Just Walk Away

By Andrew M. Apfelberg, Rutter Hobbs & Davidoff

Whether an acquisition, lease or contract with a vendor, every business transaction has its own particular pacing that develops. It is important to maintain that pace in order to effectively take the transaction from concept to signed agreement. However, when the parties involved focus exclusively on maintaining the deal’s momentum, they tend to ignore red flags that pop up, as well as their own inherent reactions to these cautionary signs. Getting caught up in the adrenaline rush of trying to close a deal is, in fact, a great way to wind up either with a transaction that does not deliver the opportunity you originally sought—or with a big bill for a deal you had to abort at the last minute.

Let me give you a case in point. Recently, a client wanted to acquire all the assets of a business as well as the property on which the business was located. The price was fantastic and the sales broker assured my client that the prospect was a rare opportunity. But the seller then delivered a skimpy purchase agreement, and put significant pressure on my client to review and sign the document within 24 hours of receipt. After a late-night and rather frank conversation with me, my client did not sign the document, and asked instead for a short no-shop period during which she could conduct her due diligence. The seller refused the no-shop restriction but, nonetheless, my client decided to proceed with negotiating the deal.

A day or two into the due diligence process, it came to light that one of the seller’s key employees did not hold a necessary license and had, instead, worked out a side-deal with the seller. My client instructed me to work around the problem by inserting an indemnification provision into the purchase agreement. The seller then provided some self-prepared financial statements, but would not give my client access to the back-up data or the seller’s previously filed tax returns. My client felt she could trust the seller and took him—and his financials—at face value.

In the meantime, I revised the purchase agreement and prepared the balance of the missing documents typically associated with this type of transaction. In response, the seller refused to accept any of my proposed changes to the language of his purchase agreement and was hesitant to agree to the terms of the other documents. He insisted that the sale was “as-is” and that if my client did not like it, there was another eager buyer in the wings who had already offered more money. My client the requested that I “trim down” the documents in order to appease the seller.

The transaction wound up not closing at the eleventh hour. After all the documents were laboriously negotiated and revised, one of the selling members refused to sign the non-competition agreement.
My client was livid. She had incurred significant legal, accounting and other fees, and invested more than eight weeks into the deal. She felt cheated, and looked for someone to blame—but ultimately concluded that the blame fell squarely on her shoulders. She was so eager to close the deal that she ignored obvious warning signs, failed to investigate red flags that popped up and refused to follow her “gut” instinct, which told her that the deal seemed questionable.

Unfortunately, my client ignored the following ten warning signals, and ultimately paid the price:
1) The deal seemed too good to be true.
2) The seller insisted on an overly quick closing of the transaction.
3) There was hesitancy in providing requested due diligence items in responding to transaction documents.
4) The records or documents reviewed in the due diligence process were incomplete and disorganized.
5) The other side was unwilling (or unable) to develop a transition plan for post-closing of the transaction.
6) The other side insisted on preparing the transaction documents, when the custom is for the buyer to prepare them.
7) The seller refused to negotiate the business terms or language of the agreements.
8) There was insistence on an “as-is” sale, and a refusal to offer any material representations or warranties.
9) The other side exerted significant pressure to close despite the existence of outstanding questions.
10) The seller had a questionable reputation within the community.

While the existence of one or more of these items does not necessarily mean that a deal is not a good one, it does mean that you should take the time to gather additional information and carefully analyze it before proceeding with the transaction. By continuously looking out for these red flags, you will inherently slow the momentum of a deal down just enough to analyze the information and issues presented without jeopardizing the pacing of the negotiations.

Above all, listen to your instinctive responses to these warning signs. In most cases, you inherently know what is right and what is wrong, and what makes sense and what does not. Never be afraid to walk away from a deal that simply does not feel right. There is almost always another opportunity just around the corner. When asked what his most profitable transactions were, a highly successful real estate developer answered without hesitation: “The ones that I didn’t do.”

About the Author: Andrew M. Apfelberg is a corporate transactional attorney for privately held middle-market companies. He represents clients as their day-to-day general counsel and in significant transactions such as mergers and acquisitions, financings, joint ventures, licensing, entity formation, agreements between shareholders and the establishment of manufacturing facilities in Mexico. He is a partner of Rutter Hobbs & Davidoff Incorporated, a full service law firm in Century City (www.rutterhobbs.com). The firm provides comprehensive transactional and litigation services to companies, their principals and entrepreneurs. Apfelberg’s clients benefit from his strong business and finance background gained from working for investment banks prior to attending law school. This experience enables him to more effectively structure transactions and negotiate agreements to maximize the return to the client and increase the likelihood of getting the deal closed. He was awarded the most coveted AV rating through Martindale-Hubbell, and was selected as a “Super Lawyer” in the field of Business Law by Law & Politics in 2005, 2006, 2007, 2008 and 2009.

