Document:

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                                                                   EXHIBIT 10.37

                           GENERAL SECURITY AGREEMENT

THIS GENERAL SECURITY AGREEMENT dated for reference the 24th day of January,
2002.

BETWEEN:

                  COMMERCIAL CONSOLIDATORS CORP., a corporation duly
                  incorporated under the laws of Alberta

                                                               (the  "Borrower")

AND:

                  ALPHA CAPITAL AKTIENGELSELLSCHAFT, a corporation duly
                  incorporated under the laws of Lichtenstein

                                                                  (the "Lender")

1.       SECURITY

1.1      For value received, the Borrower grants and creates the security
         constituted by this General Security Agreement and agrees to the terms,
         covenants, agreements, conditions, provisos and other matters set out
         in this General Security Agreement.

1.2      As general and continuing security for the Obligations (as defined in
         clause 2.1 hereof), the Borrower:

         1.2.1    hereby grants to the Lender, by way of mortgage, charge,
                  assignment and transfer, a security interest in all presently
                  owned and hereafter acquired personal property of the Borrower
                  of whatsoever nature and kind and wheresoever situate and all
                  proceeds thereof and therefrom, renewals thereof, Accessions
                  thereto and substitutions therefor, (all of which are herein
                  collectively called the "Personal Property Collateral"),
                  including, without limiting the generality of the foregoing,
                  all the presently owned or held and hereafter acquired right,
                  title and interest of the Borrower in and to all Goods
                  (including all accessories, attachments, additions and
                  Accessions thereto), Chattel Paper, Documents of Title
                  (whether negotiable or not), Instruments, Intangibles,
                  Licences, Money, Securities, and all:

                  (a)    Inventory of whatsoever nature and kind and wheresoever
                         situate;

                  (b)    Equipment (other than Inventory) of whatsoever nature
                         and kind and wheresoever situate, including, without
                         limitation, all machinery, tools, apparatus, plant,
                         furniture, fixtures and vehicles of whatsoever nature
                         and kind;

                  (c)    book accounts and book debts and generally all
                         Accounts, debts, dues, claims, choses in action and
                         demands of every nature and kind howsoever arising or
                         secured including letters of credit, letters of
                         guarantee and advices of credit, which are now due,
                         owing or accruing or growing due to or owned by or
                         which may hereafter become due, owing or accruing or
                         growing due to or owned by the Borrower (all of which
                         are herein collectively called the "Debts");

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                  (d)    deeds, documents, writings, papers, books of account
                         and other books relating to or being records of Debts,
                         Chattel Paper or Documents of Title or by which such
                         are or may hereafter be secured, evidenced,
                         acknowledged or made payable;

                  (e)    contractual rights and insurance claims and all
                         goodwill, patents, trademarks, copyrights, and other
                         industrial property;

                  (f)    monies other than trust monies lawfully belonging to
                         others; and

                  (g)    personal property described in any schedule now or
                         hereafter annexed hereto; and

         1.2.2    hereby mortgages, charges, assigns and transfers to the Lender
                  all other presently owned and hereafter acquired property,
                  assets and undertakings of the Borrower (other than interests
                  in land) of whatsoever nature and kind and wheresoever situate
                  (herein collectively called the "Other Collateral").

1.3      In this General Security Agreement:

         1.3.1    the Personal Property Collateral and the Other Collateral are
                  herein together called the ("Collateral");

         1.3.2    any reference to "Collateral" will, unless the context
                  otherwise requires, be deemed a reference to "Collateral or
                  any part thereof";

         1.3.3    any reference to "Borrower" and the personal pronoun "it" or
                  "its" and any verb relating thereto and used therewith will be
                  read and construed as required by and in accordance with the
                  context in which such words are used depending upon whether
                  the Borrower is one or more individuals, corporations or
                  partnerships;

         1.3.4    any reference to "General Security Agreement" will, unless the
                  context otherwise requires, be deemed a reference to this
                  General Security Agreement as amended from time to time by
                  written agreement together with the schedules hereto and any
                  schedules added hereto pursuant to the provisions hereof;

         1.3.5    any reference to "PPSA" will mean the Personal Property
                  Security Act of the Province (as defined in clause 25.1
                  hereof) as amended from time to time, including any amendments
                  thereto and any Act substituted therefor and amendments
                  thereto;

         1.3.6    the terms "Goods", "Chattel Paper", "Documents of Title",
                  "Equipment", "Accounts", "Consumer Goods", "Instruments",
                  "Intangibles", "Licences", "Money", "Securities", "Proceeds",
                  "Inventory" and "Accessions" and other words and expressions
                  which have been defined in the PPSA will be interpreted in
                  accordance with their respective meanings given in the PPSA
                  unless otherwise defined herein or unless the context
                  otherwise requires; and

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1.4      The Lender and the Borrower have not agreed to postpone the time for
         attachment of the security interest granted hereby.

1.5      The security interest in Consumer Goods hereby granted will not become
         effective until, but will become effective immediately when, the Lender
         notifies the Borrower in writing that it is effective.

1.6      The last day of the term of any lease held by the Borrower with respect
         to any of the Collateral is excluded from the security interest hereby
         granted.

2.       OBLIGATIONS SECURED

2.1      The security constituted by this General Security Agreement is general
         and continuing security for payment, performance and satisfaction of
         each and every obligation, indebtedness and liability of the Borrower
         to the Lender incurred by the Borrower under the $1,000,000 Promissory
         Note dated for reference the ____ day of January 2002 made among the
         Lender and the Borrower (the "Note"), present or future, direct or
         indirect, absolute or contingent, matured or not, extended or renewed,
         wheresoever and howsoever incurred, and any ultimate unpaid balance
         thereof, including all future advances and re-advances, and whether the
         same is from time to time reduced and thereafter increased or entirely
         extinguished and thereafter incurred again and whether the Borrower be
         bound alone or with another or others and whether as principal or
         surety, together with all amounts that may become due in connection
         therewith arising under a subscription agreement ("Subscription
         Agreement") entered into in connection with the Note, (all of which
         obligations, indebtedness and liabilities are herein collectively
         called the "Obligations").

2.2      This General Security Agreement and the security constituted hereby are
         in addition to and not in substitution for any other security or
         securities which the Lender may now or from time to time hold or take
         from the Borrower or from any other person whomsoever.

