with respect to any Shares covered by such Award until such holder shall have exercised or redeemed such Award and been issued Shares in accordance with the terms of the Plan (including tender of payment in full of the
Option Price of the Shares in respect of which an Option is being exercised) and the Corporation shall issue such Shares to the Participant in accordance with the terms of the Plan in those circumstances. 

14.2    No Rights Conferred. 
  

	 	(a)	 Nothing contained in this Plan or any Award shall confer upon any Participant any right with respect
continuance as a Director, Officer, Employee, Consultant or Management Company Employee of the Corporation or its Affiliates, or interfere in any way with the right of the Corporation or its Affiliates to terminate the Participant’s employment
at any time. 

	 	(b)	 Nothing contained in this Plan or any Award shall confer on any Participant who is not a Director, Officer,
Employee, Consultant or Management Company Employee any right to continue providing ongoing services to the Corporation or its Affiliates or affect in any way the right of the Corporation or its Affiliates to determine to terminate his, her or its
contract at any time. 

 14.3    Tax Consequences. It is the responsibility of the Participant to
complete and file any tax returns which may be required under any applicable tax laws within the periods specified in those laws as a result of the Participant’s participation in the Plan. The Corporation shall not be responsible for any tax
consequences to the Participant as a result of the Participant’s participation in the Plan. The Corporation shall make any withholdings or deductions in respect of taxes as required by law or the interpretation or administration thereof. The
Corporation shall be entitled to make arrangements to sell a sufficient number of Shares to be issued pursuant to the exercise of an Award to fund the payment and remittance of such taxes that are required to be deducted or withheld and any
associated costs. 
 14.4    No Representation. The Corporation makes no representation or warranty as to the future
market value of any Shares issued in accordance with the provisions of the Plan. 
 14.5    Governing Law. This Plan
shall be governed by and construed in accordance with the laws of the Province of Ontario and the laws of Canada applicable therein. 

14.6    Severance. If any provision of this Plan or any agreement entered into pursuant to this Plan contravenes any
law or any order, policy, by-law or regulation of any regulatory body or Exchange having authority over the Corporation or this Plan then such provision shall be deemed to be amended to the extent required to
bring such provision into compliance therewith. 
 ARTICLE 15 

SHAREHOLDER AND REGULATORY APPROVAL 
 This
Plan shall be subject to the approval of the shareholders of the Corporation to be given by a resolution passed at a meeting of the shareholders of the Corporation, and to acceptance by the Exchange and any other relevant regulatory authority. Any
Awards granted hereunder prior to such approval and acceptance shall be conditional upon such approval and acceptance being given, and no such Awards may be exercised unless and until such approval and acceptance is given.EX-10.2

  
   Exhibit
10.2

\ 
 
	Credit Agreement

	 
	

	PROTECTED
	March 28, 2013

	 
	 	Customer number(s): 200621699

  
 VILLAGE FARMS CANADA LIMITED PARTNERSHIP

Dear Sir/Madam:
 Farm Credit Canada (“FCC” or “us” or "we" or "our") agrees to extend a credit facility to Village Farms Canada
Limited Partnership (“you” or “your” or “Borrower”) in the principal amount of $58,000,000USD (the “Loan”).
 The Loan is
subject to the terms and conditions set out in this credit agreement and the attached Schedules (collectively the “Credit Agreement” or the “Agreement”). If a conflict arises between any clause, term or
condition of this Credit Agreement and a clause, term or condition of the attached Schedules, the clause, term or condition in the body of this Credit Agreement will prevail over the clause, term or condition in the attached Schedules. Standard
Terms and Conditions are contained in the attached Schedule B and capitalized terms used in this Agreement shall have the meanings given to them in Schedule C or otherwise as set out herein. Upon the making of the advance contemplated under this
Agreement, this Agreement shall replace and supersede all previous credit or loan agreements between you and FCC, which includes any facility letters as amended from time to time issued by HSBC Bank Canada (“HSBC”) to the Borrower
as agent for HSBC and FCC.
 1.  Credit Facility Information
 

	 Credit Facility number:
 	 TBD
 
	 	 
	 Borrower(s):
 	 Village Farms Canada Limited Partnership
 
	 Chief Place of Business/Chief Executive Office:
 	 4526-80th Street, Delta, BC V4K 3N3
 
	 Head/Registered office:
 	 4526-80th Street, Delta, BC V4K 3N3
 
	 	 
	 Guarantor(s):
 	 Village Farms International, Inc.
 
	 Chief Place of Business/Chief Executive Office:
 	 4526-80th Street, Delta, BC V4K 3N3
 
	 Head/Registered office:
 	 4526-80th Street, Delta, BC V4K 3N3
 
	 	 
	 Guarantor(s):
 	 VF Operations Canada Inc.
 
	 Chief Place of Business/Chief Executive Office:
 	 4526-80th Street, Delta, BC V4K 3N3
 
	 Head/Registered office:
 	 4526-80th Street, Delta, BC V4K 3N3
 
	 	 
	 Guarantor(s):
 	 Village Farms Canada GP Inc.
 
	 Chief Place of Business/Chief Executive Office: 
 	4526-80th Street, Delta, BC V4K 3N3
	 Head/Registered office:
 	 4526-80th Street, Delta, BC V4K 3N3
 

  
 
 

 
 
	 Credit Agreement-LCD-10-02-2012
 	 Page 1 of 62
 

 
 
  
	 Guarantor(s):
 	 Agro Power Development, Inc.
 
	 Chief Place of Business/Chief Executive Office:
 	195 International Parkway, Suite 100
	  
 	 Heathrow, Florida, U.S.A. 32746
 
	 	 
	 Head/Registered office:
 	 195 International Parkway, Suite 100
 
	  
 	 Heathrow, Florida, U.S.A. 32746
 
	 	 
	 Guarantor(s):
 	 VF U.S. Holdings Inc.
 
	 Chief Place of Business/Chief Executive Office:
 	 195 International Parkway, Suite 100
 
	  
 	 Heathrow, Florida, U.S.A. 32746
 
	 	 
	 Head/Registered office:
 	 195 International Parkway, Suite 100
 
	  
 	 Heathrow, Florida, U.S.A. 32746
 
	 	 
	 Guarantor(s):
 	 Village Farms of Delaware, L.L.C.
 
	 Chief Place of Business/Chief Executive Office:
 	 195 International Parkway, Suite 100
 
	  
 	 Heathrow, Florida, U.S.A. 32746
 
	 	 
	 Head/Registered office:
 	 195 International Parkway, Suite 100
 
	  
 	 Heathrow, Florida, U.S.A. 32746
 
	 	 
	 Guarantor(s):
 	 Village Farms, L.P.
 
	 Chief Place of Business/Chief Executive Office:
 	 195 International Parkway, Suite 100
 
	  
 	 Heathrow, Florida, U.S.A. 32746
 
	 	 
	 Head/Registered office:
 	 195 International Parkway, Suite 100
 
	  
 	 Heathrow, Florida, U.S.A. 32746
 

 Sources and uses:

	 Sources
 	  
 	 Uses
 	  
 
	 FCC
 	 $58,000,000 (USD)
 	 Retire HSBC term debt
 	 *$22,964,097.74 (USD)
 
	  
 	  
 	 Retire FCC Credit Facility
 	 *$34,492,416.54 (USD)
 
	  
 	  
 	 000513865000
 	  
 
	  
 	  
 	  
 	  
 
	 Total
 	 $58,000,000 (USD)
 	  
 	 $58,000,000 (USD)
 

 * Represents amounts owing by March 26, 2013, figures to be updated and settled for purposes of the advance of the Loan, and for greater certainty, FCC acknowledges and agrees that if the HSBC
and FCC term debt to be retired together with all applicable fees, disbursements and taxes is less than $58,000,000 (USD), any surplus funds shall be remitted to the Borrower for its working capital.
 New Credit
Facility information

	 1.1 New Credit Facility details
 

 

	 (a)  New Credit Facility number:
 	 TBD
 
	 Borrower(s):
 	 Village Farms Canada Limited Partnership
 
	 Guarantor(s):
 	 Village Farms International, Inc.
 
	  
 	 VF Operations Canada Inc.
 
	  
 	 Agro Power Development, Inc.
 
	  
 	 VF U.S. Holdings Inc.
 
	  
 	 Village Farms of Delaware, L.L.C.
 
	  
 	 Village Farms, L.P.
 
	  
 	 Village Farms Canada GP Inc.
 

  
 
  
 
 
	 Credit Agreement-LCD-10-02-2012
 	 Page 2 of 62
 

 
 
 

 
	Credit facility details	 
	Loan number	01
	Principal amount	$58,000,000 (USD)
	Credit facility type	Real Property
	 Interest type
 	 Open Variable
 
	 Product type
 	 American Currency
 
	 Term
 	 5 years
 
	 Amortization period
 	 14 years
 
	 Interest rate
 	 Based on Grid pricing "see below"
 
	 Loan Approval Expiry Date
 	 August 27, 2013
 
	 Balance Due Date
 	 2018-04-01
 

 

	 Subsequent payment schedule details

	
 
 
	 First payment type details
 	  
 
	 First payment type
 	 Interest only (USD)
 
	 Start date
 	 *2013-04-01
 
	 Payment frequency
 	 Monthly
 
	 Payment month(s)
 	 *April
 
	 Payment amount
 	 Interest only
 
	 End date
 	 *2013-04-30
 
	 Second payment type details
 	  
 
	 Second payment type
 	 **Fixed Principal + Interest (USD)
 
	 Start date
 	 ***2013-05-01
 
	 Payment frequency
 	 Monthly
 
	 Payment month(s)
 	 ***April to March
 
	 Payment amount
 	 $345,238.10 + Interest (USD)
 
	 End date
 	 2018-04-01
 

* Assumes funding by March 31, 2013; if in April, 2013 or beyond, then Start date, Payment months and End date
deemed to be adjusted by adding such additional months as are necessary.
 ** Fixed principal to be determined
by FCC based on date of advance and amortization period set forth above.
 *** Assumes funding by March 31, 2013,
if in April 2013 or beyond, then Start date and Payment months deemed to be adjusted by adding such additional months as are necessary.
 1.2 Interest Rate Determination
 The interest rate applicable under the Loan shall be determined on the basis of the following
grid based on the Borrower’s Debt to EBITDA ratio as provided below.

	 Level
 	 Debt to EBITDA Ratio

	
Interest Rate Spread - Libor Plus
 
	 1
 	 4.01x-4.50x
 	 500 bps
 
	 2
 	 4.00x – 3.76x
 	 450 bps
 
	 3
 	 3.75x – 3.51x
 	 400 bps
 
	 4
 	 3.50x-3.01x
 	 350 bps
 
	 5
 	 < 3.01x
 	 300 bps
 

(a) The Borrower shall pay interest, compounded semi-annually, in arrears, on the first day of each month, on the
daily amount outstanding under the FCC Loan at the variable rate which is equal to Libor (adjusted as provided in Section 1 of Schedule A) plus the applicable Interest Rate Spread (adjusted from time to time as described in this section 1 and in
section 1 of Schedule A), both before and after maturity, default and judgment, with interest on overdue interest at the same rate;
 
   
 
 
 
	 Credit Agreement-LCD-10-02-2012
 	 Page 3 of 62
 

 
 
  
(b) For purposes of determining the applicable Level in the Grid above, upon the advance being made under the Loan,
the applicable level in the Grid shall be set at Level 1 until such time thereafter as such rate can be determined by FCC in accordance with Clause (d) below, with reference to annual audited financial statements received by FCC in accordance with
Section 6.2 below;
 (c) Upon receipt of the annual audited financial statements for the Borrower, FCC shall,
based thereon, determine the Debt to EBITDA ratio for the Borrower as at the last day of the fiscal year just ended and, based on such determination:
 FCC shall then determine the Level in the
Grid above that corresponds to such Debt to EBITDA ratio and the applicable Interest Rate Spread above Libor applicable under such Level, which aggregate rate (i.e. the Libor, plus the applicable Interest Rate Spread so determined) shall apply
effective as and from May 1 in accordance with this clause; FCC may from time to time adjust the monthly blended payments payable by the Borrower in respect of amounts outstanding under the FCC Loan to reflect changes in the interest rate payable by
the Borrower hereunder, which interest rate changes are reflected in Schedule A; and
 (d) If at the time of
determination by FCC of any applicable Interest Rate Spread, the Borrower has, for any reason, failed to deliver the annual audited financial statements for the Borrower as required under this Agreement, then the applicable Interest Rate Spread
shall be determined based upon Level 1 in the Grid for the applicable fiscal year, unless otherwise agreed by FCC.
 See Schedule A for Special Terms and Conditions applicable to the Credit
Facility.
 2.  Security for the Credit Facility
 The Loans(s) and the obligations and
liabilities of the Borrower under this Credit Agreement will be secured by:
 2.1 Mortgage and Deeds of
Trust
 (1) Collateral mortgage and assignment of rents in the minimum principal amount of
$70,000,000 USD, from Village Farms International, Inc. creating a first fixed mortgage and assignment of rents over the Canadian Real Property (the “Canadian Real Property Mortgage”):

(2) First Leasehold Deed of Trust, Assignment of Rents and Security Agreement from Village Farms, L.P.
(Presidio County) over the Presidio Leasehold Lands;
 (3) First Deed of Trust, Assignment of Rents and
Security Agreement (Presidio County) from Village Farms, L.P. over the Presidio Fee Lands;
 (4) First Deed
of Trust, Assignment of Rents and Security Agreement from Village Farms, L.P. (Jeff Davis County) over the Jeff Davis Lands;
 (5) First Leasehold Deed of Trust, Assignment of Rents, and Security Agreement (Ward County) from Village Farms, L.P. over the Ward County Lands.

Village Farms International, Inc.
 (1) The Canadian Real Property Mortgage as previously referenced above;
 
 
 
 
 
 
	 Credit Agreement-LCD-10-02-2012
 	 Page 4 of 62
 

 
 
  
(2) An unlimited guarantee of the obligations and liabilities under the Loan and an assignment and postponement of
all present and future claims due and owing to it by the Borrower;
 (3) A general security agreement granting FCC
a first security interest in all Village Farms International, Inc. presently owned and after-acquired personal property and a first floating charge over all of its other presently owned and after-acquired property, assets and undertaking not subject
to that security interest, subject to Permitted Liens and the Operating Lender Security Interest if applicable;
 (4) A debt service
agreement;
 (5) Beneficial Mortgage and Direction to Charge granted by Village Farms International, Inc. as
trustee of the Canadian Real Property and the Borrower as beneficial owner of the Canadian Real Property.
 Village Farms Canada Limited Partnership (our Borrower)

(1) A general security agreement granting FCC a first security interest in all the Borrower’s presently owned
and after-acquired personal property and a first floating charge over all of the Borrower’s other property, assets and undertaking not subject to that security interest, subject to Permitted Liens and the Operating Lender Security Interest, if
applicable;
 (2) An attornment and non-disturbance agreement, to be executed by Village Farms International, Inc.,
FCC and Maxim Power (B.C.) Inc. with respect to lease agreements held by Maxim Power (B.C.) Inc. over a portion of the Canadian Real Property; provided that in the event this attornment and non-disturbance agreement is not delivered to FCC or its
solicitors by the date of Advance, then it shall be delivered, in the form requested by FCC, by not later than June 1, 2013, failing which the Borrower shall pay FCC a fee of $5,000 USD per month on the first day of each month (commencing June 1,
2013) for each month in which the attornment and non-disburbance agreement has not been delivered by the first of such month.
 VF Operations Canada Inc.

(1) An unlimited guarantee of the obligations and liabilities under the Loan and an assignment and postponement of
all present and future claims due and owing to it by the Borrower;
 (2) A general security agreement granting FCC
a first security interest in all VF Operations Canada Inc. presently owned and after-acquired personal property and a first floating charge over all of its other presently owned and after-acquired property, assets and undertaking not subject to that
security interest, subject, in each case, to Permitted Liens and the Operating Lender Security Interest, if applicable;
 (3) A debt
service agreement.
 VF U.S. Holdings, Inc.

(1) An unlimited guarantee of the obligations and liabilities under the Loan and an assignment and postponement of
all present and future claims due and owing to it by the Borrower;
 
 
 
	 Credit Agreement-LCD-10-02-2012
 	 Page 5 of 62
 

 
 
  
(2) A general security agreement granting FCC a first security interest in all VF US Holdings Inc., presently owned
and after-acquired personal property, subject to Permitted Liens and the Operating Lender Security Interest, if applicable.
 Agro Power Development, Inc.

(1) An unlimited guarantee of the obligations and liabilities under the Loan and an assignment and postponement of
all present and future claims due and owing to it by the Borrower;
 (2) A general security agreement granting FCC
a first security interest in all Agro Power Development, Inc. presently owned and after-acquired personal property, subject only to Permitted Liens and the Operating Lender Security Interest, if applicable.