Penny Wise and Pound Foolish:

“Saving Costs” During Contract Formation Can Mean Big Litigation Bills Later

By Andrew M. Apfelberg, Rutter Hobbs & Davidoff

In today’s uncertain financial climate, many businesspeople have deliberately avoided involving their attorneys in the negotiation and documentation of deals. Reasons given have included, “Well, it is not that big of a transaction,” or, “It seems simple enough, so there is no need to consult with a lawyer.” But the real factor driving the decision to avoid legal involvement is one thing and one thing only: money.

While no one ever relishes the idea of paying a lawyer, the degree to which businesspeople are circumventing legal fees has dramatically increased during these less-than-booming economic times. For many middle-market companies, spending money to have a lawyer draft or review a business agreement is often perceived as a luxury that can be foregone when belts need to be tightened. Initially, eliminating $5,000 to $10,000 in legal fees sounds like a fantastic idea. However, what many businesspeople fail to consider is that they will inevitably have to deal with these agreements over the long-term and, without assistance from an attorney, significant fees can be incurred if a business deal goes south—ultimately costing a company thousands of dollars.

Take, for example, the example of Acme Skin Care Company*. In earlier, better economic times, Acme and Star Manufacturing Inc. signed an agreement drafted by Acme’s lawyer that explained Star’s relationship with Acme as an “exclusive supplier” of certain component elements of Acme’s products. After several years, a principal of Star met with Acme’s president to discuss the continuing relationship. By then, times were tougher financially, and in order to keep costs down Acme left its lawyer out of those discussions. Instead, in a private meeting with Star, Acme’s president hand-wrote what he believed to be a minor modification to the company’s original agreement with Star. Then, he and Star signed the handwritten “modification.”

After approximately one year, Acme’s relationship with Star began to sour. Star began demanding strict “compliance” with the “modification,” which Star asserted was a wholly separate deal. Acme decided to terminate its relationship with Star by providing 30 days notice as permitted under their original agreement. Star promptly filed suit, claiming the “modification” was a separate agreement for a fixed 10-year term with no provision allowing for early termination. Star claimed $10 million in damages, leaving Acme no choice but to defend the lawsuit. In the first few months of litigation alone, Acme spent more than $50,000 to defend against Star’s claims. Today, Acme’s counsel estimates that it will spend at least another $150,000 before the case is closed, with no guarantee of success.

So, how exactly did Acme get into this position? The problem lies with the actual wording of the “modification.” Read literally, that document—consisting of only five short paragraphs—said nothing about Acme’s prior agreement with Star and contained no mention of any right to terminate the relationship on 30 days notice or otherwise. On the other hand, it did mention a 10-year term and contained other language suggesting the “modification” was, in fact, a separate agreement.

Although Acme may have originally intended otherwise, the document read in a way that was favorable to Star, and, not surprisingly, Star then claimed that the document contained clear contract language that accurately stated the intention of the parties.

The difficulty for Acme in defending against Star was that California courts—and many state courts applying similar statutes—try to interpret contracts based solely on the written language contained in the document without looking to other evidence. The California Civil Code, for instance, provides that:

• The language of a contract is to govern its interpretation, if the language is clear and explicit, and does not involve an absurdity. §1638.
• When a contract is reduced to writing, the intention of the parties is to be ascertained by the writing alone, if possible; . . . §1639.

Most states adhere strictly to written terms in order to discourage situations like the one in which Acme now finds itself, where the document says one thing but the opposite party argues it means another. By holding parties to the apparent meaning of the specific words used in the document, the courts force parties during contract formation to express clearly and completely their intent in writing within the actual four corners of the document.

Does this mean that Acme stands no chance of success in the litigation with Star? No, there are additional rules of contract interpretation other than the “bare bones” rules. But the important lesson to be learned is that it has already cost Acme five to 10 times more to litigate its dispute with Star than it would have cost to have a lawyer simply draft or review the “modification” in the first place.

To avoid the kind of problem Acme now faces, a company must make sure that both parties clearly understand the general terms of a business transaction. The parties may even want to prepare an explicitly non-binding term sheet outlining the potential deal, before immediately hiring a lawyer.

Next, a company should discuss with the attorney, in detail, its relationship with the other party, explaining past history; identifying any prior agreements; explaining specific goals for the transaction and desired strategy for negotiation; and identifying each material term of the deal. After a formal contract is prepared, both sides must read it front to back, and word for word. A lawyer can then explain any difficult-to-understand terms and define words that may have legal significance beyond their typical, everyday meaning.