3.       Subordination of SECURITY

3.1      The Lender hereby acknowledges and agrees that its security interest
         hereunder is expressly subject and subordinated to the priority liens
         and security interests previously granted under a General Security
         Agreement in favor of MFI Export, Inc. (the "MFI Security") and to the
         liens and security interests previously granted by the Borrower in
         favor of the bridge lenders listed on Schedule 3.1 annexed hereto (the
         "Bridge Lenders" and collectively with MFI Export, Inc., the "Senior
         Secured Parties"). The Lender hereby agrees that the priority among the
         Senior Secured Parties with respect to the repayment of all amounts
         secured by the respective General Security Agreements shall be
         determined without reference to the Land Titles Act (Ontario), the
         Mortgages Act (Ontario), the PPSA or to any other legal or equitable
         principles respecting priorities, but instead shall be determined first
         to MFI Export, Inc. with respect to the MFI Security, next to the
         Bridge Lenders in accordance with the General Security Agreements
         entered into between the Borrower and such Bridge Lenders, and last to
         the Lender under this General Security Agreement.

3.2      The Lender agrees that, in the event of a default by the Borrower
         pursuant to Section 8 hereof, the Senior Secured Parties shall have
         absolute priority over the Lender with respect to the repayment of all
         amounts secured by the respective General Security Agreements and that
         any amount repaid in respect of the respective obligations shall be
         paid first to MFI Export, Inc. under the MFI Security and then shared
         among the Bridge Lenders proportionally in accordance with the
         respective aggregate amounts, including principal, interest and costs,
         owing to each of the Senior Secured Parties by the Borrower immediately
         before each such repayment, prior to any payments made to the Lender
         hereunder. The Lender agrees that the provisions of this Section 3
         shall extend to any insurance proceeds payable in respect of collateral
         secured under the respective security agreements with the Senior
         Secured Parties.

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3.3      Nothing herein contained shall be construed as entitling the Lender to
         receive any proceeds of disposition of any of the property or assets of
         the Borrower in respect of which it does not have any security or in
         respect of which its security is invalid, unperfected or unenforceable
         as against third parties. If any third party shall have a valid claim
         to proceeds of realization from any of the property or assets of the
         Borrower in priority to or on a parity with the Lender, then this
         General Security Agreement shall not apply so as to diminish the rights
         (as such rights shall exist but for this Section 3) of the Lender
         against such third party to the proceeds of realization of such
         property or assets.

4.       REPRESENTATIONS AND WARRANTIES OF THE BORROWER

4.1      The Borrower represents and warrants that, and, so long as this General
         Security Agreement remains in effect, will be deemed to continuously
         represent and warrant that:

         4.1.1    this General Security Agreement has been authorized, executed
                  and delivered in accordance with resolutions of the directors
                  (and of the shareholders as applicable) of the Borrower and
                  all other matters and things have been done and performed so
                  as to authorize and make the execution and delivery of this
                  General Security Agreement, the creation of the security
                  constituted hereby and the performance of the Borrower's
                  obligations hereunder, legal, valid and binding;

         4.1.2    the Collateral is genuine and is owned by the Borrower free of
                  all security interests, mortgages, liens, claims, charges and
                  other encumbrances (herein collectively called
                  "Encumbrances"), save for the security constituted by this
                  General Security Agreement and the Senior Secured Parties;

         4.1.3    the Borrower has good and lawful authority to create the
                  security in the Collateral constituted by this General
                  Security Agreement;

         4.1.4    each Debt, Chattel Paper and Instrument included in Collateral
                  is enforceable in accordance with its terms against the party
                  obligated to pay the same (the "Account Borrower"), and the
                  amount represented by the Borrower to the Lender from time to
                  time as owing by each Account Borrower or by all Account
                  Debtors will be the correct amount actually and
                  unconditionally owing by such Account Borrower or Account
                  Debtors, except for normal cash discounts where applicable,
                  and no Account Borrower will have any defense, set off, claim
                  or counterclaim against the Borrower which can be asserted
                  against the Lender, whether in any proceeding to enforce the
                  Collateral or otherwise;

         4.1.5    with respect to Goods (including Inventory) comprised in the
                  Collateral, the locations specified in the Location Schedule
                  are accurate and complete (save for Goods in transit to such
                  locations and Inventory on lease or consignment) and all
                  fixtures or Goods about to become fixtures which form part of
                  the Collateral will be situate at one of the locations
                  specified in the Location Schedule; and

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         4.1.6    with respect to Securities comprised in the Collateral,
                  including without limitation the share certificates
                  representing the Borrower's direct and indirect holdings in
                  the material Subsidiaries, the locations specified in the
                  Location Schedule are accurate and complete.

5.       COVENANTS OF THE BORROWER

5.1      The Borrower covenants and agrees that at all times while this General
         Security Agreement remains in effect the Borrower will:

         5.1.1    defend the Collateral for the benefit of the Lender against
                  the claims and demands of all other persons;

         5.1.2    not, without the prior written consent of the Lender:

                  (a)    create or permit to exist any Encumbrance against any
                         of its personal property, assets and undertakings which
                         ranks or could in any event rank in priority to or pari
                         passu with the security constituted by this Security
                         Agreement, save for:

                         (i)  Encumbrances approved in writing by the Lender
                              prior to creation or assumption; and

                  (b)    grant, sell, exchange, transfer, assign, lease or
                         otherwise dispose of the Collateral other than in the
                         ordinary course of the Borrower's business;

                      provided always, that, until default, the Borrower may,
                      subject to clause 5.2 hereof, use monies available to the
                      Borrower;

         5.1.3    fully and effectively maintain and keep maintained valid and
                  effective the security constituted by this General Security
                  Agreement;

         5.1.4    notify the Lender promptly of:

                  (a)    any change in the information contained herein or in
                         the Schedules hereto relating to the Borrower, the
                         Borrower's name, the Borrower's business or the
                         Collateral;

                  (b)    the details of any significant acquisition of
                         Collateral;

                  (c)    the details of any claims or litigation affecting the
                         Borrower or the Collateral;

                  (d)    any loss or damage to the Collateral;

                  (e)    any default by any Account Borrower in payment or other
                         performance of obligations of the Account Borrower
                         comprised in the Collateral; and

                  (f)    the return to, or repossession by, the Borrower of
                         Collateral;

         5.1.5    keep the Collateral in good order, condition and repair (in
                  the locations specified in the Location Schedule or such other
                  locations as the Lender may approve in writing) and not use
                  the Collateral in violation of the provisions of this General
                  Security Agreement or any other agreement relating to the
                  Collateral or any policy insuring the Collateral or any
                  applicable statute, law, by-law, rule, regulation or
                  ordinance;

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         5.1.6    carry on and conduct the business of the Borrower in a proper
                  and efficient manner and so as to protect and preserve the
                  Collateral and to keep, in accordance with generally accepted
                  accounting principles, consistently applied, proper books of
                  account for the Borrower's business as well as accurate and
                  complete records concerning the Collateral and, at the
                  Lender's request, mark any and all such records and the
                  Collateral so as to indicate the security constituted by this
                  General Security Agreement;

         5.1.7    forthwith pay:

                  (a)    all obligations to its employees and all obligations to
                         others which relate to its employees when due,
                         including, without limitation, all taxes, duties,
                         levies, government fees, claims and dues related to its
                         employees;

                  (b)    all taxes, assessments, rates, duties, levies,
                         government fees, claims and dues lawfully levied,
                         assessed or imposed upon it or the Collateral when due,
                         unless the Borrower will in good faith contest its
                         obligations so to pay and will furnish such security as
                         the Lender may require.