Village Farms Delaware, L.L.C.
 (1) An
unlimited guarantee of the obligations and liabilities under the Loan and an assignment and postponement of all present and future claims due and owing to it by the Borrower;

(2) A general security agreement granting FCC a first security interest in all Village Farms, L.P.’s presently
owned and after acquired-personal property, subject only to Permitted Liens and the Operating Lender Security Interest, if applicable.
 Village Farms, L.P.

(1) US Real Property Deeds of Trust as previously referenced above;

(2) An unlimited guarantee of the obligations and liabilities under the Loan and an assignment and postponement of
all present and future claims due and owing to it by the Borrower.
 Village Farms Canada GP Inc.

(1) An unlimited guarantee of the obligations and liabilities under the Loan and an assignment and postponement of
all present and future claims due and owing to it by the Borrower;
 (2) A general security agreement granting FCC
a first security interest in all Village Farms Canada GP Inc. presently owned and after acquired-personal property, subject only to Permitted Liens and the Operating Lender Security Interest, if applicable.

2.2 Inter-lender Priority Agreement

(1) Inter-Lender Priority Agreement between you, FCC and the Operating Lender (the

“FCC/Operating Lender Priority Agreement”). FCC will postpone its interest in inventory and accounts receivable in the amount required to secure the operating
loan, and the Operating Lender will have a second priority interest over all other personal property of the Borrower and the Guarantors. FCC will have a first priority interest in all your present and after acquired personal property other than a
second priority interest in your inventory and accounts receivable and a first priority interest in the Real Property.

2.3 Intellectual Property Agreement
 (1) Intellectual Property Security Agreement granted by Village Farms, L.P.
 
   
 
 
 
	 Credit Agreement-LCD-10-02-2012
 	 Page 6 of 62
 

 
 
  
2.4 Hazardous Material Agreement
 (1) Hazardous Material Indemnity Agreement granted by Agro Power Development, Inc.,VF U.S. Holdings, Inc., Village Farms of Delaware, L.L.C, and Village Farms, L.P.

2.5 Environmental Indemnity Agreement
 (1) Environmental Indemnity Agreement granted by Village Farms Canada Limited Partnership, Village Farms International Inc. and VF Operations Canada Inc.

2.6 Representation, Warranty and Covenant Agreement

(1) Limited Partnership Representation, Warranty and Covenant Agreement granted by Village Farms Canada Limited Partnership.

2.7 Landlord Waiver
 (1) Landlord Waiver and Consent Agreement from Sealy & Smith Foundation with respect to lease agreements held by Village Farms, L.P. over the Ward County Lands.

(2) Landlord Waiver and Consent Agreement from The County of Presidio, Texas,

by and through Presidio County Commissioners Court with respect to lease agreements held by Village Farms, L.P. over the Presidio Leasehold Lands; provided that in the event this
waiver and consent is not delivered to FCC or its solicitors by the date of Advance, then it shall be delivered, in the form requested by FCC, by not later than June 1, 2013, failing which the Borrower shall pay FCC a fee of $10,000 USD per month on
the first day of each month (commencing June 1, 2013) for each month in which the waiver and consent has not been delivered by the first of such month.
 2.8 Insurance
 In addition to Section 6 (k) of the attached Schedule B, you will:

(1) maintain the following policies of insurance, each satisfactory to FCC, which will contain a mortgage
clause and /or a loss payable clause directing first payment to FCC:
 (a) Business interruption insurance to
provide insurance for a minimum amount of $10,000,000;
 (b) Comprehensive commercial general liability insurance
against claims for personal injury, bodily injury and property damage occurring on, in or about the lands and buildings upon the Real Property and covering all operations of the Borrower; such insurance shall be in an amount not less than $2,000,000
per occurrence.
 (2) have purchased lender’s title insurance in respect of the US Real Property, with
an insurer, in a form and an amount satisfactory to FCC and its solicitors.
 
   
 
 
 
	 Credit Agreement-LCD-10-02-2012
 	 Page 7 of 62
 

 
 
 

  3 Repayment, Prepayment and Maturity
 3.1
Mandatory Repayments
 The Loan and all Indebtedness shall be repaid in full and the Loan will be cancelled on the Balance Due Date set out in section 1 above, unless it is extended in
writing by FCC on or before that date, in which case that extended date shall become the new Balance Due Date. Extensions may be requested by the Borrower. Extensions will be granted at the discretion of FCC.

3.2 Time and Place of Payment by Borrower
 Each payment or prepayment required or permitted to be made by the Borrower
hereunder (whether on account of principal, interest, costs, or any other amount) shall be made to FCC at its corporate office in Regina, Saskatchewan not later than 11:00 a.m. (Regina time) on the date for payment of the same in immediately
available funds, and if any payment made by the Borrower hereunder is made after 11:00 a.m., such payment will be deemed to have been made on the immediately following Banking Day and interest will continue to accrue on the amount of such payment
until such following Banking Day.
 3.3 Payments to be Made on Banking Days
 Whenever any payment to be made hereunder is due
on a day that is not a Banking Day, such payment shall be made on the immediately following Banking Day unless the following Banking Day falls in another calendar month, in which case payment shall be made on the immediately preceding Banking
Day.
 3.4. Pre-Authorized payment authority (the “Authority”)

(a) Bank account information

	 Branch transit #:
 	 1
 	 0
 	 2
 	 7
 	 0
 	 FI #:
 	 0
 	 1
 	 6
 	 Account #:
 	 0
 	 8
 	 9
 	 6
 	 8
 	 3
 	 0
 	 7
 	 0
 

Financial institution name:
 Address:
 (b) Pre-authorized payment details - Credit Facility
 
	 Payment type
 	 Payment amount
 	 Payment start date
 	 Frequency
 
	 Variable
 	 Interest only
 	 2013-04-01
 	 2013-04-01
 
	 Fixed principal + Interest
 	 2013-05-01
 	 Monthly
 

 
 You hereby instruct and authorize FCC to debit your above bank account (the
“Account”) with the above payments for the purpose of repaying your New Credit Facility(s) and related indebtedness to FCC. A specimen cheque for the Account has been marked “void” and attached to this Authority. You
undertake to inform FCC, in writing, of any change in the Account information provided in this Agreement prior to the next due date of the pre-authorized payment.
 (read and initial box) ☐ You waive the
pre-notification requirements of the Canadian Payments Association. You acknowledge that FCC may send you payment notices but that these payment notices do not constitute the pre-notification requirements of the Canadian Payments Association.

The above payment(s) are made for (check one) ☐ personal ☐ business purposes.
 
   
 
 
 
	 Credit Agreement-LCD-10-02-2012
 	 Page 8 of 62
 

 
 
  
FCC reserves the right to cancel this Authority at its discretion and without notice. This Authority may be cancelled at any time upon notice being provided by you, either in writing or orally with proper
authorization to verify your identity, to FCC within 30 days before the next payment is to be made. You may obtain a sample cancellation form, or more information on your rights to cancel this Authority, by contacting your financial institution or
by visiting www.cdnpay.ca.
 You have certain recourse rights if any debit does not comply with this Authority. For example, you have the right to receive reimbursement for any debit that is not authorized or is not
consistent with this Authority. To obtain more information on your recourse rights, you may contact your financial institution or visit www.cdnpay.ca.
 You may contact FCC to make inquiries or obtain information
about this Authority at:
 Farm Credit Canada
 Customer Service Centre

1800 Hamilton Street, P.O. Box 4320
 Regina, SK S4P 4L3

	 Telephone: 1-888-332-3301
 	 Fax: 1-306-780-8919
 	email: csc@fcc-fac.ca

 You warrant and guarantee that you are duly authorized, in accordance with your account agreement at the financial
institution identified above, to debit the Account.
 You agree that if the Borrower’s operating loan with HSBC Bank Canada is refinanced at any time, then the Borrower shall promptly provide to FCC new
pre-authorized payment details from which to debit its new operating account.
 3.5 Manner of Payment; No
Set-Off / Right of compensation
 All payments to be made pursuant to this Credit Agreement including principal. interest and costs will, except as otherwise expressly provided herein, be
payable in US Dollars and all payments to be made pursuant to this Credit Agreement are to be made in immediately available funds and without set-off, right of compensation, withholding or deduction of any kind whatsoever.

4 Interest Rates, Fees and Charges
 4.1 Interest Rates

Subject to the provisions of this Credit Agreement (including without limitation Section 1.2 hereof and Section 1 of Schedule A hereto), interest shall accrue on the aggregate principal amount of
the Loan outstanding from time to time, both before and after maturity, default and judgment, with interest on overdue interest at the same rate, commencing on and including the day on which the Loan is advanced and ending on, but excluding, the day
on which it is repaid, such interest to be calculated on the daily outstanding principal balance and payable monthly, in arrears, on the first Banking Day of each and every month during which the Loan remains unpaid, based upon a year of 360 days,
for the actual days that the amounts are outstanding under the Loan on this basis, at the variable rate of interest per annum, compounded semi-annually, specified and calculated in the manner set forth in section 1 above and in Schedule A attached
hereto.
 4.2 For the purpose of the Interest Act (Canada), the annual rate of interest
to which interest computed on the basis of a year of 360 days is equivalent is the rate of interest as provided in this Agreement multiplied by the number of days in such year and divided by 360.

4.3 Expenses and Legal Fees
 Regardless of whether
any or all of the transactions contemplated herein shall be consummated, the Borrower shall pay to FCC all reasonable legal fees and disbursements and all reasonable fees, costs and out-of-pocket expenses incurred by FCC with respect to the
negotiation, preparation and registration of this Agreement and the other Documents including, without limitation, amendments of the Documents and their registration. The Borrower shall, in addition, reimburse FCC on demand for all fees, cost and
out-of-pocket expenses including, without limitation, legal fees and disbursements (on a solicitor and own client basis) incurred by FCC following the Closing Date in connection with the exercising or defending of any or all of the rights,
recourses, remedies and powers of FCC hereunder or under any other Documents or the realization on any assets or property of the Security Parties, or the taking of any proceedings for the purpose of enforcing the remedies provided herein or
permitted in connection herewith.
 
 
 
	 Credit Agreement-LCD-10-02-2012
 	 Page 9 of 62
 

 
 
  
4.4 Other Charges
 In addition to the obligations of the Borrower to pay interests, costs, and expenses as provided in this
Agreement, the Borrower shall pay the following non-refundable fees:
 (a) annual fees related to the Loan that are
set out in this Agreement;
 (b) if applicable, the fees set out in Schedule D;

(c) if applicable, the non-compliance fees set out in Schedule D;

(d) if applicable, the Conversion Fee set out in Schedule A;

(e) if applicable, the Pre-payment Fee set out in Schedule A; and

(f) all reasonable fees from time to time imposed by FCC for the administration of this Credit
Agreement.
 All such fees are due and payable by within 30 days of demand or invoice by FCC.

5 Conditions Precedent
 5.1 Conditions to the Advance

The obligation of FCC to make available the Advance under this Agreement is subject to and conditional upon the representations and warranties contained in this Agreement being true and correct on
and as of the Closing Date with reference to the facts subsisting at such time with the same effect as if made on such date, and upon each of the following terms and conditions being satisfied:

(a) Confirmation that the Borrower has available to it an operating loan in an amount not less
than CAD $8,000,000 on terms and conditions acceptable to FCC, which shall include the review by FCC and its solicitors of the governing credit agreement and /or facility letter, as applicable for such operating loan;

(b) Discharge and cancellation of any encumbrances that secures indebtedness on the
Borrower’s and each Guarantor’s assets other than Permitted Liens and the Operating Lender Security Interest (subject to Section 5.1(a) in any event);

(c) Repayment of any amount outstanding and cancellation of the Borrower’s term lending
facility with HSBC;
 (d) Nothing shall have occurred which FCC shall determine is reasonably
likely to have a MAE;
 
   
 
 
 
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(e) No event shall have occurred and be continuing which constitutes an Event of Default or would
constitute an Event of Default but for the requirement that notice be given or time elapse, or both;

(f) All documents required to grant and as necessary pledge the security described in section 2
shall have been executed and delivered to FCC together with confirmation of registration as applicable and shall be in full force and effect, in form and substance satisfactory to FCC;

(g) All other documents and instruments required by the terms hereof shall have been duly
executed and delivered by all parties thereto and shall be in full force and effect, in form and substance satisfactory to FCC;
 (h) FCC shall be satisfied in all respects with the business, operations and prospects and assets and liabilities (including without limitation as to environmental matters) of the Security
Parties, the corporate and capital structure of the Security Parties, the sources of funding available to the Borrower on and after the Closing Date and the proposed disbursement of funds by the Borrower on and following such date;

(i) All consents and approvals necessary or desirable in connection with the completion of the
transactions contemplated pursuant to this Credit Agreement and the other Documents shall have been obtained on terms and conditions acceptable to FCC;
 (j) FCC must have received and approved the form of lease agreement with the applicable landlords with respect to the Ward County Lands and the Presidio Leasehold Lands, and the Canadian Real
Property that is subject to a leasehold interest (to be reviewed in advance of funding to ensure mortgages of leased lands or leasehold interests are unaffected by lease agreements);

(k) FCC must have entered into the FCC/Operating Lender Priority Agreement satisfactory to
it;
 (l) FCC is satisfied that you are in possession of and in good standing/compliance with
all necessary permits, licences, authorizations and other approvals required to legally undertake and carry on your business in the province and states where you carry on business;

(m) FCC must be satisfied in its sole discretion, that all regulatory agency requirements
relating directly or indirectly to environmental impacts, potential environmental hazards, environmental, health or safety risks or environmental issues related to your current or projected business operations have been met or to past operations
that may have caused or contributed to a breach of regulatory requirements have been rectified;

(n) FCC must have reviewed and be satisfied with the organizational documents governing the
Borrower and any Guarantors including any applicable partnership agreements, articles of incorporation and bylaws;
 (o) FCC must be satisfied in its sole discretion with the lender’s title insurance policies to be obtained in respect of the US Real Property and the US Real Property Deeds of Trust;

   
 
 
 
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5.2 Discretion of FCC
 Notwithstanding the non-fulfillment of any term or condition set out above, FCC may make an Advance in
its unfettered discretion. The making of any Advance by FCC, either before or after the fulfillment of all applicable conditions, will not constitute an approval, acceptance, or waiver by FCC of any condition, Default or Event of Default.

5.3 Conditions Solely for FCC’s Benefit
 All conditions precedent to the obligation of FCC to make any Advance are
imposed solely and exclusively for the benefit of FCC and no other Person will have standing to require satisfaction of such conditions or be entitled to assume that FCC will refuse to make any Advance available in the absence of strict compliance
with any or all such conditions and no other Person will, under any circumstances, be deemed to be beneficiary of such conditions.
 5.4 Langage

The parties have requested that this Agreement and all other Documents be drafted in English. Les parties ont requis que cette convention et tous les autres documents soient rédigés en
anglais.
 [The remainder of this page has been intentionally left blank]
 
   
 
 
 
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  Acceptance
 If this Agreement is acceptable to you, please sign in the space indicated below and return it to us by March 28, 2013 (the "Loan
Acceptance Date"), after which this Agreement shall be null and void (unless extended in writing by us). Each Borrower and Guarantor of a Loan must sign this Agreement in that capacity
 Borrower

VILLAGE FARMS CANADA LIMITED PARTNERSHIP 
by its general partner, Village Farms Canada GP Inc., 
by its authorized signatory
 Per:

_______________________________________________
Authorized Signatory
 Guarantors
 VILLAGE FARMS INTERNATIONAL,
INC.
 Per:
 _______________________________________________
Authorized Signatory
  VF
OPERATIONS CANADA INC.
 Per:
 _______________________________________________
Authorized Signatory

 AGRO POWER DEVELOPMENT, INC.
 Per:

_______________________________________________
Authorized Signatory
  VILLAGE FARMS, L.P.
 by its general partner, Village Farms of
Delaware, L.L.C., 
 by its authorized signatory
 Per:
 _______________________________________________
Authorized Signatory

 
 
   
 
 
 
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   Schedule A
– Special Terms and Conditions
 1. U.S. Dollar Loans
 You agree that this Loan has been made in U.S. currency and must be repaid in U.S.
currency.
 You must give FCC written notice at least 3 business days prior to the date any advance is required.
 Any prepayment, late
payment, or unscheduled payment of this Loan whether voluntary or involuntary will result in a fee payable to FCC equivalent to all costs or losses incurred by FCC as a result of the prepayment, late payment, or unscheduled payment. These costs or
losses, will be determined exclusively by FCC and could include foreign exchange losses, foreign currency costs, applicable fees required to change foreign exchange hedging contracts, FCC administrative costs, interest paid on U.S. currency held by
FCC for application on a future scheduled payment date, loss of profit, lost interest-bearing days, interest differential and reinvestment or re-lending, and loss on account of funds borrowed, contracted for, or utilized to fund such portion,
damages, penalties and expenses, and any other costs reasonably incurred by FCC as a result of the prepayment, late payment or unscheduled payment.
 You agree that the initial Interest Rate
applicable to this Loan will be Libor on the date of disbursement plus the Interest Spread in accordance with the Grid in section 1.2 above. Interest will be compounded semi-annually not in advance. The Interest Rate for this Loan will be adjusted
on the first day of each May, August, November and February following the date of disbursement to be Libor on such day plus the applicable Interest Spread on such day. If the date for adjusting the Interest Rate falls on a weekend or statutory
holiday in Canada or the United States, then the Libor used to establish the Interest Rate will be the Libor on the next business day. You will not be advised of any interest rate change, but can obtain the rate applicable to your loan by contacting
your Account Manager. At the discretion of FCC, this Loan may be renewed on the Balance Due Date. Information on the current Libor rate is available on the Bloomberg Website located at www.bloomberg.com.

