Document:

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                                                                   Exhibit 10.15

                                   Prepared by:

                                             /s/ Jeffrey G. Albertson

                                            JEFFREY G. ALBERTSON, ESQ
                                            Albertson, Ward & McCaffrey
                                            36 Euclid Street
                                            P.O. Box 685
                                            Woodbury, New Jersey  08096
                                            (609) 853-7770

                                  MORTGAGE NOTE

$2,700,000.00                                               Woodbury, New Jersey
                                                                   June 11, 1996

         BETWEEN the Borrower(s) K-TRON AMERICA, INC., whose address is Route 55
and 553, P.O. Box 888, Pitman, New Jersey 08071-0888, referred to as "Borrower".

         AND the Lender, THE BANK of Gloocester County, whose address is 1100
Old Broadway, Woodbury, New Jersey 08096, referred to as "THE BANK".

         If more than one Borrower signs this Note, the word "Borrower" shall
mean each Borrower named above. The word "THE BANK" means the original Lender
and anyone else who takes this Note by transfer.

         BORROWER'S PROMISE TO PAY PRINCIPAL AND INTEREST. In return for a loan
that Borrower received, Borrower promises to pay $2,700,000.00 (called
"principal"), plus interest to the order of THE BANK. Interest, at a yearly rate
of 9.0% will be charged on that part of the principal which has not been paid
from the date of this Note until all principal has been paid. Interest shall be
calculated hereunder for the actual number of days that principal is outstanding
based on a year of 360 days.

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         PAYMENTS. Borrower will pay principal and interest based on a TWENTY
(20) YEAR schedule with monthly payments of $24,292.60 on the fIRST DAY OF EACH
MONTH BEGINNING ON AUGUST 1996. Borrower will pay all amounts owed under this
Note no later than JULY 1, 2016. All payments will be made to THE BANK at the
address shown above or to a different place if required by THE BANK.

         OPTION TO DECLARE LOAN DUE: Although the repayment of the loan
evidenced by this instrument has been designed as if it were to extend for a
term of TWENTY (20) YEARS, BORROWERS understand that THE BANK expressly reserves
the right and option, exercisable at its discretion, to declare the entire
unpaid principal balance under this Note together with all interest which shall
have accrued thereon to be due and payable on the FIFTH (5TH) ANNIVERSARY of the
date of the first payment due under this Note and on each succeeding FIVE (5)
YEAR anniversary of that date during the term hereof (Loan Call Date). In the
event THE BANK desires to exercise its option to declare the loan due, it shall
deliver written notice thereof by regular first class mail to BORROWERS' last
known address within the 180-day period commencing on the 90th day prior to and
ending on the 90th day after a Loan Call Date. BORROWERS shall, within 90 days
after BORROWER'S receipt of written notice from THE BANK of its exercise of the
option, repay the entire principal balance due under this Note together with all
unpaid interest which shall have accrued-thereon as well as any other sums which
may then be due under this Note, the mortgage security, or any other document
constituting a part of the within loan transaction.

         SECURITY. The Borrower hereunder has delivered as security for this
instrument a mortgage bearing even date herewith covering premises designated on
the official tax map as Lot
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3.01, Block 249, Township of Mantua, Gloucester County, New Jersey, which
Mortgage is about to be recorded in the office of the Clerk of Gloucester
County.

         PREPAYMENT: Borrower shall have the right to prepay this Note in whole
or in part at any time without penalty. Prepayments shall first be applied to
interest due and then to the remaining principal.

         LATE CHARGE: The effective date of the receipt by the holder of any
installment of this Note shall be the day on which the holder receives cash or
collected funds at the place of payment as specified herein in payment of any
such installment. BORROWERS shall be entitled to a FIFTEEN (15) DAY grace period
after which period a "late charge" of $0.05 FOR EACH $1.00 SO OVERDUE OR $25.00
WHICHEVER IS GREATER, NOT TO EXCEED $1,000.00 may be charged by the holder for
the purpose of defraying the expense incident to handling such delinquent
payment.

         DEFAULT: If any installment of this Note or interest payment is not
paid within 15 days of the date and at the place herein specified, THE BANK may
at its option, and without further notice declare this Note to be in default and
the entire principal balance then remaining unpaid together with all interest
which shall have accrued on the unpaid principal balance from and after the date
of such default shall be due and payable in full without notice.

         If a default shall occur in this loan and not be cured as provided in
the loan documents or otherwise agreed to by THE BANK, THE BANK shall, after
declaring the loan to be in default, have the right to increase the interest
rate TWO (2%) PERCENT PER YEAR in excess of the note rate. This provision is in
addition to any late charges that may be due.