         5.1.8    prevent the Collateral, save Inventory sold or leased as
                  permitted hereby, from being or becoming an Accession to other
                  property not covered by this General Security Agreement;

         5.1.9    insure the Collateral for such periods, in such amounts, on
                  such terms and against loss or damage by fire and such other
                  risks as the Lender will reasonably direct (but in any event
                  in accordance with prudent business practice and for not less
                  than the full replacement cost thereof) with loss payable to
                  the Lender and the Borrower, as insureds, as their respective
                  interests may appear, and to pay all premiums for such
                  insurance;

         5.1.10   deliver to the Lender from time to time promptly upon request:

                  (a)    any Documents of Title, Instruments, Securities and
                         Chattel Paper comprised in or relating to the
                         Collateral;

                  (b)    all books of account and all records, ledgers, reports,
                         correspondence, schedules, documents, statements, lists
                         and other writings relating to the Collateral for the
                         purpose of inspecting, auditing or copying the same;

                  (c)    all financial statements prepared by or for the
                         Borrower regarding the Borrower's business;

                  (d)    all policies and certificates of insurance relating to
                         the Collateral; and

                  (e)    such information concerning the Collateral, the
                         Borrower and Borrower's business and affairs as the
                         Lender may reasonably require;

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         5.1.11   forthwith pay all costs, charges, expenses and legal fees and
                  disbursements (on a solicitor and his own client basis) which
                  may be incurred by the Lender in:

                  (a)    inspecting the Collateral;

                  (b)    negotiating, preparing, perfecting and registering this
                         General Security Agreement and other documents, whether
                         or not relating to this General Security Agreement;

                  (c)    investigating title to the Collateral;

                  (d)    taking, recovering, keeping possession of and insuring
                         the Collateral;

                  (e)    connection with any disclosure requirements under the
                         PPSA; and

                  (f)    all other actions and proceedings taken in connection
                         with the preservation of the Collateral and the
                         confirmation, perfection and enforcement of this
                         General Security Agreement and of any other security
                         held by the Lender as security for the Obligations;

         5.1.12   at the Lender's request at any time and from time to time
                  execute and deliver such further and other documents and
                  instruments and do all other acts and things as the Lender
                  reasonably requires in order to give effect to this General
                  Security Agreement or to confirm and perfect, and maintain
                  perfection of, the security constituted by this General
                  Security Agreement in favour of the Lender; and

         5.1.13   permit the Lender and its representatives, at all reasonable
                  times, access to all the Borrower's property, assets and
                  undertakings and to all its books of account and records for
                  the purpose of inspection and render all assistance necessary
                  for such inspection.

6.       PAYMENTS AND PROCEEDS

6.1      Before or after default under this General Security Agreement, the
         Lender may notify all or any Account Debtors of the security
         constituted by this General Security Agreement and may also direct such
         Account Debtors to make all payments on the Collateral to the Lender.

6.2      The Borrower acknowledges that any payments on or other proceeds of the
         Collateral received by the Borrower from Account Debtors, whether
         before or after notification of the security constituted by this
         General Security Agreement to Account Debtors and whether before or
         after default under this General Security Agreement, will be received
         and held by the Borrower in trust for the Lender and will be turned
         over to the Lender forthwith upon request.

7.       SECURED PARTY ACTIONS

7.1      The Borrower hereby authorizes the Lender to file such financing
         statements and other documents and do such acts, matters and things
         (including completing and adding schedules hereto identifying the
         Collateral or any permitted Encumbrances affecting collateral or
         identifying the locations at which the Borrower's business is carried
         on and the Collateral and records relating thereto are situate) as the
         Lender may deem appropriate to perfect and continue the security
         constituted hereby, to protect and preserve the Collateral and to
         realize upon the security constituted hereby and the Borrower hereby
         irrevocably constitutes and appoints the Lender the true and lawful
         Attorney of the Borrower, with full power of substitution, to do any of
         the foregoing in the name of the Borrower whenever and wherever it may
         be deemed necessary or expedient by the Lender.

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7.2      The Lender may charge for its reasonable costs incurred in connection
         with any disclosure requirements under the PPSA.

7.3      If the Borrower fails to perform any of its Obligations hereunder, the
         Lender may, but will not be obliged to, perform any or all of such
         Obligations without prejudice to any other rights and remedies of the
         Lender hereunder, and any payments made and any costs, charges,
         expenses and legal fees and disbursements (on a solicitor and his own
         client basis) incurred in connection therewith will be payable by the
         Borrower to the Lender forthwith with interest until paid at the
         highest rate borne by any of the obligations and such amounts will form
         part of the obligations and constitute a charge upon the Collateral in
         favour of the Lender prior to all claims subsequent to this General
         Security Agreement.

8.       EVENTS OF DEFAULT

8.1      The Borrower will be in default under this General Security Agreement,
         unless otherwise agreed in writing by the Lender, upon the non-payment
         of any amount due under the terms of the Note.

9.       ENFORCEMENT

9.1      The Lender may make demand for payment at any time of any or all of the
         Obligations which are payable upon demand (whether or not there is any
         default under this General Security Agreement) and, upon any default
         under this General Security Agreement, the Lender may declare any or
         all of the Obligations which are not payable on demand to become
         immediately due and payable.

9.2      Upon default under this General Security Agreement, the security hereby
         constituted will immediately become enforceable.

9.3      To enforce and realize on the security constituted by this General
         Security Agreement the Lender may take any action permitted by law or
         in equity, as it may deem expedient, and in particular, without
         limiting the generality of the foregoing, the Lender may do any one or
         more of the following:

         9.3.1    appoint by instrument a receiver, receiver and manager or
                  receiver-manager (the person so appointed is herein called the
                  "Receiver") of the Collateral, with or without bond as the
                  Lender may determine, and from time to time in its sole
                  discretion remove such Receiver and appoint another in its
                  stead;

         9.3.2    enter upon any premises of the Borrower and take possession of
                  the Collateral with power to exclude the Borrower, its agents
                  and its servants therefrom, without becoming liable as a
                  mortgagee in possession;

         9.3.3    preserve, protect and maintain the Collateral and make such
                  replacements thereof and repairs and additions thereto as the
                  Lender may deem advisable;

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         9.3.4    sell, lease or otherwise dispose of or concur in selling,
                  leasing or otherwise disposing of all or any part of the
                  Collateral, whether by public or private sale or lease or
                  otherwise, in such manner, at such price as can be reasonably
                  obtained therefor and on such terms as to credit and with such
                  conditions of sale and stipulations as to title or conveyance
                  or evidence of title or otherwise as to the Lender may seem
                  reasonable, provided that the Borrower will not be entitled to
                  be credited with the proceeds of any such sale, lease or other
                  disposition until the monies therefor are actually received;
                  and

         9.3.5    exercise all of the rights and remedies of a secured party
                  under the PPSA.