The terms of this Loan will be documented by this Credit Agreement. You authorize FCC, upon disbursement, to use the applicable 3 month U.S. dollar LIBOR rate to calculate and then apply the
Interest Rate for purposes of this Credit Agreement.
 Prepayments
 This loan can be prepaid at
any time on 2 Banking Days notice, subject to payment to FCC of any costs or losses as set out in the third paragraph of this Schedule A, provided that notwithstanding the second paragraph of this Schedule A, in relation to the prepayment fees, if
you repay or prepay the Loan or any part thereof on a day other than the first day of February, May, August or November (each, a “LIBOR Calculation Date”), the costs or losses which you shall be responsible for shall be determined
by FCC and shall be limited to the costs or losses suffered or incurred (but only for such losses or expenses suffered or incurred up to the next LIBOR Calculation Date), by reason of the liquidation or redeployment of deposits or other funds
acquired by or howsoever deployed by FCC to effect or maintain such portion of the Loan being prepaid or any interest or other charges payable to lenders of funds borrowed by FCC in order to maintain such portion of the Loan being prepaid.

   
 
 
 
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Schedule B – Standard Terms and Conditions

6 Covenants of the Borrower
 6.1 Affirmative
Covenants
 The Borrower covenants and agrees with FCC that until there is no Indebtedness outstanding, the Loan has been terminated, and FCC has no commitment or obligation hereunder:

(a) Payment of Principal, Interest and Expenses

The Borrower shall duly and punctually pay or cause to be paid to FCC, all moneys due to FCC under or by virtue of the Documents, whether principal, interest, fees or other expenses, at the times
and places and in the manner provided for herein.
 (b) Use of Funds

The Borrower will use and employ the funds received from FCC pursuant to this Credit Agreement solely for the purposes set forth in this Agreement or in the loan approval.

(c) Books and Records
 The Borrower
shall, and shall cause the Security Parties and each of its and their Subsidiaries, to maintain at all times, a system of accounting established and administered in accordance with the Accounting Standard, consistently applied and in accordance with
sound business practices and shall therein make complete, true and correct entries of all dealings and transactions relating to its business. All Financial Statements furnished to FCC shall fairly present the financial condition and the results of
the operations of the Borrower and each of its Subsidiaries or the other Security Parties and their Subsidiaries reported upon therein, and all other information, certificates, schedules, reports and other papers and data furnished to FCC will be
accurate, complete and correct in all material respects determined, in respect of the Borrower and each other Security Party.
 (d) Access and Information
 The Borrower shall, and shall cause each of the Security Parties, to discuss and review
with FCC and any of their authorized representatives any matters directly relevant to this Credit Agreement and relating to the business of the Security Parties or pertaining to all or any part of its or their properties as FCC may reasonably
request, and each of them shall permit any authorized representative of FCC to visit, inspect and have access to its property and assets at any and all reasonable times during normal business hours, subject in any event and so long as there does not
exist a Default or Event of Default to food safety regulations and protocol in respect of its real property facilities. The Borrower shall and shall cause each of the Security Parties to permit, at any and all reasonable times during normal business
hours, FCC, and its authorized representatives, to examine all of its books of account, records, reports, documents, papers and data and to make copies and take extracts thereof, and to discuss respective business, affairs, finances and accounts
with its and their executive officers, senior financial officers, accountants and other financial advisors.

(e) Notices
 The Borrower shall promptly
give notice to FCC of:
 (1) any Default or Event of Default;
  
 

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(2) any notice of expropriation of any of the assets charged by any of the Security Documents;

(3) any claim, proceeding or litigation in respect of the Borrower or any other Security Party which does or
may cause a MAE, whether or not any such claim, proceeding or litigation is covered by insurance;
 (4) any
violation of any law, statute, rule or regulation which could reasonably be expected to cause a MAE;
 (5) any Lien other than
Permitted Liens registered against any Collateral;
 (6) any MAE;

(7) any default or alleged notice of default issued by the applicable landlords of the Presidio Leasehold
Lands and Ward County Lands together with such details as are then required by FCC; and
 (8) any default
or alleged notice of default issued by the Borrower’s operating lender to the Borrower together with such details as are then required by FCC.
 (f) Corporate Status and Qualification
 The Borrower shall, and shall cause each of the other Security Parties to, at
all times, preserve and maintain its existence and to preserve and maintain its qualification to do business where such qualification is necessary and diligently preserve and at all times renew or cause to be preserved and renewed all the rights,
powers, privileges, franchises and goodwill owned by them and at all times comply with all laws applicable to it, if, in each case, failure to do so would result in a material adverse effect on the relevant Security Party.

(g) Conduct of Business
 The Borrower
shall, and shall cause each of the other Security Parties to, conduct its business in the ordinary course and not make any material adverse changes to its business and maintain and operate its properties and assets in a prudent manner and, subject
to the terms hereof, take all necessary steps to maintain and preserve its assets and properties and its title thereto.

(h) Government Compliance
 The
Borrower shall, and shall cause each of the other Security Parties to, comply with all applicable laws, regulations, orders, restrictions and regulations of any Governmental Authority having jurisdiction and obtain and maintain in good standing all
material licences, permits, quotas and approvals required (as and when same are, by law, required) from any and all Governmental Authorities, and ensure that its business and operations are at all times in compliance in all respects with all
applicable laws, regulations, building codes, ordinances and zoning requirements, the non-compliance with which would have a material adverse effect on such Security Party.

(i) Security
 The Borrower shall
ensure that the Security Documents create at all times valid, enforceable and perfected charges and security interests on the assets purported to be charged thereby, ranking in priority to all other mortgages, charges, liens and security interests
with the exception of Permitted Liens, the Operating Lender Security Interest and any other security interests which, according to the terms of this Credit Agreement, are allowed to rank pari passu with or senior to (in the case of the
Operating Lender Security Interest) the charges created by the Security Documents.
  
 
 
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(j) Taxes
 The Borrower shall, and
shall cause each of the other Security Parties to, pay or cause to be paid all Taxes lawfully levied, assessed or imposed upon it or in respect of its property as and when the same shall become due and payable, and exhibit or cause to be exhibited
to FCC when required, the receipts and vouchers establishing such payment, and duly observe and conform to all valid requirements of any Governmental Authority relative to its property or rights and relative to all covenants, terms and conditions
upon or under which any such property or rights are held; provided, however, that it shall have the right to contest in good faith by appropriate and timely legal proceedings any such taxes or other amounts and, upon such contest, may delay or defer
payment or discharge thereof if such contestation will involve no forfeiture of Collateral or the subordination of the charges created by the Security Documents to such taxes unless collateral or other security satisfactory to FCC have been
deposited with FCC in respect thereof.
 (k) Insurance

The Borrower shall, and shall cause each of the other Security Parties to, maintain or cause to be maintained with reputable insurers, over the insurable Collateral, coverage against risks of loss
or damage to its properties, assets and business, (including fire and extended perils, public liability, and damage to property of third parties) of such types as are customary in the case of persons with established reputation engaged in the same
or similar businesses, to the full insurable value of such properties and assets, such policies (except third party liability insurance) to contain standard mortgage clauses or other mortgage clauses satisfactory to FCC and shall, otherwise than in
respect of damage to or destruction of leased assets, assets secured by Purchase Money Security Interests and such other assets as FCC may in writing agree to exclude, be assigned to and endorsed in favour of FCC, as first mortgagee and first loss
payee subject to ranking pari passu with holders of debt secured by the same Collateral pursuant to any intercreditor agreement entered into by FCC with the holders of such debt. For greater certainty, the form of insurance that exists as at
the date of this Agreement in respect of the insurable collateral is satisfactory to FCC.

(l) Repairs
 The Borrower shall, and
shall cause each of the other Security Parties to, at all times, make or cause to be made such expenditures, replacements, repairs, and maintenance as shall be necessary to maintain, preserve and keep at all times the Collateral in good repair,
physical condition, working order and a state of good operating efficiency, as would a prudent owner of comparable property conducting a similar business.
 (m) Environmental Compliance
 The Borrower shall, and shall cause each of the other Security Parties to:

(1) use and operate all of its facilities and properties in compliance with all environmental laws, keep all
necessary permits, approvals, certificates, licences and other authorizations relating to environmental matters in effect and remain in compliance therewith, and handle all contaminants in compliance with all applicable environmental laws;

(2) immediately notify FCC and provide copies upon receipt of any written claim, complaint, notice or inquiry
to the Security Party relating to the release of contaminants at any facility which would result in the Security Party being in material non-compliance with any environmental law; and
 
   

 
 
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(3) provide such information and certifications which FCC may reasonably and specifically request from time
to time to evidence compliance with this section.
 (n) Environmental Review

The Borrower shall permit or cause to be permitted, at any and all reasonable times during normal business hours, a representative of FCC to visit and inspect the premises and assets of each
Security Party for the purposes of reviewing the environmental status thereof.
 (o) Observance of
Agreements, etc.
 The Borrower shall, and shall cause each of the other Security Parties to, observe and perform in a timely fashion all of its Obligations, the failure of which to
perform or observe would have a material adverse effect on such Security Party, and shall provide or cause to be provided to FCC copies of any written communications delivered to it by any of the other parties thereto alleging any default or
threatening the exercise of any remedy thereunder.
 (p) Rectification of Defaults by
FCC
 In the event that FCC receives any notice of default or breach by any Security Party of any term, covenant or condition in an agreement which default or breach, in the reasonable
opinion of FCC, is likely to have a material adverse effect on the business or operations of such Security Party, or upon a material portion of the Collateral, the Borrower shall permit or cause to be permitted FCC to take any action as FCC in its
reasonable opinion may deem necessary or desirable to rectify or prevent such default or breach notwithstanding that the existence of such default or breach or the nature or extent thereof may be questioned or denied by the Borrower or other
Security Party, including the absolute and immediate right to enter onto the property of any Security Party or any part thereof to the extent that FCC deem necessary or desirable, but without taking possession thereof, to enable FCC to rectify or
prevent any such default or breach, provided always that FCC shall not incur or be subject to any liability under any lease or contract by reason of having taken such action nor shall FCC have any obligation to take any action referred to in this
subsection.
 (q) Insurance Proceeds

Except for any further insurance proceeds arising from the May 31, 2012 storm (the “2012 Storm”) in Texas relating to business interruption only which shall not need to be
remitted to FCC, any physical damage insurance proceeds arising from the damage or destruction of any assets of any Security Party shall be paid to FCC to be applied as a prepayment of Indebtedness owing under the Loan (and which for greater
certainty shall include any additional physical damage insurance proceeds in respect of the 2012 Storm). FCC acknowledges that the Borrower may request that the physical damage insurance proceeds be utilized to rebuild damaged facilities (be they
from the 2012 Storm or otherwise), and which request, if made, will be considered by FCC, without obligation.

6.2 Financial Statements and Other Information

Until there is no Indebtedness outstanding, the Loan has been terminated, and FCC has no commitment or obligation hereunder, the Borrower(s) and Guarantor(s) shall deliver to FCC annually within 90
days of the Borrower's fiscal year end:
 (1) Consolidated Audited Financial Statements for the Borrower
and Guarantors prepared by a Qualifying Accounting Firm, and which statements must include a balance, sheet, an income statement, a statement of retained earnings and a statement of changes in financial position, and must be prepared in accordance
with IFRS applied on a basis consistent with the statements for the previous fiscal year;
 
   
 
 
 
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(2) Accountant or financial controller will provide an annual compliance letter for the FCC Loan in a form
satisfactory to FCC for Covenants and Conditions accompanying the fiscal year end financial statement. Explanations are to be included for any non-compliance issues. For greater certainty, the form of compliance letter provided to date to FCC is in
a form satisfactory to FCC;
 (3) Annual budget and cash flow forecast including a detailed Capital
Expenditure Budget of the following year to be supplied to FCC within 15 days of approval but not later than 90 days following the fiscal year-end and must be deemed acceptable to FCC. Any subsequent revisions to the budgets must be confirmed in
writing and authorized by FCC before changes are implemented.
 (4) Such additional financial statement and
information as and when requested by FCC acting reasonably.
 6.3 Financial Covenants

For as long as this Agreement is in force and any portion of the Loans(s) referred to in this Agreement remains unpaid, the Borrower and the Guarantors shall maintain the following financial
covenants:
 (1) Current ratio
 The Borrower will not
permit its Current Ratio to be less than:
 1.10:1.00 for its 2013 fiscal year
 1.25:1.00 for its 2014 fiscal year; and each fiscal year
thereafter;
 The Current Ratio is defined as Current Assets divided by Current Liabilities.
 (2) Debt Service Coverage ratio
 The Borrower will not permit its Debt Service Coverage Ratio to be less than: 1.50:1.00 for its
2013 fiscal year;
 1.65:1.00 for its 2014 fiscal year;
 1.75:1.00 for its 2015 fiscal year; and each fiscal year thereafter.

The Debt Service Coverage is defined as Earnings Before Interest, Taxes, Depreciation, Amortization (EBITDA) divided by Interest Expense and Current Portion of Long Term Debt (as has been
customarily circulated and previously provided to FCC).
 (3) Total Debt To Tangible Net Worth

The Borrower will not permit its Total Debt to Tangible Net Worth to exceed 3.00:1.00;
 
   
 
 
 
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(4) Debt to EBITDA
 The Borrower will not permit its
ratio of Debt to EBITDA to be greater than: 4.50:1.00 for its 2013 year; and
 4.00:1.00 for its 2014 fiscal year and each fiscal year thereafter; EBITDA means the aggregate of the following:

• net income of Village Farms International, Inc. on a consolidated basis, including any business
interruption insurance proceeds but excluding insurance proceeds for capital assets, and excluding asset and inventory write downs and incremental costs related to insurance recovery and cleanup of damage resulting from the May 31, 2012 hail storm
in Marfa, Texas;
 • adding back Bank charges for the month, on a consolidated basis;

• adding back expenses related to refinancing;
 • adding back the amount of consolidated income tax expense;

• adding back the amount of depreciation expense incurred, on a consolidated basis;

• adding back the amount of amortization expense incurred, on a consolidated basis,

• In each case determined in accordance with IFRS on a consolidated basis, with the exception that the
insurance proceeds on capital or fixed assets shall not be included in EBITDA which FCC acknowledges may not be in accordance with IFRS;
 These financial covenants shall be measured annually, or
more frequently as determined by FCC, if there exists an Event of Default. And for greater certainty, the calculation of these financial covenants shall be measured in the same manner as was presented by the Borrower to FCC and HSBC Bank Canada in
the most recent compliance certificate delivered to them (as part of the existing loan requirements).
 6.4 Negative Covenants

Until there is no Indebtedness outstanding, the Loan has been terminated, and FCC has no commitment or obligation hereunder, the Borrower will not, and will ensure that each of the Security Parties
will not, without the prior written consent of FCC:
 (a) No Amalgamation or Merger

Enter into any transaction (whether by way of amalgamation, merger, winding-up, consolidation, liquidation, dissolution, reorganization, transfer, sale, lease, or otherwise) whereby all or
substantially all of its undertaking, properties, rights, or assets would become the property of any Person other than the Borrower excepting any transaction between Security Parties and provided that the Borrower has received the prior written
consent of FCC;
 (b) Change in Control of Borrower or Security Parties

Issue any shares in its capital stock or issue any limited partnership units (or securities convertible or exchangeable into any such shares) or any options to acquire shares or limited partnership
units or permit any transfer or any change in the ownership or control of any such shares or limited partnership units (whether by sale, assignment, exchange, transfer, devise, bequest, amalgamation, reorganization, operation of law or otherwise) or
take or permit any other action which would result in a Change in Control of the Borrower or any wholly-owned subsidiary or any of the Security Parties;
 
   
 
 

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(c) Environmental Damage
 Cause or
permit to be caused any environmental damage which would result in a MAE;

(d) Distributions
 Declare or pay
or make any Distributions, including any payment or repayment of principal, interest, fees or costs with respect to any subordinated debt if there exists any Default or Event of Default or the declaration or payment would cause there to exist a
Default or an Event of Default;
 (e) Material Change

Make any material change in the nature of its business taken as a whole;
 (f) Fiscal Year End
 Change its Financial Year end;

(g) Limitation on Liens
 Permit the
creation, assumption or existence of any Lien upon any assets of a Security Party or any Subsidiary of a Security Party now owned or hereafter acquired except for Permitted Liens and the Operating Lender Security Interest;

(h) Limitation on Investments

Make, directly or indirectly, any investment except an investment made by the Security Party or any Wholly-owned Subsidiary of such Security Party in assets to be used by it or such Wholly-owned
Subsidiary to carry on its Core Business;
 (i) Limitation on Sale of Assets

Except for the sale of inventory in the ordinary course of its business, permit the sale, assignment, lease or other disposal of all or any part of its business or property, whether now owned or
hereafter acquired, provided however, that a Security Party and its Wholly-owned Subsidiaries may do so, so long as no Default or Event of Default then exists or would result therefrom and:

(1) the assets sold, leased or otherwise transferred are done so in the ordinary course of business or
consist of surplus or obsolete buildings, machinery, equipment and inventory; or
 (2) the assets are
sold, leased or otherwise transferred by a Security Party to another Security Party; and
 the assets sold, leased or otherwise transferred are done so for a consideration equal to at least the
fair market value thereof and if such proceeds and are not utilized, within six (6) months, to acquire other assets for the Core Business operated by the Borrower, then such proceeds shall be applied as a reduction in the current amount owing under
the Loan; provided that notwithstanding the foregoing, the sale proceeds of all or any part of the Real Property that is sold shall be applied as a prepayment of indebtedness owing under the Loan.
 