Above all, business executives must remember that if a deal goes south, they will be held to what the document actually says, and not to what they may have “meant” or “understood.” And if both parties involved decide later that they want to alter the deal, they must ensure that each change is put in writing and reviewed by a lawyer before it is signed.

As for costs, wouldn’t any savvy businessperson rather spend $5,000 now rather than $200,000 down the line?

* Company names have been changed to protect privacy

About the Author: Andrew M. Apfelberg is a corporate transactional attorney for privately held middle-market companies. He represents clients as their day-to-day general counsel and in significant transactions such as mergers and acquisitions, financings, joint ventures, licensing, entity formation, agreements between shareholders and the establishment of manufacturing facilities in Mexico. He is a partner of Rutter Hobbs & Davidoff Incorporated, a full service law firm in Century City (www.rutterhobbs.com). The firm provides comprehensive transactional and litigation services to companies, their principals and entrepreneurs. Apfelberg’s clients benefit from his strong business and finance background gained from working for investment banks prior to attending law school. This experience enables him to more effectively structure transactions and negotiate agreements to maximize the return to the client and increase the likelihood of getting the deal closed. He was awarded the most coveted AV rating through Martindale-Hubbell, and was selected as a “Super Lawyer” in the field of Business Law by Law & Politics in 2005, 2006, 2007, 2008 and 2009.

Intricacies in Forming a Corporation

Business organizations have always been viewed as a convenient way of providing means to easier and more convenient transactions, this owing to the fact that business organizations have been created to foster a transaction separate and distinct from those that have created it.

Business organizations have always been viewed as a convenient way of providing means to easier and more convenient transactions, this owing to the fact that business organizations have been created to foster a transaction separate and distinct from those that have created it. This is what is known in corporation law as the veil of corporate fiction.

Corporations have been established in this nature, the fact that what is considered as a liability of those forming it, is not considered as a liability of the corporation, and the liabilities of the corporation are also not considered as liabilities of the people forming the same.

The convenient nature of corporations can be derived from the fact that the creation of corporations is also considered as one of the most tedious and taxing processes in the formation of business organizations.

There are several requisites that must be followed to the letter before a business organization may be considered, and wanting one of these requisites would actually lead to the non-approval of an application for incorporation.

A corporation may be either a stock corporation or a non-stock corporation. A stock corporation is one where the primary purpose for establishing the same is to promote an economic or business interest. Hence, the main reason why a stock corporation is established is in order to derive profit from its operations.

A non-stock corporation meanwhile is a corporation created for the primary purpose of uplifting a noble or a charitable cause. It is not created to acquire profit or to promote economic interest but it is actually created for social welfare reasons.

The creation of stock corporations is independent on so many requisites. One particular requisite is that it must comply with the minimum number of incorporators. Incorporators are those that initially compose the corporation. They are whose hands and names are included in the Articles of Incorporation as the original members of the corporation. To be named as an incorporator you need to have acquired at least one share of the capital stock.

Another essential requisite in the creation of corporations is the making of a valid Articles of Incorporation. An Articles of Incorporation actually includes all necessary data in the formation of the corporation, to include, the reason why it was created, the amount of capital stock, the amount of paid-up capital, and the names and addresses of the incorporators. These are merely some of the requisites in the formation of corporations.

For more information about corporation establishment, visit our Los Angeles Business Lawyers website at http://www.mesrianilaw.com/Corporation-Establishment.html

The Veil Doctrine in Company Law

A Glimpse at how Anglo-Saxon courts apply the principle

Forji Amin George

Doctoral Research Fellow, International law, Kent & Helsinki universities

I- The Veil Doctrine in Company Law

1.1: Introduction

A corporation under Company law or corporate law is specifically referred to as a “legal person”- as a subject of rights and duties that is capable of owning real property, entering into contracts, and having the ability to sue and be sued in its own name.[1] In other words, a corporation is a juristic person that in most instances is legally treated as a person, and empowered with he attributes to own its own property, execute contracts, as well as ability to sue and be sued.

One of the main motivations for forming a corporation or company is the limited liability it offers its shareholders. By this doctrine (limited liability), a shareholder can only lose only what he or she has contributed as shares to the corporate entity and nothing more.

Nevertheless, there is a major exception to the general concept of limited liability. There are certain circumstances in which courts will have to look through the corporation, that is, lift the veil of incorporation, otherwise known as piercing the veil, and hold the shareholders of the company directly and personally liable for the obligations of the corporation.