9.4      A Receiver appointed pursuant to this General Security Agreement will
         be the agent of the Borrower and not of the Lender and, to the extent
         permitted by law or to such lesser extent permitted by its appointment,
         will have all the powers of the Lender hereunder, and in addition will
         have power to carry on the business of the Borrower and for such
         purpose from time to time to borrow money either secured or unsecured,
         and if secured by a security on any of the Collateral, any such
         security may rank in priority to or pari passu with or behind the
         security constituted by this General Security Agreement, and if it does
         not so specify such security will rank in priority to the security
         constituted by this General Security Agreement.

9.5      Subject to applicable law and the claims, if any, of the creditors of
         the Borrower ranking in priority to the security constituted by this
         General Security Agreement, all amounts realized from the disposition
         of the Collateral pursuant to this General Security Agreement will be
         applied as the Lender, in its sole discretion, may direct as follows:

         FIRSTLY: in or toward payment of all costs, charges and expenses
                  (including legal fees and disbursements on a solicitor and his
                  own client basis) incurred by the Lender in connection with or
                  incidental to:

                  (a)    the exercise by the Lender of all or any of the powers
                         granted to it pursuant to this General Security
                         Agreement; and

                  (b)    the appointment of the Receiver and the exercise by the
                         Receiver of all or any of the powers granted to the
                         Receiver pursuant to this General Security Agreement,
                         including the Receiver's reasonable remuneration and
                         all outgoings properly payable by the Receiver;

         SECONDLY: in or toward payment to the Lender of all principal and other
                   monies (except interest) due in respect of the Obligations;

         THIRDLY: in or toward payment to the Lender of all interest remaining
                  unpaid in respect of the Obligations; and

         FOURTHLY: any surplus will be paid to the Borrower.

10.      DEFICIENCY

10.1     If the amounts realized from the disposition of the Collateral are not
         sufficient to pay the Obligations in full to the Lender, the Borrower
         will immediately pay to the Lender the amount of such deficiency.

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11.      RIGHTS CUMULATIVE

11.1     All rights and remedies of the Lender set out in this General Security
         Agreement are cumulative and no right or remedy contained herein is
         intended to be exclusive but each will be in addition to every other
         right or remedy contained herein or in any existing or future security
         agreement or now or hereafter existing at law or in equity or pursuant
         to any other agreement between the Borrower and the Lender that, may be
         in effect from time to time.

12.      APPOINTMENT OF ATTORNEY

12.1     The Borrower hereby irrevocably appoints the Lender or the Receiver, as
         the case may be, with full power of substitution, to be the attorney of
         the Borrower for and in the name of the Borrower to sign, endorse or
         execute under seal or otherwise any deeds, documents, transfers,
         cheques, instruments, demands, assignments, assurances or consents that
         the Borrower is obliged to sign, endorse or execute and generally to
         use the name of the Borrower and to do all things as may be necessary
         or incidental to the exercise of all or any of the powers conferred on
         the Lender or the Receiver, as the case may be, pursuant to this
         General Security Agreement.

13.      LIABILITY OF SECURED PARTY

13.1     The Lender will not be responsible or liable for any debts contracted
         by it, for damages to persons or property or for salaries or
         non-fulfilment of contracts during any period when the Lender will
         manage the Collateral upon entry or the business of the Borrower, as
         herein provided, nor will the Lender be liable to account as mortgagee
         in possession or for anything except actual receipts or be liable for
         any loss or realization or for any default or omission for which a
         mortgagee in possession may be liable.

13.2     The Lender will not be bound to do, observe or perform or to see to the
         observance or performance by the Borrower of any obligations or
         covenants imposed upon the Borrower nor will the Lender, in the case of
         Securities, Instruments or Chattel Paper, be obliged to reserve rights
         against other persons, nor will the Lender be obliged to keep any of
         the Collateral identifiable.

13.3     The Lender will not be obliged to inquire into the right of any person
         purporting to be entitled under the PPSA to information and materials
         from the Lender by making a demand upon the Lender for such information
         and materials and the Lender will be entitled to comply with such
         demand and will not be liable for having complied with such demand
         notwithstanding that such person may in fact not be entitled to make
         such demand.

13.4     The Borrower will indemnify the Lender and hold the Lender harmless
         from and against any and all claims, costs, losses, demands, actions,
         causes of action, lawsuits, damages, penalties, judgments and
         liabilities of whatsoever nature and kind in connection with or arising
         out of any representation or warranty given by the Borrower, being
         untrue, the breach of any term, condition, proviso, agreement or
         covenant to the Lender, or the exercise of any of the rights and or
         remedies of the Lender, or any transaction contemplated in this General
         Security Agreement.

13.5     The Borrower hereby waives any applicable provision of law permitted to
         be waived by it which imposes higher or greater obligations upon the
         Lender than provided in this General Security Agreement.

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14.      APPROPRIATION OF PAYMENTS AND OFFSET

14.1     Subject to any applicable provisions of the PPSA, any and all payments
         made in respect of the Obligations from time to time and monies
         realized from any security held therefor (including monies collected in
         accordance with or realized on any enforcement of this General Security
         Agreement) may be applied to such part or parts of the Obligations as
         the Lender may see fit, and the Lender may at all times and from time
         to time change any appropriation as the Lender may see fit or, at the
         option of the Lender, such payments and monies may be held
         unappropriated in a collateral account or released to the Borrower, all
         without prejudice to the liability of the Borrower or to the rights of
         the Lender hereunder.

14.2     Without limiting any other right of the Lender, whenever any of the
         Obligations is immediately due and payable or the Lender has the right
         to declare any of the Obligations to be immediately due and payable
         (whether or not it has so declared), the Lender may, in its sole
         discretion, set off against any of the Obligations any and all monies
         then owed to the Borrower by the Lender in any capacity, whether or not
         due and to do so even though any charge therefor is made or entered on
         the Lender's records subsequent thereto, and the Lender will be deemed
         to have exercised such right to set off immediately at the time of
         making its decision.

15.      WAIVER

15.1     No delay or omission by the Lender in exercising any right or remedy
         hereunder or with respect to any of the Obligations will operate as a
         waiver thereof or of any other right or remedy, and no single or
         partial exercise thereof will preclude any other or further exercise
         thereof or the exercise of any other right or remedy.

15.2     The Lender may from time to time and at any time waive in whole or in
         part any right, benefit or default under any clause of this General
         Security Agreement but any such waiver of any right, benefit or default
         on any occasion will be deemed not to be a waiver of any such right,
         benefit or default thereafter, or of any other right, benefit or
         default, as the case may be.