 
 
 
 
 
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(j) Creation of Subsidiaries
 Not to
create any subsidiary unless such subsidiary agrees to become a Security Party at FCC’s request;

(k) Acquisitions
 Acquire or enter
into any agreement to acquire any shares or other securities or any other interest in any Person or any assets of any Person unless:
 (1) In the case of the acquisition of any shares, securities or other interest in any Person, the business of such Person is the same as the Core Business and in the case of acquisition of any
assets of any Person, such assets are used and will continue to be used in the Core Business;
 Before making any such acquisitions or entering into any such agreement, the Borrower shall have
provided to FCC such pro forma financial information as FCC may require that shows that after such acquisition the Borrower and the Security Parties shall be in compliance with their respective covenants under the Documents for the four (4) fiscal
quarters following the completion of such acquisition.
 (l) Limitation on Financial
Assistance
 Make loans to or investments in, or provide guarantees or indemnities or otherwise give financial assistance to any Person, other than in the ordinary course of business or
among any Security Party where the aggregate value of the loans, investments, guarantees or indemnities exceed CAD1,000,000;
 (m) Alterations of Constating Documents
 Alter (or allow the alteration of) its constating instruments (including in the case
of the Borrower, the limited partnership agreement forming the Borrower and in the case of Village Farms L.P., the limited partnership agreement forming the Village Farms, L.P.) or its corporate organization;

(n) Share or Unit Changes
 Change or allow
any change to the beneficial ownership of a majority of its share or units as set forth in Schedule “G”;

(o) Funded Debt
 Issue, grant, permit or
incur any Funded Debt except for the Loan and an operating loan with the Operating Lender;
 (p) Real
Property Sales
 Sell, transfer, assign, convey, lease or otherwise dispose of all or any part of either its legal or beneficial interest in any real property owned by it including the
Real Property;
 
   
 
 
 
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  (q) Nature of Business
 Change
the nature of its business (i.e. greenhouse operation and sale of assets arising therefrom) or expand the jurisdictions outside Canada, the United States or the Dominican Republic;

(r) Name Change
 Change its name or the name
of any Security Party without providing FCC with at least 30 days prior written notice along with such additional security or assumption agreements as FCC may reasonably require;

(s) Amending Existing Agreements
 Amend,
terminate or replace any agreement relating to the business carried on by it or the property, assets or undertaking used therein if to do so would have a MAE;
 (t) Existing Leases
 Amend in any material respect, terminate or surrender the existing leases of the Presidio Leasehold
Lands or Ward County Lands; or
 (u) Operating/Management Agreements

Enter into any operating or management agreement with respect to the operation and management of the business of any Security Party in whole or in part with a Person who is not an officer or holder
of equity in a Security Party.
 7 Demand and Acceleration
 7.1
Events of Default
 All Obligations and Indebtedness hereunder or pursuant to any other Document, whether any such Obligation or Indebtedness is absolute or contingent, matured and/or
unmatured, shall, at the option of FCC, become immediately due and payable and the Security shall become immediately enforceable when any of the following events (each such event an “Event of Default”) occurs:

(a) Failure to Pay Principal
 If the
Borrower fails to make payment, within two (2) Banking Days when due of any principal amount of the Indebtedness of the Borrower to FCC;
 (b) Failure to Pay Interest or Fees
 If the Borrower fails to make payment, within five (5) days of when due of any
interest or fee payable under this Agreement or any other Document;
 (c) False
Representations
 If any representation or warranty made or given by any Security Party herein or in any Document is materially false or incorrect, or lacking in any material facts, at
the time that it is made or given, so as to make it materially misleading;
 
   
 
 
 
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(d) Default in Covenants
 If any
Security Party fails in the observance or performance of any of the terms, conditions, provisions or covenants to be performed or observed by it hereunder or contained in any Document, and such Default shall have continued for a period of thirty
(30) days after written notice thereof has been delivered to the Borrower by FCC, or is not capable of being cured within such notice period, in which case an Event of Default shall have occurred upon the breach of such covenant without the
requirement of notice or lapse of time;
 (e) Cross-Default

If the Borrower, or any Security Party shall default under or any other credit facility, loan or security agreement with FCC or with the Operating Lender or any other lender, under the
Borrower’s operating loan with such lender;
 (f) Voluntary Proceedings

If:
 (1) any Security Party or any Wholly-owned
Subsidiary of a Security Party ceases, or threatens to cease, to carry on a material portion of its business;

(2) any proceeding or filing is instituted or made by a Security Party or any Wholly-owned Subsidiary
of a Security Party;
 (1) seeking liquidation, winding-up, reorganization, arrangement, adjustment,
compromise or composition of the Security Party or Wholly-owned Subsidiary’s debt under any law relating to bankruptcy, insolvency or relief of debtors (including without limitation the Bankruptcy and Insolvency Act (Canada) and the
Companies’ Creditors Arrangement Act (Canada)) where such liquidation, winding-up, reorganization, arrangement, adjustment, compromise or composition affects any of its properties or assets; or

(2) seeking appointment of a receiver, trustee, liquidator, custodian or other similar official for
the Security Party or any Wholly-owned Subsidiary where such appointment would affect any of the Security Party’s properties or assets; or
 (3) If a Security Party or a Wholly-owned Subsidiary of a Security Party shall take any corporate action to authorize any of the actions set forth in this paragraph.

(g) Involuntary Proceedings
 If any
proceeding or filing is instituted or made against any Security Party or any Wholly- owned Subsidiary of a Security Party:
 (1) seeking liquidation, winding-up, reorganization, arrangement, adjustment, compromise or composition under any law relating to bankruptcy, insolvency, reorganization or relief of debtors
(including without limitation, the Bankruptcy and Insolvency Act (Canada) and the Companies’ Creditors Arrangement Act (Canada)) where such relief, liquidation, winding- up, reorganization, arrangement, adjustment, compromise or
composition affects any of the Borrower’s or any other Security Party’s or a Wholly Owned Subsidiary of a Security Party properties or assets; or
 
   
 
 

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(2) seeking appointment of a Receiver, trustee, liquidator, custodian or other similar official where
such where such appointment would affect a material portion of the property or assets of a Security Party or a Wholly-owned Subsidiary of a Security Party;
 unless the same is being contested
actively and diligently in good faith by appropriate and timely proceedings, in a manner satisfactory to FCC in its discretion;
 
   
 
 
 
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(h) Appointment of Receiver
 If a
Receiver, liquidator, trustee, or other person or officer with like powers shall be appointed with respect to, or an encumbrancer shall take possession of, any material part of the properties or assets of a Security Party;

(i) Material Adverse Change In Risk
 If in
FCC’s opinion acting in good faith, there exists a MAE;
 (j) Security

If any material provision of this Credit Agreement or any other Document is terminated or becomes illegal, invalid, prohibited or unenforceable in any relevant jurisdiction or any charge created by
the Security Documents shall not rank in priority to all other Liens on the undertaking, property and assets of the Security Parties with the exception of Permitted Liens and any other security interests which, according to the terms of this Credit
Agreement are allowed to rank pari passu with the charges created by Security Documents;

(k) Judgments
 If any final
judgement of any court of competent jurisdiction or any final decision of any Governmental Authority is made or entered against any Security Party or any Wholly-owned Subsidiary of a Security Party which, in the reasonable opinion of FCC, will have
a material adverse affect on:
 (i) a Security Party; or
 (ii) the security created by the Security Documents.

(l) Execution, Distress
 If any
execution, sequestration, distress, or other similar process of any court shall become enforceable against a Security Party or any Wholly-owned Subsidiary of a Security Party having a value in any case of in excess of $100,000 USD;

(m) Change of Control
 If there is a
Change in Control of any Security Party without the prior written consent of FCC.
 7.2 Rights Upon Event of Default
 Upon
the occurrence of an Event of Default, FCC and a Receiver, as applicable, will to the extent permitted by law have the following rights:
 (a) Appointment of Receiver
 FCC may by instrument in writing appoint any Person as a Receiver of all or any part of
the Collateral. FCC may from time to time remove or replace a Receiver, or make application to any court of competent jurisdiction for the appointment of a Receiver. Any Receiver appointed by FCC will (for purposes relating to responsibility for the
Receiver’s acts or omissions) be considered to be the Borrower’s or any other Security Party’s agent as the case may be. FCC may from time to time fix the Receiver’s remuneration and the Borrower will pay FCC the amount of
such remuneration. FCC will not be liable to the Borrower or any Security Parties or any other Person in connection with appointing or not appointing a Receiver or in connection with the Receiver’s actions or omissions.

 
 
 
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 (b) Dealings with the
Collateral
 FCC or a Receiver may take possession of all or any part of the Collateral and retain it for as long as FCC or the Receiver considers appropriate, receive any rents and
profits from the Collateral, carry on (or concur in carrying on) all or any part of the Borrower’s or the Security Parties’ business or refrain from doing so, borrow on the security of the Collateral, repair the Collateral, process the
Collateral, prepare the Collateral for sale, lease or other disposition, and sell or lease (or concur in selling or leasing) or otherwise dispose of the Collateral on such terms and conditions (including among other things by arrangement providing
for deferred payment) as FCC or the Receiver considers appropriate. FCC or the Receiver may (without charge and to the exclusion of all other Persons including the Borrower and any Security Parties) enter upon any place of business of the Borrower
or any Security Parties. Without limitation, FCC or Receiver may enter upon any such place of business for the purpose of exercising remedies in relation to the Collateral that is personal/movable property without taking control or possession of
such place of business or being deemed to have done so.
 (c) Realization

FCC or a Receiver may use, collect, sell, lease or otherwise dispose of, realize upon, release to any Security Party or other Persons and otherwise deal with, the Collateral in such manner, upon
such terms (including among other things by arrangement providing for deferred payment) and at such times as FCC or the Receiver considers appropriate. FCC or the Receiver may make any sale, lease or other disposition of the Collateral in the name
of and on behalf of any Security Party. In addition to the foregoing, the Receiver shall have all rights, powers and authorities granted to FCC or FCC under any Security as if all such rights, powers and authorities were set out and repeated herein,
together with such additional rights, powers and authorities as may be necessary or desirable to enable FCC and the Receiver to effectively realize upon any Collateral. No such right, power or authority will be exclusive of or dependent upon or
merge in any other right, power or authority and one or more of such rights, powers and authorities may be exercised independently or in combination from time to time.
 (d) Application of Proceeds After Default
 All Proceeds of Collateral received by FCC or a Receiver may be applied to
discharge or satisfy any expenses (including among other things the Receiver’s remuneration and other expenses of enforcing FCC’s or any Lender’s rights under this Credit Agreement), Liens, borrowings, taxes and other outgoings
affecting the Collateral or which are considered advisable by FCC or the Receiver to preserve, repair, process, maintain or enhance the Collateral or prepare it for sale, lease or other disposition, or to keep in good standing any Liens on the
Collateral ranking in priority to any Lien created by the Security or to sell, lease or otherwise dispose of the Collateral. The balance of such Proceeds will be applied to the Obligations in such manner and at such times as FCC consider appropriate
and thereafter will be accounted for as required by law.
 7.3 Rights Under PPSA
 Before and after an Event of Default, FCC
or a Receiver will have, in addition to the rights specifically provided in this Credit Agreement, the rights of a secured party under the PPSA (and under the equivalent legislation of any other applicable jurisdiction) as well as the rights
recognized at law and in equity.
 
   
 
 
 
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7.4 Deficiency
 The Borrower and the other Security
Parties will remain liable to FCC for payment of any Indebtedness that remains outstanding following realization of all or any parts of the Collateral.
 7.5 FCC not Liable

Neither FCC nor any Receiver will be liable to any Security Party or any other Person for any failure or delay in exercising any of its rights under this Agreement or under any Security Document
(including among other things any failure to take possession of, collect, or sell, lease or otherwise dispose of, any Collateral). Neither FCC, any Receiver or any agent of FCC (including, in Alberta, any sheriff) is required to take, or will have
any liability for any failure to take or delay in taking, any steps necessary or advisable to preserve rights against other Persons under any Chattel Paper, Securities or Instrument (as those terms are respectively defined in the PPSA) in possession
of FCC, a Receiver or their respective agents.
 7.6 Remedies Cumulative
 It is expressly understood and agreed that the
rights and remedies of FCC under this Credit Agreement and the Security Documents are cumulative and are in addition to and not in substitution of any rights or remedies provided by law and any single or partial exercise by FCC of any right or
remedy for a default or breach of any term, covenant, condition or agreement herein contained shall not be deemed to be a waiver of or to alter, affect, or prejudice any other right or remedy or other rights or remedies to which FCC may be lawfully
entitled for the same default or breach, and any waiver by FCC of the strict observance, performance or compliance with any term, covenant, condition or agreement which contained and any indulgence granted by FCC shall be deemed not to be a waiver
of any subsequent default. In the event that FCC shall have proceeded to enforce any such right, remedy or power contained therein or in the Security Documents and such proceedings shall have been discontinued or abandoned for any reason by written
agreement between FCC and any Security Party, then in each such event such Security Party and FCC shall be restored to their former positions and the rights, remedies and powers of FCC shall continue as if no such proceedings have been taken.

8 Representations and Warranties
 8.1
Representations and Warranties
 The Borrower makes and gives the following representations and warranties to FCC, upon each of which FCC has relied in entering into this Credit Agreement,
and each of which will be deemed to be repeated on each Advance:
 (a) Incorporation and Corporate
Power
 Each of the Security Parties is duly incorporated, organized or formed pursuant to the laws of its organization or formation, is properly registered in every jurisdiction it
does business and is current in all of its corporate filings, and has all necessary power and authority to own or lease its properties and assets and to carry on its business as now being conducted by it, and to authorize, create, execute, deliver
and perform all of its respective obligations under the Documents to which it is party in accordance with their respective terms.
 (b) Licences
 Each Security Party has obtained all material licences, permits, registrations, and approvals necessary
to own its properties and assets and to carry on its business in each jurisdiction in which it does so, except where the failure to do so would not have a MAE.
  
 
 
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(c) Due Authorization and No Conflict

Each Security Party has taken or has caused to be taken all necessary action to authorize the creation, execution, delivery and performance of this Credit Agreement, the other Documents and all
other instruments contemplated hereunder and the borrowing of money hereunder, and no such action requires the consent or approval of any Governmental Authority or any other Person, nor is any such action in contravention of or in conflict with any
applicable law, rule or regulation, or the articles, by-laws, partnership agreement or resolutions of directors, shareholders or partners or shareholders agreement of any Security Parties, or the provisions of any judgment, order, indenture,
instrument, agreement or undertaking to which any Security Parties is a party, or by which its assets or properties are bound, except where the failure to do so would not have a MAE.

(d) Compliance with Law
 None of
the Security Parties is in violation of any terms of its articles of incorporation, amalgamation or formation, partnership agreement, by-laws, resolutions of directors, shareholders or partners, shareholders agreement, or any law, regulation, rule,
order, judgment, writ, injunction, decree, determination or award, currently in effect and applicable to it, the violation of which would have a MAE in respect of such Security Party.

(e) Enforceability
 Each of the
Documents will, when executed and delivered, constitute legal, valid and binding obligations of each party thereto (other than FCC) enforceable against each such party in accordance with the terms thereof.