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         ATTORNEY'S FEE: If this Note is placed in the hands of an attorney for
collection because of a default in the terms hereof or in the terms of the
mortgage given as security for the within obligation, the undersigned jointly
and severally agree to pay the reasonable fees and costs of such attorney,
whether or not legal action is instituted and further consent that if a judgment
is entered in any action the amount of such fees shall form a part of such
judgment in addition to any fees allowed by Statute or Rule of the Court.

         COMMITMENT LETTER COMPLIANCE: This Note is contingent upon BORROWERS'
compliance with all of the terms and conditions contained in the commitment
letter issued by THE BANK to BORROWERS on or about June 5, 1996. Upon breach of
any term or condition contained therein THE BANK shall have the right to declare
this loan in default and demand payment in full of the principal balance
remaining unpaid, together with all interest which shall have accrued thereon.
Further, providing the said commitment letter so provides, THE BANK reserves the
right to increase the interest rate in accordance with the provisions of the
loan commitment for failure of the BORROWER or any guarantor to submit required
financial information within thirty days of the date of request by THE BANK.

         PAYMENT AT MATURITY: THIS LOAN IS PAYABLE IN FULL:

         A. AT MATURITY; OR

         B. UPON DEMAND IN THE EVENT OF A DEFAULT HEREUNDER OR DEFAULT UNDER THE
MORTGAGE SECURING THIS NOTE OR DEFAULT UNDER THE TERMS OF ANY OTHER LOAN
INSTRUMENT. IN SUCH EVENT, YOU MUST REPAY THE ENTIRE PRINCIPAL BALANCE OF THE
LOAN AND UNPAID INTEREST THEN DUE. THE BANK IS UNDER NO
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OBLIGATION TO REFINANCE THE LOAN AT THAT TIME. YOU WILL THEREFORE BE REQUIRED TO
MAKE PAYMENT 0UT 0F 0THER ASSETS YOU MAY 0WN OR YOU WILL HAVE TO FIND A LENDER
WILLING TO LEND YOU THE MONEY. IF YOU REFINANCE THIS LOAN AT MATURITY, YOU MAY
HAVE TO PAY SOME OR ALL OF THE CLOSING COSTS NORMALLY ASSOCIATED WITH A NEW LOAN
EVEN IF YOU OBTAIN REFINANCING FROM THE BANK.

         WAIVER OF PRESENTMENT: EACH AND ALL PARTIES hereto whether maker,
endorsers, sureties, guarantor or otherwise do hereby jointly and severally
waive presentment and demand for payment, notice of dishonor, protest and notice
of protest.

         IN WITNESS WHEREOF, the BORROWERS hereunder have hereunto set their
hands and seals the day and year first above written.

ATTEST:                                              K-TRON AMERICA, INC.

                                                     BY:

 /s/ Patricia M. Moore                                /s/ Kevin C. Bowen
PATRICIA M. MOORE,                                   KEVIN C. BOWEN, PRESIDENT
VICE PRESIDENT - FINANCE<PAGE>   1
                                                                   Exhibit 10.16

                          THE BANK OF GLOUCESTER COUNTY

                           LOAN MODIFICATION AGREEMENT

                              K-TRON AMERICA, INC.

Date:  June 24, 1998                 Loan # 6039359-6500
Original Amount:  $2,700,000.00
Present Balance:  $2,091,600.32

         WHEREAS, the undersigned borrower executed the mortgage and note
referred to above on June 11, 1996 and

         WHEREAS, the mortgage and note executed by the borrower allow a
modification of interest rate, due date or other terms without affecting the
priority of The Bank of Gloucester County's lien.

         NOW, therefore, in consideration of a modification fee of $500.00, the
above referenced note and mortgage are modified as follows:

         INTEREST RATE AND REPAYMENT TERMS:

         FROM THE DATE HEREOF THIS LOAN SHALL ACCRUE INTEREST AT A RATE OF
         7.625% AND SHALL BE REPAYABLE IN FIFTY NINE (59) MONTHLY PAYMENTS OF
         $19,538.26 PRINCIPAL AND INTEREST (CALCULATED BASED ON A 15 YEAR
         AMORTIZATION SCHEDULE) BEGINNING AUGUST 1, 1998, AND ONE (1) FINAL
         PAYMENT OF ALL UNPAID PRINCIPAL AND ACCRUED INTEREST DUE AND OWING ON
         JULY 1, 2003.

         THE PARAGRAPH OF THE MORTGAGE NOTE DATED JUNE 1996 THAT BEGINS WITH THE
         PHRASE "OPTION TO DECLARE LOAN DUE" IS HEREBY DELETED IN ITS ENTIRETY.