16.      EXTENSIONS

16.1     The Lender may grant extensions of time and other indulgences, take and
         give up security, accept compositions, compound, compromise, settle,
         grant releases and discharges, refrain from perfecting or maintaining
         perfection of security, and otherwise deal with the Borrower, Account
         Debtors of the Borrower, sureties and others and with the Collateral
         and other security as the Lender may see fit without prejudice to the
         liability of the Borrower or the Lender's right to hold and realize on
         the security constituted by this General Security Agreement.

17.      ASSIGNMENT

17.1     The Lender may, without further notice to the Borrower, at any time
         mortgage, charge, assign, transfer or grant a security interest in this
         General Security Agreement and the security constituted hereby.

17.2     The Borrower expressly agrees that the assignee, transferee or secured
         party of the Lender, as the case may be, will have all of the Lender's
         rights and remedies under this General Security Agreement and the
         Borrower will not assert any defence, counterclaim, right of set-off or
         otherwise any claim which it now has or hereafter acquires against the
         Lender in any action commenced by such assignee, transferee or secured
         party, as the case may be, and will pay the Obligations to the
         assignee, transferee or secured party, as the case may be, as the
         Obligations become due.

<PAGE>

                                      -12-

18.      SATISFACTION AND DISCHARGE

18.1     Any partial payment or satisfaction of the Obligations, or any ceasing
         by the Borrower to be indebted to the Lender, will be deemed not to be
         redemption or discharge of the security constituted by this General
         Security Agreement.

18.2     The Borrower will be entitled to a release and discharge of the
         security constituted by this General Security Agreement upon full
         payment, performance and satisfaction of all Obligations, or the
         securing of the Obligations to the satisfaction of the Lender, and upon
         written request by the Borrower and payment to the Lender of all costs,
         charges, expenses and legal fees and disbursements (on a solicitor and
         his own client basis) incurred by the Lender in connection with the
         Obligations and such release and discharge.

19.      NON MERGER

19.1     This General Security Agreement will not operate so as to create any
         merger or discharge of any of the Obligations, or any assignment,
         transfer, guarantee, lien, contract, promissory note, bill of exchange
         or security in any form held or which may hereafter be held by the
         Lender from the Borrower or from any other person whomsoever.

19.2     The taking of a judgment with respect to any of the obligations will
         not operate as a merger of any of the terms, conditions, covenants,
         agreements or provisos contained in this General Security Agreement.

19.3     The release and discharge of the security constituted by this General
         Security Agreement by the Lender will not operate as a release or
         discharge of any right of the Lender to be indemnified and held
         harmless by the Borrower pursuant to clause 13.4 hereof or of any other
         right of the Lender against the Borrower arising under this General
         Security Agreement prior to such release and discharge.

20.      INTERPRETATION

20.1     In this General Security Agreement:

         20.1.1   the invalidity or unenforceability of the whole or any part of
                  any clause will not affect the validity or enforceability of
                  any other clause or the remainder of such clause;

         20.1.2   the headings have been inserted for reference only and will
                  not define, limit, alter or enlarge the meaning of any
                  provision of this General Security Agreement; and

         20.1.3   when the context so requires, the singular will be read as if
                  the plural were expressed and the provisions hereof will be
                  read with all grammatical changes necessary dependent upon the
                  person referred to being a male, female, firm or corporation.

21.      NOTICE

<PAGE>

                                      -13-

21.1     Whenever either the Lender or the Borrower hereto is required or
         entitled to notify or direct the other or to make a demand upon or
         request of the other relating to the Collateral, this General Security
         Agreement or the PPSA, such notice, direction, demand or request will
         be sufficiently given if given in writing and delivered to the party
         for whom it is intended in person, by reputable overnight courier or
         delivery service, by facsimile machine (receipt conformed) with a copy
         sent by first class mail on the date of transmission, or by registered
         or certified mail, return receipt requested, directed to its address
         set forth below (or to any new address of which a party hereto shall
         have informed the other by the giving of notice in the manner provided
         herein):

                  To Borrower:      Commercial Consolidators Corp.
                                    5255 Yonge Street, Suite 1010
                                    Toronto, Ontario M2N 6P4, Canada
                                    Attn: Michael Weingarten, Chairman
                                    Fax: (416) 512-8348

                  With a copy to:   Greenberg Traurig, LLP
                                    200 Park Avenue
                                    New York, NY 10166
                                    Attn: Stephen A. Weiss, Esq.
                                    Fax: (212) 801-6400

                  To Lender:        Alpha Capital Aktiengesellschaft
                                    Pradafant 7
                                    9490 Furstentums
                                    Vaduz, Lichtenstein
                                    Fax: 011-423-232-3196

                  With a copy to:   Barbara R. Mittman, Esq.
                                    Grushko & Mittman, P.C.
                                    551 Fifth Avenue, Suite 1601
                                    New York, New York 10176
                                    Fax: (212) 697-3575

Any party may change its address by written notice in accordance with this
paragraph.

21.2     Either the Lender or the Borrower may notify the other in accordance
         herewith of any change in its principal address to be used for the
         purposes hereof.

22.      VARIATION

22.1     Save for any schedules which may be added hereto pursuant to the
         provisions hereof, no modification, variation or amendment of any
         provision of this General Security Agreement will be made except by
         written agreement, executed by the parties hereto and no waiver of any
         provision hereof will be effective unless in writing.

23.      ENUREMENT

23.1     This General Security Agreement will enure to the benefit of the Lender
         and its successors and assigns and will be binding upon the successors
         and permitted assigns of the Borrower.

<PAGE>

                                      -14-

24.      COPY OF AGREEMENT AND FINANCING STATEMENT

24.1     The Borrower hereby acknowledges receiving a copy of this General
         Security Agreement.

25.      GOVERNING LAW

25.1     This General Security Agreement will be governed by and construed in
         accordance with the law of the Province of Ontario and the parties
         submit to the exclusive jurisdiction of the courts located in the State
         and County of New York, U.S.A., and to the extent they may legally do
         so, waive the right to a jury in any trial relating to this guarantee
         or any right or obligation related thereto.

IN WITNESS WHEREOF the Borrower has executed this General Security Agreement as
of the 24th day of January, 2002.

COMMERCIAL CONSOLIDATORS CORP.