(f) Taxes
 Each Security Party has
filed all tax returns required to be filed by it with any Governmental Authority and has paid all Taxes which were due and payable and all assessments and reassessments, and all other Taxes, governmental charges, penalties, interest and fines due
and payable by it on or before the date of this Credit Agreement, and there are no agreements, waivers, or other arrangements providing for an extension of time with respect to the filing of any tax return by it or the payment of any tax,
governmental charges, penalties, interest or fines against it other than waivers of the normal reassessment period; there are no material actions, suits, proceedings, investigations or claims now threatened or pending against any of the Security
Parties which, not resolved in favour of such Security Party, would result in a material liability of such Security Party, in respect of taxes, governmental charges, penalties, interest, fines, assessments and reassessments or any matters under
discussion with any Governmental Authority relating to Taxes, governmental charges, penalties, interest, fines, or assessments and reassessments asserted by any such authority which, if not resolved in favour of such Security Party, would result in
a material liability of such Security Party, and each Security Party has withheld from each payment to each of its present and former officers, directors, and employees the amount of all Taxes and other amounts, including, but not limited to, income
tax and other deductions, required to be withheld therefrom, and has paid the same or will pay the same when due to the proper tax or other receiving officers within the time required under the applicable tax legislation.

(g) No Litigation
 There are no
actions, suits, proceedings, inquiries or investigations existing, pending or, to the knowledge of the Borrower, threatened against or adversely affecting any of the Security Parties in any court or before any federal, provincial, municipal or
governmental department, commission, board, tribunal, bureau or agency, whether Canadian or foreign, or before any arbitrator, which might, if not resolved in favour of such Security Party, cause a MAE.
  

 
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 (h) No Defaults or Events of
Defaults
 No Default or Event of Default has occurred and is continuing.
 (i) Financial Statements
 The Financial Statements of the Borrower which have been furnished to FCC have been duly
prepared in accordance with the Accounting Standard and fairly present the financial condition and the results of the operations of the Borrower and its Subsidiaries as applicable, and disclose all liabilities, contingent, absolute or otherwise,
required to be disclosed therein.
 (j) Title

Each of the Security Parties has good and marketable title to all of its property and assets including, without limitation, the lands owned by it (including the Lands), other than property leased or
licensed to it, free and clear of any Lien, subject only to Permitted Liens and no person has any agreement or right to acquire its interest in any of such properties, including leased or licensed properties, out of the ordinary course of
business.
 (k) Priority of Security

The Security Documents create assignments, fixed and specific mortgages and charges, floating charges, pledges, security interests or hypothecs, as applicable, on the undertaking, property and
assets of each Security Parties purported to be mortgaged, hypothecated and charged thereby, and rank in priority, save and except as specifically agreed to by FCC, to all other registered Liens with the exceptions of Permitted Liens and any other
Liens which, according to the terms of this Credit Agreement and the Priority Agreement, are allowed to rank pari passu with the security created pursuant to the Security Documents.

(l) Environmental Compliance

(1) All facilities and property owned or leased by the Security Parties including, without limitation,
the lands pledged as security under the Documents have been maintained in material compliance with all environmental laws;
 (2) there have been no past, and there are no pending and, to the best of the knowledge of the Borrower, there are no:

(1) written claims, complaints, notices of violation or requests for information received by any of
the Security Parties or any of their Wholly-owned Subsidiaries from any Governmental Authority with respect to any alleged violation of any Environmental Law; or

(2) written complaints, notices or inquiries to any Security Parties regarding potential liability of
any Security Party under any Environmental Law;
 that, in any case, could reasonably be expected to have a MAE;

(3) to the knowledge of the Borrower, there have been no releases of contaminants at, on or under any
property owned or leased by any of the Security Parties at any time while owned or leased by the Security Party that, singly or in the aggregate, have, or may reasonably be expected to have, a MAE;
 
 
 
 
 
 
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(4) each Security Party has been issued and is in material compliance with all permits, certificates,
approvals, licences and other authorizations relating to environmental matters and required under any applicable Environmental Laws in connection with the operation of its business;

(5) no property now or previously owned or leased by any Security Party including, without limitation,
the lands, is listed or, to the knowledge of any Security Party, proposed for listing on any publicly published and promulgated federal or provincial governmental list of sites requiring investigation or clean-up;

(6) to the knowledge of the Borrower, there are no underground storage tanks, active or abandoned,
including petroleum storage tanks, on or under any property now or previously owned or leased by any Security Party including, without limitation, the lands, that, singly or in the aggregate, have, or may reasonably be expected to have, a MAE;

(7) no Security Party has directly transported or directly arranged for the transportation of any
Contaminant to any location, except in compliance with environmental laws;
 (8) no property of any
Security Party is the subject of federal, provincial or local enforcement actions or other investigations which may lead to claims against a Security Party or any Wholly-owned Subsidiary of a Security Party for any remedial work, damage to natural
resources or personal injury; and
 (9) to the knowledge of the Borrower, there are no
polychlorinated biphenyls or friable asbestos present at any property now or previously owned or leased by any Security Party including, without limitation, the Real Property, that, singly or in the aggregate, have or may reasonably be expected to
have, a MAE.
 (m) Location of Chief Place of Business /Chief Executive
Office/ Head / Registered Office
 The chief place of business / chief executive office of each Security Party within the meaning of the PPSA and the head / registered office are the
location indicated on the first page of this Credit Agreement.
 (n) Wholly-owned
Subsidiaries
 As of the Closing Date, none of the Security Parties has any active Wholly-owned Subsidiaries other than the Security Parties and none has entered into any agreements
for the acquisition or creation of any Wholly-owned Subsidiaries, (with the exception of Village Farms DR, S.R.L.).

(o) Employee Claims
 There are no
claims against any Security Party, brought by such Security Party’s employees, arising from salary or benefits, which would rank pari passu with, or prior to, the charges created pursuant to the Security Documents.

(p) Pension Plans
 All pension and
benefit plans maintained by the Security Parties, if any, are in good standing and no steps have been taken to terminate any such plan. All premiums, contributions and other amounts required to be paid or accrued under applicable law or any
agreement have been paid or accrued as required.
 
   
 
 
 
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(q) Full Disclosure
 None of the
information and material delivered to FCC by or on behalf of any of the Security Parties contains any untrue statement of a material fact or has omitted a material fact necessary to make the statements contained therein not materially misleading,
and all such statements, taken as a whole, together with this Credit Agreement, do not contain any untrue statement of a material fact or omit a material fact necessary to make the statements contained herein or therein not materially misleading.
There is no fact which the Borrower has not disclosed to FCC in writing which causes there to exist a MAE.

(r) Organizational Chart
 Schedule G is an
accurate and complete organizational chart with respect to the Borrower and the Guarantors, its issued and outstanding shares or units and the beneficial ownership thereof.
 8.2 Survival
of Representations and Warranties
 All representations and warranties of the Security Parties as set forth herein shall survive any advance of funds by FCC and shall continue until this
Credit Agreement has been fully performed and all Indebtedness of the Borrower to FCC has been repaid and satisfied in full.

9 Change in Circumstances and Indemnities
 9.1 Losses

The Borrower shall, from time to time, fully indemnify and hold FCC, and its directors, officers, employees and agents harmless from and against any and all costs, losses, expenses, damages or
liabilities which such party may sustain or incur as a direct result of, without duplication:

(a) the failure of the Borrower to utilize the Loan in the manner specified herein (including if
such failure was caused by the failure of the Borrower to meet all conditions precedent except those conditions which have been waived by FCC in writing);

(b) the failure of the Borrower to pay any sum on its due date or within any cure period
whichever is later; or
 (c) any Default or Event of Default.

Without prejudice to the generality of the foregoing, the foregoing indemnity shall extend to any loss, premium, penalty or expense which may be incurred by FCC in liquidating deposits from third
parties acquired to make, maintain or fund an Advance or any part thereof or any amount due or to become due under this Credit Agreement.
 9.2 Environmental Indemnity

(a) The Borrower shall at all times indemnify and hold FCC and its directors, officers, employees
and agents harmless against and from any and all claims, liabilities, suits, actions, debts, damages, costs, losses, obligations, judgments, charges, and expenses, of any nature whatsoever suffered or incurred by any such party (including any
reasonable costs and expenses of defending or denying same) whether upon realization of any security for the Loan, or as lender to the Borrower, or as successor to or assignee of any right or interest of the Borrower or any Security Party, or as a
result of any order, investigation or action by any Governmental Authority relating to the Borrower or any Security Party or its business or assets, or as mortgagee in possession, or as successor-in-interest to the Borrower or any Security Party by
foreclosure deed or deed in lieu of foreclosure, under or on account of any Environmental Law including, without limitation, the assertion of any lien thereunder, with respect to:
 
   
 

 
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 (1) the release, discharge or emission
of a Contaminant, the threat of the release, discharge or emission of any Contaminant, or the presence of any Contaminant;
 (2) any costs of removal or remedial action incurred by any Governmental Authority or any costs incurred by any other Person or damages from injury to, destruction of, or loss of natural resources,
including reasonable costs of assessing such injury, destruction or loss incurred pursuant to any Environmental Law;
 (3) liability for personal injury or property damage arising under any statutory or common law tort theory, including, without limitation, damages assessed for the maintenance of a public or
private nuisance or for the carrying on of a dangerous activity; or
 (4) any other environmental matter within the
jurisdiction of any Governmental Authority.
 (b) The Borrower acknowledges that FCC has agreed
to make the Loan available in reliance upon the Borrower’s indemnity in this paragraph. For this reason, it is the intention of the Borrower, and FCC that the provisions of this paragraph shall supersede any other provisions of this Credit
Agreement or any other Document which might in any way limit the liability of the Borrower and that the Borrower shall be liable for any obligations arising under this paragraph even if the amount of liability incurred exceeds the amount of the Loan
outstanding at any time, provided that the Borrower and FCC may enter into a mutually accepted agreement to limit such liability.
 (c) This indemnity shall constitute an obligation separate and independent from the other obligations contained in this Credit Agreement, shall give rise to a separate and independent cause of
action, and shall apply irrespective of any indulgence granted by FCC from time to time. A separate action or actions may be brought and prosecuted against the Borrower in respect of this indemnity, whether or not any action is brought against any
other person or whether or not any other person is joined in such action or actions.

9.3 Survival
 The obligations of the Borrower
under this paragraph shall survive the payment of all Advances and the cancellation or termination of the Loan.
 10 Assignment and
Participation
 10.1 Benefit of Agreement

This Credit Agreement shall enure to the benefit of and be binding on the parties hereto, their respective successors and any permitted assignee or transferee of the parties’ rights or
obligations hereunder.
 10.2 Assignment by Borrower

This Credit Agreement shall be binding upon and enure to the benefit of the Borrower and its successors and permitted assigns, provided that neither the rights nor obligations of the Borrower
hereunder may be assigned by it without the prior written consent of FCC which may be refused in the absolute discretion of FCC.
 
   
 
 
 
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 10.3 Assignment by FCC

From time to time FCC may sell or assign all or any part of its rights under this Credit Agreement to a financial institution resident in Canada and FCC shall be released and discharged from its
obligations hereunder to the extent it assigns all or any part of such rights. For the purposes of any such assignment FCC may disclose on a confidential basis to a potential assignee such information about any Security Parties as FCC may see fit.
The Borrower agrees to execute and deliver, and to cause the other Security Parties to execute and deliver, at the request and expense of FCC, such deeds, documents, instruments, and assurances as FCC may reasonably request in connection with any
such assignment.
 11 Miscellaneous
 11.1 Performance by FCC
 If any Security Party fails to perform any of its obligations under any Document, FCC may, but shall
not be obligated to, perform any or all such obligations, and all costs, charges, expenses, fees, outlays and premiums incurred by FCC in connection with such performance shall be payable by the Borrower forthwith upon demand by FCC and shall bear
interest from the date incurred by FCC at the highest rate provided for herein, calculated and compounded monthly and payable on demand, with interest on overdue interest at the same rate. Any such performance by FCC shall not constitute a waiver by
FCC of any right, power, or privilege under this Credit Agreement or any Document.

11.2 Non-Merger
 The taking of a judgment or
judgments (other than a final order of foreclosure) or any other action or dealing whatsoever by FCC in respect of any security created by the Security Documents shall not operate as a merger of any Indebtedness or liability of any Security Party or
in any way suspend payment or affect or prejudice the rights, remedies and powers, legal or equitable, which FCC may have in connection with such liabilities, and the surrender, cancellation or any other dealings with any security for such
liabilities shall not release or affect the liability of any Security Party hereunder or under any Security Document held by FCC.
 11.3 Appropriation of Funds
 The Borrower agrees that FCC may from time to time appropriate all monies realized by FCC from
the enforcement of any Security Document on or towards the payment of the Indebtedness of the Borrower to FCC hereunder or such part thereof as FCC in their sole discretion may determine, and the Borrower shall have no right to require or enforce
any appropriation inconsistent therewith, and FCC shall have the right to change the application of any such proceeds and re-apply the same to any part or parts of the Indebtedness as FCC may see fit notwithstanding any previous application.

11.4 Notice
 (a) Any notice or other communication which may be or is required to be given or made pursuant to this Credit Agreement shall, unless otherwise expressly provided herein, be in writing and
shall be deemed to have been sufficiently and effectively given if signed by or on behalf of the party giving notice and delivered or transmitted by telecopier to the party for which it is intended:
 
 

 

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(1) Communications sent to the Borrower shall be addressed to it at the address indicated on the
first page of this Credit Agreement.
 (2) Communications sent to FCC shall be addressed to it at:

Farm Credit Canada
 Loan Administration Center

12040 149th Street NW, 2nd Floor
 Edmonton, AB
T5V 1P2
 Fax No. (780) 495-5665
 Any notice or communication which may or is required to be given or made shall be made or
given as herein provided or to such other address or to such other officer as a party may from time to time advise the other parties hereto by notice in writing as aforesaid and shall not be deemed received until actual receipt thereof by the party
to whom such notice is given except if sent by telecopier, in which case it shall be deemed received on the Banking Day next following the date of transmission.
 11.5 Statements and Reports
 Except as otherwise provided herein, all statements, reports, certificates, opinions, appraisals
and other documents or information required to be furnished to FCC by the Borrower under this Credit Agreement shall be supplied by the Borrower without cost to FCC.
 11.6 Approvals
 Where in this Credit Agreement any matter is subject to the consent or approval of FCC, FCC will make a
determination or assessment of the materiality of any event or circumstance, such consent, approval, determination or assessment shall be made in the sole and unfettered discretion of FCC, as the case may be, acting in good faith, unless otherwise
expressly provided herein.
 11.7 Invalidity of Provisions

Any provision of this Credit Agreement which is prohibited by the laws of jurisdiction shall, as to such jurisdiction, be ineffective to the extent of such prohibition without invalidating the
remaining terms and provisions hereof and no such invalidity shall affect the obligation of the Borrower to repay the Loan.
 11.8 Governing Law
 This Credit Agreement shall be construed, interpreted and performed in accordance with the laws of the
Province of British Columbia and the applicable laws of Canada.
 11.9 Time of Essence

Time is of the essence of this Credit Agreement, and any forbearance by FCC of the strict application of this provision shall not operate as a continuing or subsequent forbearance.

11.10 Further Assurances
 The Borrower shall from
time to time and at all times hereafter, upon every reasonable request of FCC, make, do, execute, and deliver or cause to be made, done, executed and delivered all such further acts, deeds, assurances and things as may be necessary in the opinion of
FCC, acting reasonably, for implementing and carrying out the true intent and meaning of this Credit Agreement.
 
 

 
 
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11.11 Entire Agreement
 This Credit Agreement
contains the entire understanding of the parties with respect to the subject matter hereof. There are no restrictions, agreements, promises, warranties, covenants or undertakings made by FCC other than those set forth in the Documents. No amendment,
modification, or termination of the Documents shall be effective unless made in writing and signed by the party intended to be bound thereby.
 11.12 Conflict
 In the event that there is any conflict or inconsistency between the provisions contained in this Credit
Agreement and the provisions contained in any other Document, such that the conflicting or inconsistent provisions cannot reasonably co-exist, then the provisions of this Credit Agreement shall govern and shall override the provisions contained in
such other Document.
 11.13 No Third Party Beneficiaries

Subject to Article 11 hereof, this Credit Agreement shall be for the sole benefit of FCC and the Borrower, and is not for the benefit of any other person.

11.14 Counterparts
 This Credit Agreement may be
executed in any number of counterparts, each of which when executed and delivered shall be deemed to be an original and all of which when taken together constitute but one and the same agreement; any party may execute this Credit Agreement by
signing any counterpart of it.
 11.15 Relationship to Parties

The provisions contained in this Credit Agreement shall not create or be deemed to create any relationship as between the Borrower and FCC other than that of borrower and lender.

11.16 Amendments
 This Credit Agreement may not
be amended or modified in any respect except in accordance with the provisions hereof, however, the Borrower hereby agrees to make such amendments to this Credit Agreement as may be reasonably requested by FCC to facilitate the granting by FCC of
participations or assignments, provided that no such amendment shall have the effect of increasing any costs payable by the Borrower hereunder or increasing the obligations of the Borrower hereunder.