The veil doctrine is invoked when shareholders blur the distinction between the corporation and the shareholders. It is worthy of note that although a separate legal entity, a company or corporation can only act through human agents that compose it. [2]As a result, there are two main ways through which a company becomes liable in company or corporate law to wit: through direct liability (for direct infringement) and through secondary liability (for acts of its human agents acting in the course of their employment).[3]

The doctrine of piercing the corporate veil varies from country to country. In the opinion of two Corporate law scholars, apparently, there is a general consensus that the whole area of limited liability, and conversely of piercing the corporate veil, is among the most confusing in corporate law.”[4]

There are two existing theories for the lifting of the corporate veil. The first is the “alter-ego” or other self theory, and the other is the “instrumentality” theory.[5]

The alter-ego theory considers if there is in distinctive nature of the boundaries between the corporation and its shareholders. [6]

The instrumentality theory on the other hand examines the use of a corporation by its owners in ways that benefit the owner rather than the corporation. It is up to the court to decide on which theory to apply or make a melange of the two doctrines.[7]

 

Courts are generally reluctant to pierce the corporate veil, and this is only done when liability is imposed to reach an equitable result.

1.2: Meaning of Corporation in Company Law

To begin with, the word company will be used in this paper to refer to a legal entity with an identity different from that of its owners. It goes without saying that the owners in such an entity are not held liable for the firm’s obligations in excess of the value of their investment therein.[8] In fact, a company is equal in law to a natural person.

In different legal systems, corporate law and company law mean the same thing. In either circumstance, the term is used to denote the field of law concerning the creation and regulation of companies or corporations and other business organizations.

The important thing to note however is that although a separate legal entity, a company or corporation can only act through human agents that compose it. As a result, there are two main ways through which a company becomes liable in company or corporate law to wit: through direct liability (for direct infringement) and through secondary liability (for acts of it’s human agents acting in the course of their employment).

1.3: Veil Doctrine as derivative from Separate legal personality concept

As aforementioned, a company once incorporated becomes a legal personality or a juristic entity that has a separate and distinct identity from that of it’s owners or members, shareholder; and it’s further empowered with it’s own rights, duties and obligations, can sue and be sued in it’s own name, etc, etc

The most important ingredient that flows from the separate legal personality clause is that of limited liability. It is aimed at giving investors minimum insurance in their business over their own private lives. Hence, the most a member in the company can lose is the amount paid for the shares themselves and thus the value of his/her investment.[9] Thus, creditors who have claims against the company may look only to the corporate assets for the satisfaction of their claims as creditors and generally cannot proceed against the personal or separate assets of the members. This has the potential effect of capping the investors’ risk whilst, consequently, their potential for gain is unlimited.[10] Evidently, corporations exist in part, in the first place to shield their shareholders from personal liabilities for the debts of that corporation.[11]

The concept of limited liability was invented in England in the 17th century, and prior to this period, people were scared to invest in companies because any partner in a general partnership could be held responsible for all the debts of the corporation. As the capital needed to finance the largest projects grew, and along with it the necessity of raising money, investors were reluctant to invest because of the risk involved in essentially guaranteeing the entire debt of the business entity.

In fact, the concept of separate legal personality goes hand in hand with the doctrine of limited liability. The main importance of the limited liability concept is that it protects the company and its members, as well as to facilitate commercial ventures in which the company may be interested.[12] The principle further act to attract and encourage corporate investment, much needed in any society to speed up development. It is believed to be the springboard to raise managerial standards in a corporate organization. It goes without saying that it facilitates better investment strategies by the company question.

Farrar has described the concept of separate legal personality as “…essentially a metaphorical use of language, clothing the formal group with a single separate legal entity by analogy with a with a natural person”[13]

In fact, corporate law requires that company owners respond to organisational realities of the corporation as well as conforming with and making intelligible the treatment of organisations as legal actors.[14] In this sense, the conception of a corporation is analytical and ideological, descriptive and prescriptive.[15]

One scholar in the person of Blumberg has pointed out that the law’s conception that the company is at law a different person- in some ways seems proper and satisfying,[16] but then, the problem is far more complex. He argues that “in the law, concepts have a life of their own because their ability ex ante to influence the thinking of judges and ex post to be invoked by judges to justify their conclusion.”[17]

1.4: The Concept of Limited Liability

The main idea behind that the legal personality of a company is separate from that of it’s members. The most important ingredient that flows from he separate legal personality clause is that of limited liability. It is aimed at giving investors minimum insurance in their business over their own private lives. Thus, the most a member in the company can lose is the amount paid for the shares themselves and thus the value of his/her investment.[18] Thus, creditors who have claims against the company may look only to the corporate assets for the satisfaction of their claims as creditors and generally cannot proceed against the personal or separate assets of the members. This has the potential effect of capping the investors’ risk whilst, consequently, their potential for gain is unlimited.[19]

It is obvious that corporations exist in part, in the first place to shield their shareholders from personal liabilities for the debts of that corporation.