Per:
     --------------------------------------------
     Authorized Signatory                     c/s

<PAGE>

                                LOCATION SCHEDULE

ADDRESS(ES) OF LOCATION OF THE COLLATERAL

5255 Younge Street
Suite 1010
Toronto, Ontario
M2N 6P4
Canada<PAGE>

                                                                  EXHIBIT 10.38

                             STOCK PLEDGE AGREEMENT

         STOCK PLEDGE AGREEMENT (this "Agreement"), dated January 24, 2002 by
and between LEONARD S. BLACK, an individual (the "Pledgor"); COMMERCIAL
CONSOLIDATORS CORP., an Alberta, Canada corporation (the "Company"); and ALPHA
CAPITAL AKTIENGELSELLSCHAFT, Lichtenstein corporation (the "Pledgee");

                              W I T N E S S E T H:

         WHEREAS, the Company and the Pledgee have entered into a subscription
agreement, dated of even date herewith (the "Subscription Agreement"); and

         WHEREAS, pursuant to the provisions of the Subscription Agreement, on
this date, the Pledgee is making a $1,000,000 loan to the Company evidenced by a
8% Secured Convertible Promissory Note of even date herewith in the principal
amount of (U.S.) $1,000,000 (the "Note"); and

         WHEREAS, as security for the payment of the Note, the Pledgor has
issued to Pledgee his non-recourse guaranty of the obligations of the Company
under the Note, pursuant to a guaranty, dated of even date (the "Guaranty"); and

         WHEREAS, in order to induce Pledgor to accept the Note and the
Guaranty, the Pledgor and the Company have agreed to secure all of the Company's
obligations under the Note with the grant to the Pledgee of a first priority
security interest in 500,000 shares of Common Stock of the Company which is
owned of record and beneficially by the Pledgee, under the terms and subject to
the conditions of this Agreement; and

         WHEREAS, the Pledgor is an executive officer, director and a principal
stockholder of the Company and will derive substantial benefit from the
transactions contemplated by the Subscription Agreement.

         NOW, THEREFORE, in consideration of the premises and the mutual
covenants herein contained, and for other good and valuable consideration, the
receipt and sufficiency of which are hereby acknowledged, the parties hereby
agree as follows:

         1. Definitions.

                  Unless otherwise separately defined herein, all capitalized
term used in this Agreement shall have the same meaning as is defined in the
Subscription Agreement. In addition to those terms defined elsewhere in this
Agreement, the following terms shall have the following meanings wherever used
in this Agreement:

                                                                              1

<PAGE>

                  (a) "Event of Default" shall mean the failure of the Company
to pay, after any applicable grace periods, any installment of principal or
interest when due under the Note, or other payment due under the Note including
the payment provided for in Section 4.8 of the Note.

                  (b) "Obligations" shall mean all principal and interest or
other payment which may be due and payable under the Note, including the payment
provided for in Section 4.8 of the Note, whether upon stated maturity, by
acceleration, or otherwise.

                  (c) "Pledged Stock" shall mean 500,000 shares of the Common
Stock of the Company owned of record and beneficially by the Pledgor.

                  (d) "Satisfaction Date" shall mean that date on which all of
the Obligations have been paid or otherwise satisfied in full.

         2. Pledge of the Pledged Stock.

                  (a) As security for the due and timely payment and performance
of all of the Obligations of the Company from time to time, the Pledgor hereby
pledges to the Pledgee, and grants to the Pledgee a first priority lien and
security interest in, all of the Pledged Stock (as same are constituted from
time to time), together with all cash dividends, stock dividends, interest,
profits, premiums, redemptions, warrants, subscription rights, options,
substitutions, exchanges and other distributions now or hereafter made on the
Pledged Stock and all cash and non-cash proceeds thereof, until the Satisfaction
Date. The Pledged Stock and all property at any time pledged to the Pledgee
hereunder or in which the Pledgee is granted a security interest (whether
described herein or not) and all income therefrom and proceeds thereof are
herein collectively called the "Pledged Collateral".

                  (b) In furtherance of the pledge hereunder, the Pledgor is,
concurrently herewith, delivering to the Pledgee the certificates representing
all of the Pledged Stock, each of which now remains in the name of the Pledgor
and is, to the extent requested by the Pledgee, accompanied by appropriate
undated stock powers duly endorsed in blank by the Pledgor.

                  (c) If, while this Agreement is in effect, the Pledgor becomes
entitled to receive or receives any stock certificate (including, without
limitation, any certificate representing a stock dividend or a distribution in
connection with any reclassification, increase or reduction of capital or issued
in connection with any reorganization), option or rights, whether as an addition
to, in substitution of, or in exchange for, any Pledged Stock or otherwise, the
Pledgor agrees to accept the same as agent for the Pledgee, to hold the same in
trust on behalf of and for the benefit of the Pledgee, and to deliver the same
forthwith to the Pledgee in the exact form received, with the endorsement of the
Pledgor when necessary and/or appropriate undated stock or other powers duly
executed in blank, to be held by the Pledgee, subject to the terms hereof, as
additional collateral security for the Obligations. Any sums paid on or in
respect of the Pledged Stock on the liquidation or dissolution of the Pledgor
shall be paid over to the Pledgee, to be held by the Pledgee, subject to the
terms and conditions hereof, as additional collateral security for the
Obligations.

         3. Retention of the Pledged Stock.

                                                                               2

<PAGE>

                  (a) Except as otherwise provided herein, the Pledgee shall
have no obligation with respect to the Pledged Collateral, except to use
reasonable care in the custody and preservation thereof, to the extent required
by law.

                  (b) The Pledgee shall hold the Pledged Collateral in the form
in which same are delivered herewith, unless and until there shall occur an
Event of Default.

         4. Rights of the Pledgor. Throughout the term of this Agreement, so
long as no Event of Default has occurred and is continuing, the Pledgor shall
have the right to vote the Pledged Stock in all matters presented to the
stockholders of the Pledgor for vote thereon, except in a manner inconsistent
with the terms of this Agreement or detrimental to the interests of the Pledgee.

         5. Event of Default; Power of Attorney.

                  (a) Upon the occurrence and during the continuance of any
Event of Default, the Pledgee shall have the right to: (i) exercise all voting
and corporate rights of, and all rights of conversion, exchange, subscription or
any other rights, privileges or options pertaining to, any Pledged Stock as if
the Pledgee were the absolute owner thereof, including (without limitation) the
right to exchange, at its discretion, any and all of the Pledged Stock upon the
merger, consolidation, reorganization, recapitalization or other readjustment of
the Pledgor or upon the exercise by the Pledgor or the Pledgee of any right,
privilege or option pertaining to any of the Pledged Stock and, in connection
therewith, to deposit and deliver any and all of the Pledged Stock with any
committee, depository, transfer agent, registrar or other designated agency on
such terms and conditions as the Pledgee may determine, all without liability
except to account for property actually received by it; (ii) apply any funds or
other property received in respect of the Pledged Stock to the Obligations, and
receive in its own name any and all further distributions which may be paid in
respect of the Pledged Stock, all of which shall, upon receipt by the Pledgee,
be applied to the Obligations; (iii) transfer all or any portion of the Pledged
Stock (as determined by the Pledgee in its discretion) on the books of the
Pledgor to and in the name of the Pledgee or such other person or persons as the
Pledgee may designate; (iv) effect any sale, transfer or disposition of all or
any portion of the Pledged Stock and in furtherance thereof, take possession of
and endorse any and all checks, drafts, bills of exchange, money orders or other
documents and instruments received on account of the Pledged Stock; (v) collect,
sue for and give acquittance for any money due on account of any of the
foregoing; and (vi) take any and all other action contemplated by this
Agreement, or as otherwise permitted by law, or as the Pledgee may reasonably
deem necessary or appropriate, in order to accomplish the purposes of this
Agreement.