11.17 Review
 FCC shall conduct an annual review
prior to June 30 of each year with respect to the Borrower, and any other matters related to this Credit Agreement as reasonably determined by FCC. The Borrower agrees to accept changes to the Credit Agreement including the terms of the Loan, the
Security for the Loan and the Covenants of the Borrower requested by FCC and agrees to make, do, execute and deliver or cause to be made, done, executed and delivered, upon reasonable request of FCC, all such information, assurances and things as
may be necessary in the opinion of each of FCC, acting reasonably, to satisfactorily complete the above referenced annual review.
 
 
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11.18 Confidentiality
 FCC agrees to use reasonable
efforts to ensure that any financial statement or other information relating to the business, assets or condition, financial or otherwise, of the Security Parties which may be delivered to FCC pursuant to this Credit Agreement which is not publicly
filed or otherwise made available to the public generally (and which is not independently known to FCC) will, to the extent permitted by law, be treated confidentially by FCC and will not, except with the consent of the Borrower, be distributed or
otherwise made available by FCC to any Person other than FCC’s employees, authorized agents, counsel or other representatives (provided such other representatives have agreed to keep all information confidential) required, in the reasonable
opinion of FCC, to have such information. FCC is hereby authorized to deliver a copy of any financial statement or other information relating to the business, assets or financial condition of the Security Parties which may be furnished to it under
this Credit Agreement or otherwise, to (i) any actual or potential participant or assignee provided notice thereof is given to the Borrower and the participant or assignee agrees to keep all such information confidential in accordance with the
provisions hereof; (ii) any court, regulatory body or agency having jurisdiction over FCC pursuant to any court order requiring such information to be given by it, provided that where FCC receives such an order, FCC shall, to the extent it is
reasonably able to do so and it is appropriate in the circumstances, advise the Borrower of the order prior to disclosing such information; and
 (iii) any Affiliate of FCC required, in the reasonable opinion of FCC, to have such information such Affiliate agrees to keep all such information confidential in accordance with the provisions
hereof.
 11.19 Evidence of Debt
 The
Indebtedness of the Borrower under this Credit Agreement shall be evidenced by the records of FCC which shall constitute proof of such Indebtedness, absent manifest error.
 11.20 Joint and Several Liability
 In the event there is more than one person constituting the Borrower, all covenants,
representations and warranties of the Borrower as contained in this Credit Agreement shall be deemed to be joint and several in favor of FCC.
 
 

 
 
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Schedule C – Definitions
 In this Credit Agreement, unless the context otherwise requires, the following terms shall have the
meaning set out below:
 (1) “Accounting Standard” means International Financial Reporting
Standards;
 (2) “Advance” means an advance as permitted under this Credit
Agreement, and “Advances” means all such advances as permitted under the Loan.

(3) “Affiliate” means with respect to any person, any person which, directly or
indirectly, controls or is controlled by or is under common control with such person and for the purposes of this definition, “control” (including with correlative meanings, the terms “controlled by” and “under common
control with”) shall have the meaning set forth in the Canada Business Corporations Act as amended, revised, replaced or re-enacted from time to time;

(4) “Agreement” or “Credit Agreement” means this Credit
Agreement and all Schedules hereto and includes all written amendments, modifications, supplements, restatements, renewals and replacements hereto from time to time;

(5) “Banking Day” means a day other than Saturday or Sunday, on which
FCC’s corporate office in Regina, Saskatchewan, is open for normal business;
 (6) “Canadian Real
Property” means those lands set out in Schedule E;
 (7) “Capital
Expenditures” means any and all expenditures incurred in connection with the acquisition, whether by way of purchase, lease or otherwise, of capital property;
 (8) “Change in Control” means:
 (1) with respect to the Borrower, any change, direct or indirect, in the capital stock, units or beneficial interest, as the case may be, of the Borrower,;

(2) with respect to each of the Subsidiaries of the Borrower or any of the Guarantors any
change, direct or indirect, which would result in the Borrower no longer controlling a Subsidiary;

(9) “Closing Date” means March 28, 2013;

(10) “Collateral” means any and all real and personal property now owned or
hereafter acquired by the Borrower or any Security Party and all Proceeds thereof, including without limitation all real and property upon which FCC has, or is entitled to have, or may hereafter have, any Lien under or pursuant to any of the
Security Documents;
 (11) “Contaminant” means any pollutants, dangerous
substances, liquid waste, industrial waste, hauled liquid waste, toxic substances, hazardous wastes, hazardous materials, hazardous substances or contaminants or other like substances or material regulated by any environmental law;
 

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(12) "Core Business" means agri-business including without limitation, businesses related to or
ancillary to the agricultural and food processing industries and the current operations of the Security Parties and their Wholly-owned Subsidiaries;
 (13) “Current Assets” means those assets which are determined to be current assets in accordance with IFRS;

(14) “Current Portion of Long Term Debt” means those debts which are determined to
be long term debts in accordance with IFRS;
 (15) “Current Liabilities” means
those liabilities which are determined to be current liabilities in accordance with IFRS;

(16) “Debt” of any Person means, without duplication:

17.1 all debt for borrowed money of such Person, including obligations with respect to bankers’
acceptances, letters of credit and letters of guarantee;
 17.2 all indebtedness of such Person for the
deferred purchase price of property or services represented by a note or other evidence of indebtedness or other securities;
 17.3 all indebtedness created or arising under any conditional sale or other title retention agreement with respect to property acquired by such Person (even though the rights and remedies of a
seller or lender under such agreement in the event of default are limited to repossession or sale of such property);

17.4 all obligations under leases which, in accordance with GAAP, are recorded as capital leases, in respect of
which such Person is liable as lessee;
 17.5 the aggregate amount at which capital stock, limited partnership
units or other equity interest in such Person which are redeemable or retractable at the option of the holder thereof may be retracted or redeemed; and
 17.6 all debt for borrowed money or other obligation which could trigger an amount owing guaranteed by such Person,
 and all renewals,
extensions or refinancing thereof;
 (17) “Distributions” means all dividends or
other distributions to shareholders, partners or other person (including for greater certainty all management fees), redemptions or repurchases of shares or units or repayment of any shareholders, partners or trustees loans or any other like payment
to shareholders, partners or trustees, whether made in cash or by transfer of property;

(18) ”Default” means any event or circumstance that with the passage of time or
giving of notice to the Security Parties would be an Event of Default;
 (19) ”Documents” means,
collectively, this Agreement and the Security Documents;
 
 

 
 
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(20) “Environmental Activity” means any past, present or future activity, event or
circumstance in respect of a contaminant, including, without limitation, its storage, use, holding, collection, purchase, accumulation, assessment, generation, manufacture, construction, processing, treatment, stabilization, disposition, handling or
transportation, or its release, escape, leaching, dispersal or migration into the natural environment, including the movement through or in the air, soil, surface water or groundwater;

(21) “Environmental Law” means any federal, provincial, state, municipal or local
law, statute, regulation, treaty, order, judgment, decree, ordinance, official directive or authorization, relating to the environment, occupational health and safety, or any Environmental Activity;

(22) “Financial Year” means, with respect to any Security Party, the 12-month
fiscal period on which such Security Party reports it annual financial results in accordance with the Accounting Standards;
 (23) ”Funded Debt” means the sum of borrowed monies, capital leases, net negative mark to market of hedging contracts and obligations under guarantees;

(24) “Governmental Authority” means any nation, federal government, province,
state, municipality or other political subdivision of any of the foregoing, and any entity exercising executive, legislative, judicial, regulatory or administrative functions of or pertaining to government, and any corporation or other entity owned
or controlled (through stock or capital ownership or otherwise) by any of the foregoing;

(25) “IFRS” means the International Financial Reporting Standard as adopted and
developed by the International Accounting Standards Board;
 (26) “Indebtedness”
means all debt and liabilities of the Borrower and the other Security Parties to FCC arising or incurred pursuant to this Credit Agreement or the other Documents whether present or future, direct or indirect, matured or not, absolute or contingent,
including, without limitation, all principal, interest, fees, charges and expenses required to be paid by the Borrower and Security Parties hereunder or pursuant to the other Documents;

(27) “Interest Expense” means, with respect to any Person for any period, without
duplication, the aggregate amount of interest and other financing charges expensed by such Person on account of such period with respect to its indebtedness, including interest, discount financing fees, commissions, discounts, the interest or time
value of money component of costs related to factoring or securitizing receivables or monetizing inventory and other fees and charges payable with respect to letters of credit, letters of guarantee and bankers’ acceptance financing, standby
fees, the interest component of capital leases and net payments (if any) pursuant to interest rate hedging arrangements, but excluding any amount, such as amortization of debt discount and expenses, that would qualify as depreciation expense and the
amount reflected in net income for such period in respect of gains (or losses) attributable to translation of Financial Indebtedness from one currency to another currency, all as determined on a consolidated basis in accordance with IFRS.

(28) “Interest Rate Spread” means the percentage per annum above Libor applicable
to each level in the Grid set out in Section 1.2;
 (29) “Jeff Davis Lands” means
those lands described as the Jeff Davis Lands set out in Schedule F;
 
 

 
 
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(30) “Libor” means, on any day, the rate of interest (rounded upwards if necessary
to the nearest full multiple of one-sixteenth of one percent) at which FCC, in accordance with its normal practice, would be prepared to offer to leading banks on the London prime inter-bank market for delivery on the first day of a Libor Period, on
a deposit of a comparable amount of United States dollars to be outstanding during such Libor Period, at or about 11:00 a.m. London, England local time, two Banking Days prior to the commencement of the Libor Period;

(31) “Libor Period” means, on any day, a period of 3 months;

(32) “Lien” means any mortgage, hypothec, title retention, prior claim, pledge,
lien, right of set-off/compensation, charge, security interest or other encumbrance whatsoever, whether fixed or floating and howsoever created or arising;

(33) “MAE” means a material adverse effect on (i) the financial
condition, business, property, assets, liabilities or condition of the Borrower or any of the Guarantors; or

(ii) the rights or remedies of FCC or the ability of the Borrower and Guarantors to perform their obligations to FCC
under the Loan or to the Operating Lender under the credit agreement and/or facility letters governing the Borrower’s operating loan;
 (34) “Materially” and “material” when used to qualify the impact or outcome of an event on the financial condition or business prospects of a Security Party,
shall be determined on a consolidated basis and, if applicable, in accordance with the Accounting Standard;

(35) “Obligations” means all covenants, agreements, liabilities and obligations of
the Borrower and the other Security Parties to FCC under or in connection with this Credit Agreement and the other Documents, including but not limited to all Indebtedness, whether arising from dealings between FCC and any Security Parties or from
any other dealings or proceedings by which FCC may be or become in any manner whatever creditors of any Security Parties or any Subsidiaries under or in connection with this Credit Agreement and the other Documents and wherever incurred, and whether
incurred by any Security Parties alone or with another or others and whether as principal or surety, and all interest, fees, legal and other costs, charges and expenses;

(36) “Operating Lender” means the lender that extends an operating loan or loans
to the Borrower against the security of the Borrower’s inventory and accounts receivable which as at the date of this Agreement will be HSBC Bank Canada;

(37) “Operating Lender Security Interest” means the first priority Lien over the
accounts receivable and inventory of any of the Borrower and Guarantors and the second priority Lien over all other personal property of the Borrower and the Guarantors, in favour of the Operating Lender (and for greater certainty, not any Liens
over any of the Borrower and Guarantors’ real property, including the Real Property);

(38) “Permitted Liens” means, with respect to any property or asset of any Person,
the following Liens:
 (1) encumbrances, including, without limitation, easements, rights of
way, encroachments, restrictive covenants, servitudes or other similar rights in land granted to or reserved by other Persons, rights of way for sewers, electric lines, telegraph and telephone lines and other similar purposes, or zoning or other
restrictions as to the use of real / immovable properties which encumbrances, easements, servitudes, rights of way, other similar rights and restrictions do not in the aggregate materially detract from the value of the said properties or materially
impair their use in the operation of the business of such Persons;
 
 
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 (2) any right reserved to or
vested in any Governmental Authority by the terms of any lease, licence, franchise, grant or permit acquired by such Person, or by any statutory provision to terminate any such lease, licence, franchise, grant or permit, or to require annual or
other periodic payments as a condition of the continuance thereof;
 (3) security or deposits
given by such Person to a public utility or any Governmental Authority when required by such utility or Governmental Authority in connection with the operations of such Person and in the ordinary course of its business;

(4) reservations, limitations, provisos and conditions, if any, expressed in any original
grants from the Crown;
 (5) any lien for taxes or assessments not yet due or being contested
in good faith by appropriate proceedings and for which a reasonable reserve satisfactory to FCC has been provided;
 (6) any carriers, warehousemen, contractors, subcontractors, suppliers, mechanics or material liens in respect of charges accruing in favour of any Person, so long as such charges are not yet due
or are being contested in good faith by appropriate proceedings and for which a reasonable reserve satisfactory to FCC has been provided;
 (7) undetermined or inchoate liens, privileges, hypothecs or charges incidental to current operations which have not at such time been filed (or are not required to be filed) pursuant to law
against such person’s property or assets or which relate to obligations not due or delinquent;
 (8) Purchase
Money Liens; and
 (9) any Lien created by any security referred to in this Agreement;

(39) “Person” or “person” includes an individual, a partnership,
a corporation, a trust, an unincorporated organization, a government or any department or agency thereof or any other entity whatsoever and the heirs, executors, administrators or other legal representatives of an individual;

(40) “PPSA” means the Personal Property Security Act applicable to the
Borrower based on the Borrower’s location, as such legislation is amended, revised, replaced or re-enacted from time to time;
 (41) “Presidio Leasehold Lands” means those lands described as the Presidio Leasehold Lands set out in Schedule F;

(42) “Presidio Fee Lands” means those lands described as the Presidio Fee Lands set
out in Schedule F;
 (43) “Proceeds” has the meaning given thereto in the PPSA;
 

 
 
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(44) “Purchase Money Lien” means any Lien on any asset, other than accounts
receivable or inventory, of a Person which is assumed, created, guaranteed or reserved to secure the unpaid purchase price of such asset, interest thereon and proceeds in respect thereof, provided that any such Lien is limited to the asset so
acquired;
 (45) “Qualifying Accounting Firm” means any one of Pricewaterhouse
Coopers, Deloitte Touche Tohmatsu Limited, KPMG LLP or Ernst & Young;
 (46) “Real
Property” means together the Canadian Real Property and the US Real Property;

(47) ”Receiver” means a receiver or a receiver and manager and includes, without
limitation, an interim receiver under the Bankruptcy and Insolvency Act (Canada);

(48) “Required Notice” means a written notice from the Borrower to FCC pursuant to
which the Borrower notifies FCC of the selected interest period for its borrowing under Libor, which Required Notice shall be given at least three Business Days or such shorter period as FCC may in writing agree prior to the date specified in the
Required Notice for the designation of the term and which Required Notice shall be in such form and contain such information as FCC may require in accordance with its policies and procedures at the time;

(49) “Security Documents” means all mortgages, hypothecs, security agreements,
pledges and charges executed by the Borrower or Security Party at the request of FCC, including any preexisting mortgages, Security Documents, pledges and charges, which are by their terms or the terms of this Credit Agreement intended to secure
payment and performance of the Security Parties’ Obligations;
 (50) “Security
Parties” means, collectively, the Borrower and the other party or parties designated as Security Parties in section 1 of the Credit Agreement;
 (51) “Subsidiary” means, with respect to any Person, any corporation controlled by such Person and for the purposes of this definition “control” (including with
correlative meaning the term “controlled by”) shall have the same meaning as set forth in the Canada Business Corporations Act as amended, revised, replaced or re-enacted from time to time;

(52) “Tangible Net Worth” means

(i) paid up capital, retained earnings and any indebtedness owed by the Borrower to any of its
shareholders or limited partners which has been assigned and postponed to FCC in a manner acceptable to FCC and its solicitors; and

(ii) excludes the value of goodwill and any intangible assets; and

“intangible assets” shall include, without limitation, any prepaid expenses, deferred charges, investments or advances to or other indebtedness owed by:

(i) any Affiliates of the Borrower;

(ii) any shareholders or limited partners of the Borrower; or

(iii) any Affiliates of any shareholders of the Borrower; or
 
 

 

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(53) “Taxes” means, with respect to any Person, for any particular period, all
taxes, rates, levies, imposts, assessments, government fees, dues, stamp taxes, duties, ad valorem taxes or levies, charges to tax, fees, deductions, withholdings and similar impositions paid or payable, levied, collected, withheld or assessed by
any Governmental Authority;
 (54) “US Real Property” means those lands set out in Schedule F;

(55) “US Real Property Deeds of Trust” means the 4 deeds of trust being granted by
Village Farms, L.P. to FCC charging the US Real Property, as set out in Section 2.1;

(56) “Ward County Lands” means those lands described as the Ward County Lands set
out in Schedule F;
 (57) “Wholly-owned Subsidiaries” means, with respect to any
Person, Subsidiaries in respect of which such Person, directly or indirectly, owns 100% of all issued and outstanding capital stock in such Subsidiary; and
 (58) “Year“ and “Month“ means a calendar year and month as the case may be.
 1.1 Currency:
 Unless otherwise expressly stated, all monetary amounts set out herein refer to the lawful money of Canada.