The concepts was invented in the 17th century, and prior to this date, people were scared to invest in companies because any partner in a general partnership could be held responsible for all the debts of the corporation. As the capital needed to finance the largest projects grew, and along with it the necessity of raising money, investors were reluctant to invest because of the risk involved in essentially guaranteeing the entire debt of the business entity.

In fact, the concept of separate legal personality goes hand in hand with the doctrine of limited liability. The main importance of the limited liability concept is that it protects the company and its members, as well as to facilitate commercial ventures in which the company may be interested.[20] The principle further act to attract and encourage corporate investment, much needed in any society to speed up development. It is believed to be the springboard to raise managerial standards in a corporate organization. It goes without saying that it facilitates better investment strategies by the company question.

1.5.1: The Courts’ treatment of Separate Legal Personality under Anglo-Saxon Jurisdictions

Under Anglo- Saxon jurisdictions, the doctrine of piercing the veil remains one of the primary method through which the courts mitigate the strenuous demands of the logical fulfilment of the separate legal personality concept.

The problems with finding some thread of principle through all the various court decisions basically stem from the false unity of the cases which, while involving vastly different underlying issues, are still linked under the metaphor of the ’veil’ concept.

Blumberg has written that the conceptual standards of entity law are frequently regarded as Anglo-Saxon principles and applied indiscriminately across the entire range of the law. [21]In other words, the application of the doctrine of separate personality in Anglo-Saxon jurisdictions is at the discretion of the judges and the courts. This is no surprising, given that Anglo-Saxon law is basically Judge-made law. [22]

The function of much of the Anglo-Saxon courts’ work in this area is to delineate the legitimate uses of the corporate form.

1.5.2: An Illustration of the Conceptual interpretation of Limited Liability versus lifting the veil: The decision in Salomon V. Salomon & Co. [23]

The case of Salomon V. Salomon & Co., commonly referred to as the Salomon case, is both the foundational case and precedence for the doctrine of corporate personality and the judicial guide to lifting the corporate veil.

The House of Lords in the Salomon case affirmed the legal principle that, upon incorporation, a company is generally considered to be a new legal entity separate from its shareholders. The court did this in relation to what was essentially a one person Company, which is Mr Salomon.

1..5.2.a: Facts and decision of the Salomon Case

Mr Aron Salomon was a British leader merchant who for many years operated a sole proprietor business, specialized in manufacturing leather boots. In 1892, his son, also expressed interest in the businesses. Salomon then decided to incorporate his businesses into a limited company, which is Salomon & Co. Ltd.

However, there was a requirement at the time that for a company to incorporate into a limited company, at least seven persons must subscribe as shareholders or members. Salomon honored he clause by including his wife, four sons and daughter into the businesses, making two of his sons directors, and he himself managing director. Interestingly, Mr. Salomon owned 20,001 of the company’s 20,007 shares – the remaining six were shared individually between the other six shareholders. Mr. Salomon sold his business to the new corporation for almost £39,000, of which £10,000 was a debt to him. He was thus simultaneously the company’s principal shareholder and its principal creditor.

At the time of liquidation of the company, the liquidators argued that the debentures used by Mr. Salomon as security for the debt were invalid, and that they were based on fraud. Vaughan Williams J. accepted this argument, ruling that since Mr. Salomon had created the company solely to transfer his business to it, the company was in reality his agent and he as principal was liable for debts to unsecured creditors.

The lord justices of appeal variously described the company as a myth and a fiction and said that the incorporation of the business by Mr. Salomon had been a mere scheme to enable him to carry on as before but with limited liability.

However, the House of Lords later quashed that Court of Appeal (CA) ruling, upon critical interpretation of the 1862 Companies Act.

The court unanimously ruled that there was nothing in the Act about whether the subscribers (i.e. the shareholders) should be independent of the majority shareholder. The company was duly constituted in law, the court ruled, and it was not the function of judges to read into the statute limitations they themselves considered expedient. The 1862 Act created limited liability companies as legal persons separate and distinct from the shareholders.