         ADDITIONALLY, THE BORROWER SHALL HAVE THE OPTION TO RE-ADVANCE MONEY ON
         THIS MORTGAGE LOAN. MONEY MAY BE RE-ADVANCED ONLY TO THE EXTENT THAT
         THE TOTAL AMOUNT OUTSTANDING UNDER THIS MORTGAGE LOAN IS LESS THAN OR
         EQUAL TO $2,700,000. A RE-ADVANCE OF MONEY WITHIN THE FIRST SIX (6)
         MONTHS FOLLOWING THE DATE HEREOF SHALL BEAR INTEREST AT A RATE OF
         7.625%. A RE-ADVANCE OF MONEY AFTER SIX (6) MONTHS BUT WITHIN TWELVE
         (12) MONTHS OF THE DATE HEREOF SHALL BEAR INTEREST AT A FIXED RATE
         EQUAL TO THE FIVE YEAR T-BILL RATE PLUS 275 BASIS POINTS. A RE-ADVANCE
         OF MONEY AFTER 12 MONTHS BUT WITHIN 60 MONTHS OF THE DATE OF THE
         MODIFICATION SHALL BEAR INTEREST AT A RATE TO BE DECIDED IN THE SOLE
         DETERMINATION OF THE BANK. REGARDLESS OF WHEN THE RE-ADVANCE OCCURS, IN
         ORDER TO BE ENTITLED TO REQUEST A RE-ADVANCE, THE BORROWER MUST EXHIBIT
         A DEBT COVERAGE RATIO OF NO LESS THAN 1.20 FOR ALL ITS DEBT INCLUDING
         THE NEW MORTGAGE PAYMENT. THE BORROWER MUST DISCLOSE THE PURPOSE OF THE
         RE-ADVANCE AND THERE MUST BE NO EVENT OF DEFAULT ON THE LOAN.

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         OTHER CONDITIONS

         THE BORROWER SHALL HAVE THE RIGHT TO PREPAY THE WHOLE OR ANY PART OF
         THE PRINCIPAL AND INTEREST HEREUNDER PROVIDED THAT: (a) AT THE TIME OF
         PREPAYMENT NO EVENT OF DEFAULT HEREUNDER SHALL HAVE OCCURRED; (b) ANY
         PREPAYMENT DURING THE FIRST LOAN YEAR FROM THE DATE OF THE MODIFICATION
         SHALL BE ACCOMPANIED BY A PREPAYMENT PENALTY EQUAL TO THREE PERCENT
         (3%) OF THE AMOUNT, DURING THE SECOND LOAN YEAR FROM THE DATE OF THE
         MODIFICATION SHALL BE ACCOMPANIED BY A PREPAYMENT PENALTY EQUAL TO TWO
         PERCENT (2%) OF THE AMOUNT, AND DURING THE THIRD LOAN YEAR FROM THE
         DATE OF THE MODIFICATION SHALL BE ACCOMPANIED BY A PREPAYMENT PENALTY
         EQUAL TO ONE (1%) OF THE AMOUNT; ANY PREPAYMENT MADE AFTER THE THIRD
         LOAN YEAR FROM THE DATE OF THE MODIFICATION SHALL NOT BE SUBJECT TO ANY
         PREPAYMENT PENALTY; (c) ANY PARTIAL PREPAYMENT SHALL BE APPLIED TO THE
         UNPAID PRINCIPAL BALANCE, AND NO PREPAYMENT SHALL REDUCE THE AMOUNT OF
         THE SCHEDULED INSTALLMENTS NOR RELIEVE THE UNDERSIGNED FROM PAYING THE
         SCHEDULED INSTALLMENTS ON EACH DUE DATE, UNTIL THE ENTIRE INDEBTEDNESS
         IS PAID. (NOTWITHSTANDING ANYTHING TO THE CONTRARY SET FORTH ABOVE, THE
         PREPAYMENT PENALTY WILL NOT BE CHARGED IF IN THE SOLE DETERMINATION OF
         THE BANK ANY PREPAYMENT COMES FROM THE BORROWER'S INTERNALLY GENERATED
         FUNDS. THE TERM "LOAN YEAR" AS USED HEREIN IS DEFINED AS ANY PERIOD OF
         ONE YEAR COMMENCING ON THE DATE OF THE MODIFICATION OR ON ANY
         ANNIVERSARY OF SUCH DATE.)

         All terms and conditions of the note, mortgage or other security
executed by the borrower, to the extent not modified by this agreement, shall
remain in force and effect.

THE BANK OF GLOUCESTER COUNTY            K-TRON AMERICA, INC.

By: /s/ David J. Hanrahan                 /s/ Kevin C. Bowen
         David J. Hanrahan, Sr., VP      Kevin C. Bowen, President/CEO, Date

                                           /s/ Patricia M. Moore
                                         Patricia M. Moore, Vice President, Date

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