1.2 Words and Phrases
 Where the context so
requires, words importing the singular include the plural, and vice versa, and words importing gender include the masculine, feminine and neuter genders.
 1.3 Headings and Table of Contents
 The table of contents and the headings of all articles, sections and paragraphs herein are
inserted for convenience of reference only and shall not affect the construction or interpretation of this Credit Agreement.

1.4 Accounting Practices
 In the event of any change
in Accounting Standards or practices used by a Security Party, including any change resulting from a change in Accounting Standards made after the Closing Date, or the adoption of International Financial Reporting Standards by such Security Party,
which, in any material respect, changes, or results in a change in the method of calculation of, or has an impact on, any financial covenant, financial ratio, term or provision applicable to a Security Party, as determined by FCC acting reasonably,
the Borrower and FCC (with the approval of FCC) will negotiate in good faith to revise (if applicable) such financial covenant, financial ratio, term or provision. If the Borrower and FCC are unable to agree upon revisions to such financial
covenant, financial ratio, term or provision, the Borrower shall continue to provide Financial Statements, certificates and other information required under this Agreement in accordance with the Accounting Standard as they exist on the Closing Date
and all financial covenants, financial ratios, terms and provisions shall be applied, calculated and interpreted in accordance with the Accounting Standard as they exist on the Closing Date.

1.5 Computation of Time Periods
 
 

 
 
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The computation of any time period referred to herein which is not a defined term shall exclude the day of the occurrence of the event to which the period relates and shall include the last day of
such period. Unless otherwise specifically provided herein in the event that any time period referred to herein ends on a day which is not a Banking Day, such time period shall be deemed to end on the next following Banking Day.

1.6 Extended Meaning
 A reference to any one or more
of the parties to this Credit Agreement shall be deemed to be a reference to the respective successors and permitted assigns of such party, as the case may be.
 1.7 Statutory References
 References herein to any statute or any provision thereof includes such statute or provision thereof
as amended, revised, re-enacted and/or consolidated from time to time and any successor statute thereto or other legislation in pari passu material therewith.
 1.8 Certificates and Opinions, etc.
 Whenever the delivery of a certificate or opinion is a condition precedent to the taking
of any action by FCC under any Document, the truth and accuracy of the facts and opinions stated in such certificate or opinion shall in each case be conditions precedent to the right of the Borrower to have such action taken, and each statement of
fact contained therein shall be deemed to be a representation and warranty of the Borrower for the purpose of this Credit Agreement. Whenever any certificate is to be delivered by the Borrower, such certificate shall be signed on behalf of the
Borrower by a senior officer of the Borrower.
 1.9 Determinations by Borrower

All provisions contained herein requiring the Borrower to make a determination or assessment of any event or circumstance or other matter to the best of its knowledge shall be deemed to require the
Borrower to make all inquiries and investigations as may be necessary or reasonable in the circumstances before making any such determination or assessment.
 
 

 
 
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Schedule D – Fees
 Loan processing Fees
 (1) FCC acknowledges receipt of the non-refundable loan processing fee in the amount of $150,000USD.
 Annual Review and Non-Compliance Risk Adjustment
Fees:
 (2) Annual Review and Non-Compliance Risk Adjustment Fees:
 Annual review
fee of $30,000USD to accompany annual provision of financial statements. Given the application fee of $150,000USD, we will not be collecting the annual review for the 2012 year end review, and deem it received as part of the application fee.

In the event the Borrower is at any time in a fiscal year not in compliance with the FCC Loan covenants, the Borrower will pay a minimum risk adjustment fee equal to up to 50 basis points (.50%)
multiplied by the fiscal year end principal loan balance(s) under the FCC Loans to compensate for the higher than forecast risk and for nonperformance for the year just concluded. This payment is due not later than 90 days following the i.e.
December 31, fiscal year end and is to accompany the Annual Certificate of Compliance for FCC Loan Covenants and Conditions. Note based on the proposed FCC exposure of $58,000,000USD, this fee would be up to $290,000 USD, such fee to be adjusted by
FCC upon prepayment of the FCC Loans for any reason whatsoever.
 
 

 
 
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Schedule E – CANADIAN REAL PROPERTY
 (“Canadian Real Property”)
 4526 80th Street, Delta, BC and legally described
as Parcel Identifier No. 024-579-254, Parcel 1 Except: Part Road Plan LMP50211; Section 32 Township 3 New Westminster District Plan LMP42884; and
 4431 80th Street, Delta, BC legally described as Parcel Identifier
No. 001-402-064, The South Half of the North East Quarter of Section 31 Township 3 Except: Firstly: Part included in a 5.16 acre portion shown on Reference Plan 8317, Secondly: Portion included in that part of the North Half of Section 31 shown on
Expropriation Plan 7066; and Thirdly: Parcel D Reference Plan 38003 New Westminster District.
 
 

 
 
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Schedule F – U.S. REAL PROPERTY
 (“Ward County Lands”)
 SURFACE ESTATE ONLY IN AND TO BLOCK ONE (1}, TRACT (1), OF
THE MONAHANS INDUSTRIAL SUBDIVISION NO. 7,to the City of Monahans, Ward County, Texas, according to a map or plat now of record in Volume 6, page 69, Plat Records in the Office of the County Clerk, Ward County, Texas and more particularly described
by metes and bounds as follows, to-wit:
 DESCRIPTION OF A 328.09 ACRE TRACT OF LAND BEING 286.60 ACRES OUT OF SECTION 80, BLOCK A, G&MMB&A RR CO SURVEY AND 40.49 ACRES OUT OF SECTION 81,
BLOCK A,
 G&MMB&A CO SURVEY, WARD COUNTY, TEXAS AND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
 BEGINNING AT A 1" IRON ROD FOUND IN THE NORTH RIGHT OF
WAY OF THE UNION PACIFIC RAILROAD MAIN TRACK MARKING THE SOUTHWEST CORNER OF THE HOGG AND DERRICK SUBD. RECORDED IN VOL. 3, PAGE 2, PLAT RECORDS FOR THE SOUTHEAST CORNER OF THIS TRACT;
 THENCE S 73 Deg. 30' W
– WITH THE NORTH RIGHT OF WAY LINE OF THE UNION PACIFIC RAIL ROAD PASSING AT 2661.01 FT THE SOUTHWEST CORNER OF SAID SECTION 80 AND SOUTHEAST CORNER OF SECTION 81 AND CONTINUING IN ALL3255.68 FT. TO A 1/2" IRON PIN SET WITH CAP FOR THE
SOUTHWEST CORNER OF THIS TACT;
 THENCE N 12 Deg. 41' 07" W- 3697.05 FT. TO A 1/2" IRON PIN SET WITH CAP FOR THE NORTH WEST CORNER OF THIS TRACT;
 THENCE N 56 Deg.26' 50" E- 3040.0
FT. WITH THE SOUTH LINE OF A CALICHE ROAD TO A 1/2" IRON PIN SET FOR A NORTHEASTERLY ANGLE POINT OF THIS TRACT;
 THENCE N 85 Deg. 56' 53" E - 225.6 FT. TO A 1/2" IRON PIN SET IN THE WESTERLY LINE OF A PAVED ROAD TO
THE CITY LAND FILL FOR AN ANGLE POINT OF THIS TRACT;
 THENCE S 49 Deg. 30' 47" E- 694.34 FT. WITH THE WEST LINE OF SAID PAVED ROAD TO A 4" IRON PIPE FENCE CORNER POST AT THE GATE TO SAID PAVED ROAD FOR AN ANGLE
POINT OF THIS TRACT;
 THENCE S 49 Deg. 31' 10" E- 720.12 FT. TO A 1/2" IRON PIN SET WITH CAP A POINT IN THE WESTERLY RIGHT OF WAY OF LOOP ROAD 464 FOR AN ANGLE POINT OF THIS TRACT;

THENCE WITH A CURVE TO THE LEFT HAVING A RADIUS OF 1970.21 FT., AN ARC LENGTH OF 469.25 FT. AND CHORD OF S 42 Deg. 58’45” E 468.14 FT.TO A 1/2" IRON PIN SET WITH CAP AT THE END OF CURVE
FOR AN ANGLE POINT OF THIS TRACT;
 THENCE S 49 Deg. 39' 18" E- 341.46 FT. WITH THE WEST LINE OF LOOP ROAD 464 TO A 1/2" IRON PIN FOUND WITH CAP "HOWELL" IN THE NORTH LINE OF SAID HOGG AND DERRICK SUBDIVISION FOR A
NORTHERLY NORTHEAST CORNER OF THIS TRACT;
 THENCE S 73 Deg. 27' 58" W- 1283.12 FT. WITH THE NORTH LINE OF THE HOGG AND DERRICK SUBD.TO A 1/2" IRON PIN SET WITH CAP FOR AN INTERIOR CORNER OF THIS TRACT AND THE
NORTHWEST CORNER OF THE SUBDIVISION;
 THENCE S 16 Deg. 30' E 2640.0 FT. WITH THE WEST LINE OF HOGG AND DERRICK SUBDIVISION TO THE POINT OF BEGINNING AND CONTAINING 328.09 ACRES OF LAND MORE OR LESS.
 

  
 
 
 
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(“Presidio Leasehold Lands”)
 A 155.72 acre tract of land out of Sections 249, 250, 251 and 252, Block Eight (8), G. H. &
S. A. Ry. Co. Survey, located in Presidio County, Texas, as the same appears in the Metes and Bounds Description as follows:
 FIELD NOTES DESCRIBING A 155.72 ACRE TRACT OF LAND, IN SECTIONS 249,
250, 251, AND 252, BLOCK 8, GH&SA RR COMPANY SURVEY, PRESIDIO COUNTY, TEXAS. THE 155.72 ACRE TRACT IS PART OF THE PROPERTY CONVEYED FROM DOROTHY GAGE FORKER, ET AL TO PRESIDIO COUNTY BY WARRANTY DEED RECORDED IN VOLUME 113, PAGE 223 AND FROM
MRS. W.A. MIMMS, ET AL BY WARRANTY DEED RECORDED IN VOLUME 113, PAGE 221, DEED RECORDS. SAID 155.72 ACRE TRACT OF LAND BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
 BEGINNING at a 5/8 inch rebar
set at the intersection of the West right-of-way line of State Highway 17, as marked on the ground, and the Southwest BRL of runway 12-30 of Marfa Municipal Airport, for the Northeast corner of this tract said BRL is parallel to and 390 feet
Southwest of the centerline of said runway 12-30, whence a concrete highway right-of-way marker found in said right-of-way line bears North 17°15’36” East 1403.75 feet and a 1⁄2 inch iron pipe with an aluminum cap marked
“Piper Surveying Company, 249, 250, 251 and 252, BLK 8, PLS 1974”, found at the common corner of Sections 249, 250, 251, and 252, Block 8, GH&SA RR Company Survey, Presidio County, Texas, bears South 70°45’24” West
1341.99 feet and from said found, 1⁄2 inch iron pipe a one inch iron pipe marked “SE150, NE153, NW249, SW252”, found in center of a rock mound, at the common corner of Sections 150, 153, 249, and 252, of Sections 150, 153, 249, and
252, said Block 8, bears South 89°58’53” West 5303.86 feet property for State Highway 17 conveyed from A.S. Gage Estate to State of Texas right-of-way recorded in Volume 113 Page 180 deed records, property in Section 250 and Section
251 said Block 8 conveyed from Dorothy Gage Forker, et al, to Presidio County by warranty deed recorded in Volume 113, Page 223 deed records, and property in Section 249 and Section 252 said Block 8, conveyed from Mrs. W.A. Mimms, et al, to Presidio
County by warranty deed recorded in Volume 113, Page 221 deed records;
 THENCE South 17°15’36” West with said West right-of-way line at 462.77 feet the common line of Section 251
and Section 250 said Block 8 and at 695.48 feet past a found concrete highway right-of-way marker, continuing for a total distance of 1047.62 feet to a six inch wood post, a fence corner at the Southeast corner of said airport, for the Southeast
corner of this tract;
 THENCE South 89°56’24” West with the South boundary line of said airport property and a wire fence line, at 955.19 feet the common line of said Section 250
and Section 249, continuing for a total distance of 4326.42 feet to a 5/8 inch rebar set at the intersection of said South boundary line and the Southeast BRL of runway 3-21 of said airport, for the Southwest corner of this tract, said BRL is
parallel to and 265 feet Southeast of the projected centerline of said runway 3-21;
 THENCE North 45’01’32” East with said BRL at 794.83 feet the common line of said Section 249
and Section 252, continuing for a total distance of 1148.62 feet to a 5/8 inch rebar set at the intersection of said BRL and the Southwest line of the protection zone of runway 3-21, for a corner of this tract;

THENCE South 44°58’28” East 85.0 feet with said protection zone Southwest line, to a 5/8 inch rebar set at the South corner of said protection zone, for an interior corner of this
tract;
 THENCE North 39°18’53” East 854.25 feet with the Southeast line of said protection zone to a 5/8 inch rebar set at the intersection of said protection zone Southeast line
and said BRL, for a corner of this tract;
 THENCE North 45°01’32” East 312.24 feet with said BRL to a 5/8 inch rebar set at a BRL corner, being 65.5 feet Southwest of the
centerline of taxiway entering said runway 3-21, for a corner of this tract;
 
 
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THENCE South 89°59’14” East 424.65 feet with said BRL to a 5/8 inch rebar set at a BRL corner for a corner of this tract;
 THENCE North 45°00’01”
East 1269.14 feet with said BRL to a 5/8 inch rebar set at a BRL corner for a corner of this tract;
 THENCE South 89°59’35” East 155.54 feet with said BRL to a 5/8 inch rebar set at a BRL corner
for a corner of this tract;
 THENCE South 44°59’11” East with said BRL being parallel to and 390 feet Southwest of the centerline of runway 12-30 of said airport, at 371.13 feet the common line of
said Section 252 and Section 251, continuing for a total distance of 2157.03 feet to the “Point of Beginning”.
 CONTAINING 39.74 acres in Section 249, 13.37 acres in Section 250,
30.51 acres in Section 251, and 72.10 acres in Section 252, for a total of 155.72 acres, more or less.
 Bearings Based: Record bearing (South 00°18’ West) along the West boundary line of
Section 252, Block 8, GH&SA RR Company Survey, Presidio County, Texas, found markers.
 (“Presidio Fee Lands”)
 A tract of land being 974.82 acres out of
Surveys 153, 154, 248, 249 and 250 lying west of Highway 17, Presidio County, Texas, being more particularly described as follows:
 BEGINNING at a 1” iron rod and rock mound found for the common corner of
Surveys 150, 153, 249 and 252, said Block 8;
 THENCE South 87deg.15’14” East 1729.06 feet to a 3/4” pipe found in a fence line in the West line of the Marfa Airport Tract described in Vol. 113, P.
221, Deed Records;
 THENCE South 2deg.42’09” West 561.68 feet to a fence corner post found for the Southwest corner of said Airport Tract;
 THENCE South
87deg.17’40” East with an existing fence line along the South line of said Airport Tract, at 204.5 feet pass a 5/8” iron rod found for the Southwest corner of a 155.72 acre tract described in Vol. 303, P. 153, Deed Records, at
3578.12 feet pass a point in the East line of said Survey 249 and the West line of said Survey 250, 4530.92 feet in all to a fence corner post found in the West Right-of-Way of Highway 17 described in Vol. 113, P. 180 and Vol. 113, P. 176, Deed
Records, for the Southeast corner of said 155.72 acre tract, the Northeast corner of a 32.86 acre tract described in Vol. 113, P. 193, Deed Records, and the Northeast corner of this tract;
 THENCE South
20deg.01’40” West with the West Right-of-Way of said Highway 17, at 3147.22 feet pass a point in the West line of said Survey 250 AND THE East line of said Survey 249, at 4941.90 feet pass a point in the South line of said Survey 249 and
the North line of said Survey 248, 8441.58 feet in all to a 1/2” iron rod and cap marked “WALKER 4425” set for the Southeast corner of this tract;
 THENCE North 87deg.18’ West 3652.08 feet
to a 1/2” iron rod and cap marked “WALKER 4425” set in an existing fence line for the Southwest corner of this tract;
 THENCE North 19deg.59’ West with said existing fence line, at 137.9
feet pass a point in the West line of said Survey 248 and the East line of said Survey 154, 353.85 feet in all to a fence angle post;
 THENCE North 0deg.38’00” West 2582.28 feet with said existing fence
line to a 1/2” iron rod and cap marked “WALKER 4425” set;
 
 

 
 