In other words, by the terms of the Salomon case, members of a company would not automatically, in their personal capacity, be entitled to the benefits nor would they be liable for the responsibilities or the obligations of the company. It thus had the effect that members’ rights and/or obligations were restricted to their share of the profits and capital invested.[24]

1.5.2.b: Significance of the Salomon Case

The rule in the Salomon case that upon incorporation, a company is generally considered to be a new legal entity separate from its shareholders has continued till these days to be the law in Anglo-Saxon courts, or common law jurisdictions. The case is of particular significance in company law thus:

Firstly, it established the canon that when a company acts, it does so in it’s own name and right, and not merely as an alias or agent of it’s owners. For instance, in the later case of Gas Lighting Improvement Co Ltd v Inland Revenue Commissioners, [25]Lord Sumner said the following:

“Between the investor, who participates as a shareholder, and the undertaking carried on, the law interposes another person, real though artificial, the company itself, and the business carried on is the business of that company, and the capital employed is its capital and not in either case the business or the capital of the shareholders. Assuming, of course, that the company is duly formed and is not a sham…the idea that it is mere machinery for effecting the purposes of the shareholders is a layman’s fallacy. It is a figure of speech, which cannot alter the legal aspect of the facts.”[26]

Secondly, it established the important doctrine that shareholders under common law are not liable the company’s debts beyond their initial capital investment, and have no proprietary interest in the property of the company. This has been affirmed in later cases, such as in The King v Portus; ex parte Federated Clerks Union of Australia[27], where Latham CJ while deciding whether or not employees of a company owned by the Federal Government were not employed by the Federal Government ruled that:

“The company…is a distinct person from its shareholders. The shareholders are not liable to creditors for the debts of the company. The shareholders do not own the property of the company…”[28]

II-The piercing of the veil by Common Law Courts

2.1 How do Common Law courts pierce the veil?

Lifting the veil of incorporation or better still; “Piercing the corporate veil” means that a court disregards the existence of the corporation because the owners failed to keep one or more corporate requirements and formalities. The lifting or piercing of the corporate veil is more or less a judicial act, hence it’s most concise meaning has been given by various judges. Staughton LJ, for example, in Atlas Maritime Co SA v Avalon Maritime Ltd (No 1)[29] defined the term thus:

“To pierce the corporate veil is an expression that I would reserve for treating the rights and liabilities or activities of a company as the rights or liabilities or activities of its shareholders. To lift the corporate veil or look behind it, therefore should mean to have regard to the shareholding in a company for some legal purpose.”[30]

Young J, in Pioneer Concrete Services Ltd v Yelnah Pty Ltd,[31] on his part defined the expression “lifting the corporate veil” thus:

“That although whenever each individual company is formed a separate legal personality is created, courts will on occasions, look behind the legal personality to the real controllers.”[32]

The simplest way to summarize the veil principle is that it is the direct opposite of the limited liability concept. Despite the merits of the limited liability concept, there is the problematic that it can lead to the problem of over inclusion, to the disadvantage of the creditors. That is to say the concept is over protected by the law. When the veil is lifted, the owners’ personal assets are exposed to the litigation, just as if the business had been a sole proprietorship or general partnership.

Common law courts have the lassitude or exclusive jurisdiction “lift” or “look beyond” the corporate veil at any time they want to examine the operating mechanism behind a company. [33]

This wide margin of interference given common law judges has led to the piercing of the corporate veil becoming one of the most litigated issues in corporate law.[34]

But it should be worthy of note that a rigid application of the piercing doctrine in common law jurisdictions has been widely criticized as sacrificing substance for form. Hence, Windeyer J, in the case of Gorton v Federal Commissioner of Taxation, remarked that this approach had led the law into “unreality and formalism.”[35]

As aforementioned, when the judges pierce the veil of incorporation, they accordingly proceed to treat the company’s members as if they were the owners of the company’s assets and as if they were conducting the companies business in their personal capacities, or the court may attribute rights and/or obligations of the members on to the company.

The doctrine is also known as “disregarding the corporate entity”.