                  (b) In furtherance of the foregoing powers of the Pledgee, the
Pledgor hereby authorizes and appoints the Pledgee, with full powers of
substitution, as the true and lawful attorney-in-fact of the Pledgor, in his
name, place and stead, to take any and all such action as the Pledgee, in its
sole discretion, may deem necessary or appropriate in furtherance of the
exercise of the aforesaid powers. Such power of attorney shall be coupled with
an interest, and shall be irrevocable until the Satisfaction Date. Without
limitation of the foregoing, such power of attorney shall not in any manner be
affected or impaired by reason of any act of the Pledgor or by operation of law.
Nothing herein contained, however, shall be deemed to require or impose any duty
upon the Pledgee to exercise any of the rights or powers granted herein.

                                                                              3

<PAGE>

                  (c) The foregoing rights and powers granted to the Pledgee,
and the foregoing power of attorney, shall be fully binding upon any person who
may acquire any beneficial interest in any of the Pledged Stock or any other
property held or received by the Pledgee hereunder.

         6. Foreclosure; Sale of Pledged Stock.

                  (a) Without limitation of paragraph 5 above, in the event that
the Pledgee shall make any sale or other disposition of any or all of the
Pledged Stock following an Event of Default, the Pledgee may also:

                           (i) offer and sell all or any portion of the Pledged
Stock publicly through a registered broker-dealer, or by means of a private
placement restricting the offer or sale to a limited number of prospective
purchasers who meet such suitability standards as the Pledgee and its counsel
may deem appropriate, and who may be required to represent that they are
purchasing Pledged Stock for investment and not with a view to distribution;

                           (ii) purchase all or any portion of the Pledged Stock
for the Pledgee's own account in reduction of the Obligations at a price per
share not less than the closing price of the Company's Common Stock as traded on
the American Stock Exchange, Inc. or any other securities exchange, as at the
date the Pledgee shall elect to foreclose on the Pledged Stock;

                           (iii) sell any or all of the Pledged Stock upon
credit or for future delivery, without being in any way liable for failure of
the purchaser to pay for the subject Pledged Stock; and

                           (iv) receive and collect the net proceeds of any sale
or other disposition of any Pledged Stock, and apply same in such order and to
such of the Obligations (including the costs and expenses of the sale or
disposition of the Pledged Stock) as the Pledgee may, in its absolute
discretion, deem appropriate.

                  (b) Upon any sale of any of the Pledged Stock in accordance
with this Agreement, the Pledgee shall have the right to assign, transfer and
deliver the subject Pledged Stock to the purchaser(s) thereof, and each such
purchaser shall be entitled to hold such Pledged Stock absolutely free from any
right or claim of the Pledgor and/or any other person claiming any beneficial
interest in the Pledged Stock, including any equity of redemption (which right
and all other such rights are hereby waived by the Pledgor to the fullest extent
permitted by law).

                  (c) Following the occurrence and during the existence of an
Event of Default, Pledgor and Company will cooperate and provide such
certificate, resolutions, representations, legal opinions and all other matters
necessary to facilitate a transfer or sale of any part of the Pledged Stock
pursuant to Rule 144. Pledgor and Company are unaware of any impediment to the
resale of the Pledged Stock in reliance on Rule 144, by the Pledgee upon an
Event of Default. Pledgor and Company will take no action that would impede or
limit the Pledgee's ability to resell all the Pledged Stock upon an Event of
Default pursuant to Rule 144. For so long as any Pledged Stock are subject to
this Agreement, the Pledgor will not sell any security of the Company which sale
would or could be aggregated with sales by the Pledgee pursuant to Rule 144.
Company shall issue instructions to its transfer agent to comply with the
foregoing sentence. Company will not permit the transfer of any security of the
Company if such transfer would or could aggregate for purposes of Rule 144 with
sales of the Pledged Stock by the Pledgor or any sales of the Pledged Stock.
Pledgor represents and warrants that he has not sold any security of the Company
during the ninety (90) days prior to the date of this Agreement. The Company
acknowledges that upon transfer of the Pledged Stock to the Pledgee or other
transferee, the Pledgee's holding period under subsection (d) of Rule 144 may be
"tacked" with the Pledgor's holding period. Pledgor and Company further
represent that the Notes were issued in a bona fide loan transaction.

                                                                              4

<PAGE>

                  (d) Anything to the contrary herein notwithstanding, the
Pledged Stock may be released after the occurrence of an Event of Default,
directly to the Pledgee, at Pledgee's election, at any time after written notice
to the Company and Pledgor of the occurrence of an Event of Default hereunder
("Notice of Default"), and expiration of cure periods, if any. The Pledgee shall
notify the Company and Pledgor of any release of the Pledged Stock in writing
five business days after such release. The attributed value of the Pledged Stock
to be released pursuant to the foregoing shall be equal to the Conversion Price
(as defined in the Note) in effect on the date Notice of Default is given to the
Pledgee. The Notice of Default must include a statement supporting the
determination of the Conversion Price being employed. The Pledgee may not
release, at any one time, an amount of Pledged Stock to Pledgee that would be in
excess of the amount of Common Stock of the Company that the Pledgee would be
permitted to receive under Section 9.3 of the Subscription Agreement upon
delivery of a Conversion Notice (as defined in the Note). The Company and
Pledgor shall receive a credit against the amount due under the Note in an
amount corresponding to the Conversion Price employed, multiplied by the number
of shares of Pledged Stock released to Pledgee.

                  (e) Nothing herein contained shall be deemed to require the
Pledgee to effect any sale or disposition of any Pledged Stock at any time, or
to consummate any proposed public or private sale at the time and place at which
same was initially called. It is the intention of the parties hereto that the
Pledgee shall, subject to any further conditions imposed by this Agreement, at
all times following the occurrence of an Event of Default, have the right to use
or deal with the Pledged Stock as if the Pledgee were the outright owner
thereof, and to exercise any and all rights and remedies, as a secured party in
possession of collateral or otherwise, under any and all provisions of law.