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THENCE South 87deg.20’ East, at 231.84 feet pass a point in the East line of said Survey 154 and the West line of said Survey 248, 695.10 feet in all to a 1/2” iron rod and cap marked “WALKER
4425” set;
 THENCE North 2deg.40’ East, at 436.50 feet pass a point in the North line of said Survey 248 and the South line of said Survey 249, 600.00 feet in all to a 1/2” iron rod and cap marked
“WALKER 4425” set;
 THENCE North 43deg.44’06” West, at 178.00 feet pass a corner of an existing fence line, 645.34 feet in all to a fence angle post in the West line of said Survey 249 and
the East line of said Survey 153;
 THENCE North 2deg.30’17” East 1756.43 feet with said existing fence line to a fence angle post;
 THENCE North
17deg.41’33” West with said existing fence line, at 20.0 feet pass a point in the West line of said Survey 249 and the East line of said Survey 153, 2011.64 feet in all to a fence angle post;
 THENCE
North 3deg.21’51” West 1030.02 feet with said existing fence line to a fence corner post found in the South line of Survey 150 and the North line of said Survey 153 for the Northwest corner of this tract;

THENCE South 87deg.32’ East 781.58 feet with the North line of said Survey 153 to the point of beginning.
 (“Jeff Davis Lands”)

TRACT 1:
 A 202.00 ACRE TRACT OF LAND OUT OF SECTIONS 12 AND 13, BLOCK 2, H. & T.C.RY.CO. SURVEY; SECTION 2, BLOCK E, SCRAP FILE #14443, J.W. ESPY SURVEY; SECTIONS 1 AND 18,
BLOCK 1, H. & T.C.RY.CO. SURVEY, JEFF DAVIS COUNTY, TEXAS, AS MORE PARTICULARLY DESCRIBED IN A METES AND BOUNDS DESCRIPTION ATTACHED HERETO AS EXHIBIT “A” DATED JANUARY 24, 1996, PREPARED BY JOHN SPANGEL, R.P.L.S. NO 4761, AS
FOLLOWS:
 SAVE AND EXCEPT:
 AN 87.88 TOTAL ACRE TRACT OF LAND OUT OF A 202.00 TRACT DESCRIBED IN VOL. 153, P.487, DEED RECORDS, BEING 38.67 ACRES OUT OF SURVEY
1 AND 37.44 ACRES OUT OF SURVEY 18, BLOCK 1, T.& P.RY CO., SURVEYS, 4.51 ACRES OUT OF SURVEY 12, BLOCK 2, H.& T.C.RY.CO.
 SURVEYS, AND 7.26 ACRES OUT OF SURVEY 2, BLOCK E.SF 14443,
J.W.ESPY, JEFF DAVIS COUNTY, TEXAS. SAID 87.88 ACRE TRACT BEING MORE PARTICULARLY DESCRIBED IN A METES AND BOUNDS DESCRIPTION DATED FEBRUARV 24, 2009, ATTACHED HERETO AS EXHIBIT “B” AND AS SHOWN ON PLAT ATTACHED HERETO AS EXHIBIT "D"
DATED OCTOBER 22, 10, BOTH PREPARED BY STEVEN F. WALKER, R.P.L.S. #4425, SAID EXHIBITS ARE ATTACHED HERETO AND MADE A PART HEREOF FOR ALL PURPOSES;
 AND A 0.69 ACRE TRACT OF LAND OUT OF A 202.00 ACRE TRACT
DESCRIBED IN VOL 153, P, 487, DEED RECORDS, AND BEING OUT OF SURVEY 12, BLOCK 2, H. & T.C.RY.CO. SURVEY, JEFF DAVIS COUNTY, TEXAS. SAID 0.69ACRE TRACT BEING MORE PARTICULARLY DESCRIBED IN A METES AND BOUNDS DESCRIPTION DATED FEBRUARY 24,2009,
ATTACHED HERETO AS EXHIBIT “C” AND AS SHOWN ON PLAT ATTACHED HERETO EXHIBIT “D” DATED OCTOBER 22, 2010, BOTH PREPARED BY STEVEN F.WALKER, R.P.L.S. #4425, SAID EXHIBITS ARE ATTACHED HERETO AND MADE APART HEREOF FOR ALL
PURPOSES.
 
 

 
 
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TRACT 2:
 TRACT CONTAINING 80.0 TOTAL ACRES, BEING 19.85 ACRES OUT OF SECTION 18, BLOCK 1, T.& P.RY.CO. SURVEYS, 49.48 ACRES OUT OF SECTION 13, BLOCK
2,H.& T. C. RY.CO, SURVEY AND 10.86 ACRES OUT OF SECTION 2, BLOCK E, SF 14443, J.W.ESPY, JEFF DAVIS COUNTY, TEXAS, SAID 80.0 ACRE TRACT MORE PARTICULARLY DESCRIBED IN A METES AND BOUNDS DESCRIPTION ATTACHED HERETO AS EXHIBIT “E” AND
AS SHOWN ON PLAT OF THE SURVEY ATTACHED HERETO AS EXHIBIT "F" DATED DECEMBER 16, 2010, PREPARED BY STEVEN F.WALKER.R.P.L.S. NO.4425, SAID EXHIBITS ARE ATTACHED HERETO AND MADE APART HEREOF FOR ALL PURPOSES.
 
 

 

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EXHIBIT A
 METES AND BOUNDS DESCRIPTION of a survey of a 202.0 acre tract of land out of Survey 12 (Partition Deed, Vol. 61, Pg. 295-303) and Survey 13, (W.D., Vol. 70, Pg.
512 - 513), H. & T.C. Ry. Co. Block 2; Survey 2, Block E - S.F. 14443, J.W. Espy (W.D., Vol. 70, Pg. 506): and Surveys 1 and 18, T. & P. Ry. Co. Block 1 (Partition Deed, Vol. 61, Pg.295-303); Jeff Davis County, Texas. Said 202.0 acre tract
of land being more particularly described as follows:
 BEGINNING at a 5/8-inch rebar with cap marked “SPANGEL RPLS 4761” set in a fence line and in the West right-of-way line of State Highway 17
(Right-of-Way Easement, Vol. 47, Pg. 235) and from which a rock mound of three large, partially buried rocks found in the East line of the hereinbefore cited Survey 2, Block E - S.F. 14443, J.W. Espy to mark the West common corner of Surveys 13 and
24 of said H. & T.C. Ry. Co. Block 2 bears South 19°13’11” West 4361.38 feet;
 THENCE North 69°34’ West, at 1563.61 feet the common line of said Survey 2, Block E - S.F. 14443, J.W.
Espy and said Survey 13, Block 2 at a point from which the hereinbefore cited rock mound of three large, partially buried rocks bears South 00°21’44” East 4664.84 feet and a set 60d nail in a partially buried rock mound found in the
East line of said Survey 2, Block E - S.F. 14443, J.W. Espy to mark the West common corner of the hereinbefore cited Surveys 12 and 13, H. & T.C. Ry. Co. Block 2 bears North 00°21’44” West 615.92 feet, on in all 1800.46 feet to
a 5/8 inch rebar with cap marked “SPANGEL RPLS 4761” set to mark a corner of this tract;
 THENCE South 20°26’ West at 26.52 feet the West line of said Survey 2, Block E - S.F. 14443, J.W.
Espy and the East line of the hereinbefore cited Survey 18, Block 1, T. & P. Ry. Co. at a point from which a 2-inch pipe found in the West line of said Survey 2, Block E - S.F. 14443, J.W. Espy to mark the East common corner of Surveys 18 and 19
of said T. & P. Ry. Co. Block 1 bears South 00°22’36” East 4636.81 feet and another 2-inch pipe found in the West line of said Survey 2, Block E - S.F. 14443, J.W. Espy to mark the East common corner of the hereinbefore cited
Surveys 1 and 18, T. & P. Ry. Co. Block 1 bears North 00°22’36” West 636.48 feet, on in all 551.78 feet to a 5/8 inch rebar with cap marked “SPANGEL RPLS 4761” set to mark a corner of this tract;

THENCE North 69°34’ West 2208.69 feet to a 5/8 inch rebar with cap marked “SPANGEL RPLS 4761” set to mark the most Westerly corner of this tract;
 THENCE North
39°00’ East, at 443.35 feet the common line of said Surveys 1 and 18 T. & P. Ry. Co. Block 1, on in all 1793.34 feet to a 5/8 inch rebar with cap marked “SPANGEL RPLS 4761” set to mark the Northwest corner of this
tract;
 THENCE North 82°40’ East, at 1121.76 feet the common line of said Survey 1, T. & P. Ry. Co. Block 1 and said Survey 2, Block E - S.F. 14443, J.W. Espy, at a point from which the hereinbefore
cited 2-inch pipe found in the West line of said Survey 2, Block E - S.F. 14443, J.W. Espy to mark the East common corner of said Surveys 1 and 18, T. & P. Ry. Co. Block 1 bears South 00°22’36” East 1179.32 feet, at 1354.77 feet
the common line of said Survey 2, Block E - S.F. 14443, J.W. Espy and the hereinbefore cited Survey 12, H. & T.C. Ry. Co. Block 2 at a point from which the hereinbefore cited set 60d nail in a partially buried rock mound found in the East line
of said Survey 2, Block E - S.F. 14443, J.W. Espy to mark the West common corner of said Surveys 12 and 13, H. & T.C. Ry. Co. Block 2 bears South 00°21’44” East 1287.46 feet on in all 3688.43 feet to a 5/8
inch rebar with cap marked “SPANGEL RPLS 4761” set to mark the most Northerly corner of this tract;
 THENCE South 63°29’55” East 161.47 feet to a 5/8 inch rebar with cap marked
“SPANGEL RPLS 4761” set to mark a corner of this tract;
 THENCE South 26°30’05” West 210.45 feet to a 5/8 inch rebar with cap marked “SPANGEL RPLS 4761” set to mark a corner
of this tract;
 
 

 
 
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THENCE South 63°29’55” East 315.00 feet to a 5/8 inch rebar with cap marked “SPANGEL RPLS 4761” set in a fence line and in the hereinbefore cited West right-of- way line of State Highway
17 (Vol. 47, Pg. 235) to mark a corner of this tract and from which a large stone on its end in ground with two other large stones by its side marking the common corner of Surveys 1, 2, 11, and 12 of said H. & T.C. Ry. Co. Block 2 bears North
32°15’53” East 4883.79 feet;
 THENCE South 26°30’05” West, with the said West right-of-way line of said State Highway 17, at 1308.89 feet a 5/8 inch rebar with
cap marked “SPANGEL RPLS 4761” set in the hereinbefore cited fence line and in the common line of said Surveys 12 and 13, H. & T.C. Ry. Co. Block 2, on in all 2621.61 feet to THE POINT OF BEGINNING and containing 78.07 acres in said
Survey 12, H. & T.C. Ry. Co. Block 2,
 37.96 acres in said Survey 13, H. & T.C. Ry. Co. Block 2, 9.79 acres in said Survey 2,
Block E - S.F. 14443, J.W. Espy 37.51 acres in said Survey 18, T. & P. Ry. Co. Block 1 and 38.67 in said Survey 1, T. & P. Ry. Co. Block 1 for a total of 202.0 acres.
 
 

 
 
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EXHIBIT B
 Metes and bounds description of an 87.88 total acre tract of land out of a 202.0 acre tract described in Vol. 153, P. 487, Deed Records, being 38.67 acres out of
Survey 1 and 37.44 acres out of Survey 18, Block 1, T&P. Ry.Co. Surveys, 4.51 acres out of Survey 12, Block 2, H. & T. C. Ry. Co. Surveys and 7.26 acres out of Survey 2, Block E, SF 14443, J.P. Espy, Jeff Davis County, Texas, said 87.86 acre
tract being more particularly described as follows:
 BEGINNING at 5/6” iron rod and cap marked “SPANAGEL RPLS 4761” FOUND AT A FENCE CORNER FOR THE Southwest corner of a 202.0 acre tract described
in Vol. 153, P. 487, Deed Records, and the Southwest corner of this tract;
 THENCE North 39 deg, 00’ East, at 443.35 feet past the North line of said Survey 18 and the South line of said Survey 1, 1793.34
feet in all to a 5/8” iron rod and cap marked “SPANAGEL RPLS 4761” found at a fence corner for the Northwest corner of said 202.0 acre tract and the Northwest corner of this tract;
 THENCE North
82deg. 40’ East with a fence line along the North line of said 202.0 acre tract, at 1121.76 feet pass the East line of said Survey 1, T.&P. Ry. Co. Block 1, and the West line of said Survey 2, Block E, at 1354.77 feet pass the East line of
said Survey 2, Block E, and the West line of said Survey 12, H. & T. C. Ry. Co. Block 2, 1587.0 feet in all to a fence corner post found for the Northeast corner of this tract;
 THENCE South 6deg. 53’
East 402.10 feet with an existing fence line to a fence angle;
 THENCE South 2deg. 48’ West with said existing fence, at 764.81 feet pass the West line of said Survey 12, Block 2, and the East line of said
Survey 2, Block E, at 1404.38 feet pass the West line of said Survey 2, Block E, and the East line of said Survey 16, Block 1, 1530.29 feet in all to a fence corner post;
 THENCE South 69deg. 34’ East 58.6
feet to a 5/8” iron rod and cap marked “SPANAGEL RPLS 4761” found at a fence corner for a corner of said 202.0 acre tract;
 THENCE South 20deg.26’ West 551.78 feet to 5/8” iron rod and
cap marked “SPANAGEL RPLS 4761” found at a fence corner for a corner of said 202.0 acre tract and the Southeast corner of this tract;
 THENCE North 69deg.34’ West 2208.69 feet to the point of
beginning.
 Bearings are based on the record North line of 202.0 acre tract.
 A plat of this survey accompanies this description.
 
 

 

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EXHIBIT C
 Metes and bounds description of a 0.68 acre tract of land out of a 202.0 acre tract described in Vol. 153 P 487 Deed Records and being out of Survey 12, Block 2 H.
& T. C. Ry. Co. – Surveys Jeff Davis County Texas ___ 0.69 acre track being more particularly described as follows:
 BEGINNING at ___ 57 ___ rod and cap packed SPANAGEL RPLS 4761 found at a fence corner
for the northeast corner of said 202.0 acre tract and the Northeast corner of this tract.
 THENCE South 63 deg 79 55 East 161 ___ of iron rod and can marked SPANAGEL RPLS 4761 found at a fence corner for a corner
of said 202.0 acre tract.
 THENCE South 26 deg 30 05 West 210.45 feet to a 5/8 iron rod and cap marked SPANAGEL RPLS 4761 found at a fence corner for a corner of said 202.0 acre tract and the South corner of this
tract.
 THENCE North 31 deg 10 West 289.40 feet to an iron rod and can marked WALKER 4425 set in a fence line along the North line to a fence 202.0 acre tract for the Northwest corner of this tract.

THENCE North 82 deg 40 East 100.0 feet to the point of beginning.
 Bearings are based on the record North line of the 202.0 acre tract.
 A plat of
this survey accompanies this description.
 
 

 
 
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EXHIBIT E
 Metes and bounds description of an 80.0 total acre tract of land, being 19.65 acres out of Survey 18, Block 1, T. & P. Ry. Co. Surveys,
49.48 acres out of Survey 13, Block 2, H. & T. C. Ry. Co. Surveys, and 10.86 acres out of Survey 2, Block E, SF 14443, J. W. Espy, Jeff Davis County, Texas, said 80.0 acre tract being more particularly described as follows:

BEGINNING at a 5/8” iron rod and cap marked “SPANAGEL RPLS 4761” found at a fence corner in the West Right-of-Way of Highway 17 for the Southeast corner of a 202.0 acre tract described in Vol. 153,
p. 487, Deed Records, and the Northeast corner of this tract;
 THENCE South 26deg. 30’05” West 2043.31 feet with the West Right-of-Way of said Highway 17 to a 1/3” iron rod and cap marked
“WALKER 4425” set for the Southeast corner of this tract;
 THENCE North 63deg. 29’55” West, at 603.51 feet pass the West line of said Survey 13, Block 2, and the East line of said Survey 2,
Block E, at 861.70 feet pass the West line of said Survey 2, Block E, and the East line of said Survey 18, Block 1, 1800.46 feet in all to a 1/3” iron rod and cap marked “WALKER 4425” set for the Southwest corner of this tract;

THENCE North 20deg. 30’05” East 1297.02 feet to a 1/3” iron rod and cap marked “WALKER 4425” set in the South line of said 202.0 acre tract;
 THENCE
South 69deg. 34’ East 68.82 feet to a 5/8” iron rod and cap marked “SPANAGEL RPLS 4761” found at a fence corner for a corner of said 202.0 acre tract;
 THENCE North 20deg. 26’ East
551.78 feet to a 5/8” iron rod and cap marked “SPANAGEL RPLS 4761” found at a fence corner for a corner of said 202.0 acre tract;
 THENCE South 69deg. 34’ East with a fence along the South
line of said 202.0 acre tract, at 236.85 feet pass the East line of said Survey 2, Block E, and the West line of said Survey 13, Block 2, 1800.46 feet in all to the point of beginning.
 Bearings are based on the
record North line of the 202.0 acre tract.
 
 

 
 
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  EXHIBIT F
 REDUCED FOR EXHIBIT ONLY
 
  

  
 
 
 
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Schedule G
 ORGANIZATIONAL CHART OF THE BORROWER
 
   
 
 
 
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