In his 1990 article, Fraud, Fairness and Piercing the Corporate Veil, Professor Farrar remarked that the Commonwealth authority on piercing the corporate veil as “incoherent and unprincipled”. [36] That claim has been earlier backed up by Rogers AJA, a year ago in the case of Briggs v James Hardie & Co Pty[37] thus:

“There is no common, unifying principle, which underlies the occasional decision of the courts to pierce the corporate veil. Although an ad hoc explanation may be offered by a court which so decides, there is no principled approach to be derived from the authorities.”[38]

Another scholar in the person of M. Whincop in his own piece: ‘Overcoming Corporate Law: Instrumentalism, Pragmatism and the Separate Legal Entity Concept’[39], argued that the main problem with the Salomon case was not so much the argument for the separate legal entity, but rather the failure by the English House of Lords to give any indication of “What the courts should consider in applying the separate legal entity concept and the circumstances in which one should refuse to enforce contracts associated with the corporate structure.”[40]

2.2: Basis for court lifting of the veil of incorporation under Anglo-Saxon Jurisdictions

As aforementioned, common law courts are empowered to; under limited circumstances ignore the limited liability rule, and “pierce the corporate veil”, so that the members of the company in question may become liable for the actions of the company, in spite of the limited liability rule that the two have separate identities. [41]

It’s worth re-iterating that the piercing of the corporate veil remains one of the most litigated issues in English company law.[42] There are however a number of general factors that Anglo-Saxon would normally take into considering before piercing the veil, since as much as possible, the courts will like to maintain the preserve of companies to keep separate identity from its owners.

By and large, the separate legal personality of a company will be disregarded only if the court deems that there is, in fact or in law, a partnership between companies in a group, or that there is a mere sham or facade in which that company is playing a role, or that the creation or use of the company was designed to enable a legal or fiduciary obligation to be evaded or a fraud to be perpetrated.[43]

In a nutshell, common law courts have ever since the Salomon case recognized a number of discrete factors that would prompt them to piercing the corporate veil. The most outstanding factors would be examined hereunder:

2.2.1Fraud

English courts would allege fraud where its owners of a corporation merely used it as a window dressing to evade either fiduciary or legal obligations. This will most notably be the case where the company owner intentionally used it to deny the creditors pre-existing legal rights.[44] These were the facts in issue in the case of Re Edelsten ex parte Donnelly,[45] even though the court could not ascertain fraud on a company owner who had apparently denied his obligations towards his creditors on the grounds of limited liability. The court was faced with the question of ascertaining whether the company was incorporated and then used for the purpose of evading a legal obligation or perpetrating a fraud, as argued by the trustee. The court ruled thus.

“The argument of fraud is, of course circular. It can only succeed if the argument of

sham succeeds, because if no property was acquired by, or devolved upon, Edelsten,

no duty capable of being evaded could arise under the Act…The submission that the

VIP Group had been used to perpetrate a fraud was coincident, and stood, or fell, with

the submissions which sought to have the transactions, by which the VIP Group

acquired property, treated as shams.”[46]

In other words, the court could not ascertain fraud for the reason that the corporation had not been created out of sham, and had merely taken adequate steps to ensure that any property acquired after bankruptcy did not fall into the hands of any of the trustee in bankruptcy.

It has been said that the more conspicuous the sham, the more likely it would be for the Anglo-Saxon courts to ascertain that fraud had been perpetrated. In the 1997 Australian case of Re Neo, the Immigration Review Tribunal took this view in a case where a decision to refuse an application for a visa by an employee, where sponsorship had been arranged by a company formed on the same day that the application was lodged, and interestingly, the company never carried out any business.

The Australian Immigration Review Tribunal ruled thus:

“The company was merely a vehicle used to circumvent Australian migration law. It was only a façade, its true purpose being to allow the applicants to remain in the country.”[47]

2.2.2: Agency

The doctrine of separate legal entity that the company is a legal entity with a different identity from that of its members means that a company does not exist to become an agent for its shareholders. Where this is the case, Anglo-Saxon courts would not hesitate to pierce the corporate veil. In Rowland J, in Barrow v CSR Ltd[48], where the court found out that a parent company was responsible for the actions of a subsidiary in relation to an employee, it did not hesitate to lift he veil. The court stated:

“Now, whether one defines all of the above in terms of agency, and in my view it is, or control, or whether one says that there was a proximity between CSR and the employees of ABA, or whether one talks in terms of lifting the corporate veil, the effect is, in my respectful submission, the same.”[49]

But Anglo-Saxon courts do not have any unique judicial approach to determining whether the company acted as an agent. Hence, it is a bit too difficult to rationalize the judgments. For instance, the court refused to pierce the veil in The Electric Light and Power Supply Corporation Limited v Cormack[50]: a one-man company that had contracted with the plaintiffs to use their power supply for his work during two years, and not to install any other alternative source of energy power during that period of time. But within that period, the defendant sold his company to another company of which he was both the manager and the main shareholder. The new company thereupon installed energy power other than he one contracted with the plaintiffs. The court refused to pierce the veil, considering the act as a personal undertaking.[51] Lord Rich AJ found no evidence that the sale of the business by the defendant was done with the object of evading his personal obligations.