         7. Covenants, Representations and Warranties.

                  In connection with the transactions contemplated by this
Agreement, and knowing that the Pledgee is and shall be relying hereon, the
Pledgor hereby covenants, represents and warrants that:

                  (a) the Pledged Stock have been and will be duly and validly
issued, are and will be fully paid and non-assessable, and are and will be owned
by the Pledgor free and clear of any and all restrictions, pledges, liens,
encumbrances or other security interests of any kind, save and except for the
pledge to the Pledgee pursuant to this Agreement;

                  (b) there are and will be no options, warrants or other rights
in respect of the sale, transfer or other disposition of any of the Pledged
Stock by the Pledgor, and the Pledgor has the absolute right to pledge the
Pledged Stock hereunder without the necessity of any consent of any Person;

                  (c) neither the execution or delivery of this Agreement, nor
the consummation of the transactions contemplated hereby, nor the compliance
with or performance of this Agreement by the Pledgor, conflicts with or will
result in the breach or violation of or a default under the terms, conditions or
provisions of (i) any mortgage, security agreement, indenture, evidence of
indebtedness, loan or financing agreement, or other agreement or instrument to
which the Pledgor is a party or by which the Pledgor is bound, or (ii) any
provision of law, any order of any court or administrative agency, or any rule
or regulation applicable to the Pledgor;

                                                                              5

<PAGE>

                  (d) this Agreement has been duly executed and delivered by the
Pledgor, and constitutes the legal, valid and binding obligation of the Pledgor,
enforceable against the Pledgor in accordance with its terms; and

                  (e) there are no actions, suits or proceedings pending or
threatened against or affecting the Pledgor that involve or relate to the
Pledged Collateral.

         8. Company Right to Substitute Collateral. Notwithstanding anything to
contrary, express or implied, contained in this Agreement, the Company shall
have the right at any time before occurrence of an Event of Default during the
term of this Agreement and prior to the Satisfaction Date to deliver to the
Pledgee, in lieu of the Pledged Securities deposited by the Pledgor, an
aggregate of 500,000 shares of Company Common Stock which shall have been
registered in the name of the Pledgee and which have been registered for resale
under the United States Securities Act of 1933, as amended, pursuant to a
registration statement on Form F-1 (or other applicable form of registration)
which has been declared effective by the United States Securities and Exchange
Commission. In the event that the Company shall substitute such fully registered
shares of its Common Stock as collateral under this Agreement, such shares
shall, for all purposes hereunder, be deemed to be the "Pledged Stock" and all
Pledged Securities previously delivered hereunder and registered in the name of
the Pledgor shall forthwith be returned by the Pledgee to the Pledgor. The
substitute shares of Common Stock must be over and above any common stock
required to be registered by the Company pursuant to Section 10 of the
Subscription Agreement.

         9. Return of the Pledged Stock. To the extent that the Pledgee shall
not previously have taken, acquired, sold, transferred, disposed of or otherwise
realized value on the Pledged Collateral in accordance with this Agreement, at
the Satisfaction Date, any security interest in the Pledged Collateral shall
automatically terminate, cease to exist and be released, and the Pledgee shall
forthwith return the Pledged Collateral to and in the name of the Pledgor.

         10. Expenses of the Pledgee. All expenses incurred by the Pledgee
(including but not limited to reasonable attorneys' fees) in connection with any
actual or attempted sale or other disposition of Pledged Stock hereunder shall
be reimbursed to the Pledgee by the Pledgor (jointly and severally) on demand,
or, at the Pledgee's option, such expenses may be added to the Obligations and
shall be payable on demand.

         11. Further Assurances. From time to time hereafter, each party shall
take any and all such further action, and shall execute and deliver any and all
such further documents and/or instruments, as any other party may request in
order to accomplish the purposes of and fulfill the parties' obligations under
this Agreement, in order to enable the Pledgee to exercise any of its rights
hereunder, and/or in order to secure more fully the Pledgee's interest in the
Pledged Collateral.

         12. Miscellaneous.

                                                                              6

<PAGE>

                  (a) Any notices or consents required or permitted under this
Agreement shall be in writing and shall be deemed given as, when and in the
manner provided in the Subscription Agreement. The address and telecopier notice
for Pledgor are: 5255 Yonge Street, Suite 1010, Toronto, Ontario M2N 6P4,
Canada, telecopier number: (416) 512-8348.

                  (b) The laws of the Province of Ontario shall govern the
construction and enforcement of this Agreement and the rights and remedies of
the parties hereto. The parties hereby consent to the exclusive jurisdiction of
all courts sitting in the State and County of New York, in connection with any
action or proceeding under or relating to this Agreement, and waive trial by
jury in any such action or proceeding.

                  (c) This Agreement shall be binding upon and shall inure to
the benefit of the parties hereto and their respective heirs, executors,
administrators, personal representatives, successors and permitted assigns. The
Pledgor shall not, however, assign any of its or his rights or obligations
hereunder without the prior written consent of the Pledgee, and the Pledgee
shall not assign its rights hereunder without simultaneously assigning its
obligations hereunder to the subject assignee. Except as otherwise referred to
herein, this Agreement, and the documents executed and delivered pursuant
hereto, constitute the entire agreement between the parties relating to the
specific subject matter hereof.

                  (d) Neither any course of dealing between the Pledgor and the
Pledgee nor any failure to exercise, or any delay in exercising, on the part of
the Pledgee, any right, power or privilege hereunder shall operate as a waiver
thereof; nor shall any single or partial exercise of any right, power or
privilege operate as a waiver of any other exercise of such right, power or
privilege or any other right, power or privilege.

                  (e) The Pledgee's rights and remedies, whether hereunder or
pursuant to any other agreements or by law or in equity, shall be cumulative and
may be exercised singly or concurrently.

                  (f) No change, amendment, modification, waiver, assignment of
rights or obligations, cancellation or discharge hereof, or of any part hereof,
shall be valid unless the Pledgee shall have consented thereto in writing.

                  (g) The captions and paragraph headings in this Agreement are
for convenience of reference only, and shall not in any way define, limit or
describe the construction, terms or provisions of this Agreement.

                  (h) If any provision of this Agreement is held invalid or
unenforceable, either in its entirety or by virtue of its scope or application
to given circumstances, such provision shall thereupon be deemed modified only
to the extent necessary to render same valid, or not applicable to given
circumstances, or excised from this Agreement, as the situation may require, and
this Agreement shall be construed and enforced as if such provision had been
included herein as so modified in scope or application, or had not been included
herein, as the case may be.

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                                                                              7

<PAGE>

         IN WITNESS WHEREOF, the parties hereto have executed this Agreement on
and as of the date first set forth above.

                                    COMMERCIAL CONSOLIDATORS CORP.

                                    By: ____________________________
                                    Name: Guy Jarvis
                                    Title:   President

                                    Pledgor:

                                    ------------------------------
                                             LEONARD S. BLACK

                                    Pledgee:

                                    ALPHA CAPITAL AKTIENGELSELLSCHAFT

                                    By:______________________________

                                          ________________________

                                                                              8

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