It has been remarked that Anglo-Saxon courts are generally less prepared to pierce the separate legal status, in the case of very small companies, such as the one business. In the case of small businesses, they are rather more prepared to apply agency principles. This is particularly the case where control was absolute, that is where the business was an integral part of it’s owner, such that the company itself can properly be seen as a mere agent for the shareholder. Hence in Ampol Petroleum Pty Ltd v Findlay,[52] Fullagar J. was only willing to pierce the veil, only after the owner of a small private company sought the lifting of the veil himself to demonstrate that the losses of the company were in fact his losses. The learned judge stated:

“If the defendant does embark on establishing loss of profits (or capital or goodwill) at an enquiry as to damages, I consider on the present state of the evidence that the “corporate veil” may be pierced for these purposes, that is to say, I consider that the defendant will be entitled to include losses to his company or companies flowing from the breach, provided he establishes (in addition to causation) that the loss to the company was his loss…The evidence presently before me strongly suggests that the defendant wholly controlled the relevant companies and their monies and other assets, and dealt with the monies and assets as though they were his own.”[53]

In a nutshell, it can be said that the main reason while Anglo-Saxon courts in he case of small companies tend to prefer agency principles is because they want to reduce the severity of a penalty as a consequence of piercing the corporate veil.

2.2.3: Unfairness

One other serious ground under which Anglo-Saxon courts would be so ready to pierce the corporate veil is in cases where it is deduced that there was unfairness on the part of the company in question. The plaintiff may for example pray the court to pierce the corporate veil on the grounds that doing so would help bring a fair and just result. Such was the case in the Australian case of RMS Glazing Pty Ltd v The Proprietors of Strata Plan No 14442,[54] where a body corporate bringing in an action against a defendant company argued that he veil be pierced because it’s Managing Director, Mr. Lo Surdo had play a very active role in the court proceedings and would normally not have done so if the company was in effect not just a “a body of straw”. The court in he pronouncement of Cole J. rejected this argument, finding that with the company’s record of profitable trading it could not be said to be a body of straw. Cole J. said thus:

“Quite apart from that I am not satisfied that justice would require the making of such an order. The Body Corporate dealt with RMS over a period of more than a decade. It was prepared to deal with the company rather than Mr Lo Surdo personally and to enter into contractual relationships with the company resulting in the payment of many millions of dollars. I do not think that the interest of justice requires that it now be permitted to simply disregard the corporate veil.”[55]

2.2.4: Group Enterprises

The argument of group enterprises is to the effect that in certain cases, some companies that act as a corporate group, may operate to hide behind the advantages of limited liability to the disadvantage of their creditors. They may operate in a way that the parent entity is not clearly distinguishable from the subsidiaries. The argument in favor of piercing the corporate veil in these circumstances is to ensure that a corporate group which seeks the advantages of limited liability must also be ready to accept the corresponding responsibilities. This was the opinion of Doyle CJ in the 1998 case of Taylor v Santos Ltd. [56]

The most outstanding instance however where Anglo-Saxon courts would most probably pierce the corporate veil on the ground of group enterprises is where there exists a sufficient degree of common ownership and common enterprise. In the case of Bluecorp Pty Ltd v ANZ Executors and Trustee Co Ltd (supra)[57], the following Lord Justices identified the main grounds under which Anglo- Saxon courts would be prompt to pierce the corporate veil as a result of group enterprises. The court stated thus:

“The inter-relationship of the corporate entities here, the obvious influence of the control extending from the top of the corporate structure and the extent to which the companies were thought to be participating in a common enterprise with mutual advantages perceived in the various steps taken and plans implemented, all influence the overall picture.”[58]

The above hints notwithstanding, the common law courts may hesitate to pierce the corporate veil where the outcome would produce a different result.

2.2.5: Sham or Façade

A argument that he company under scrutiny is a sham or a façade is one of he strongest points that would prompt a common law court to lift the veil of incorporation. The argument is quite close to he argument of fraud, but usually stands on it’s own. In short, to say a company was merely a façade or a sham means the corporate form was incorporated or merely used as a mask to hide the real purpose of the corporate controller. In the English case of Sharrment Pty Ltd v Official Trustee in Bankruptcy[59], Lockhart J, stated that:

“A ‘sham’ is…something that is intended to be mistaken for something else or that is not really what it purports to be. It is a spurious imitation, a counterfeit, a disguise or a false front. It is not genuine or true, but something made in imitation of something else or made to appear to be something which it is not. It is something which is false or deceptive.”[60]

To say the least, a fraud argument is usually dependent upon a sham argument, and common law jurisdictions have indicated over the years that no fraud can be perpetrated where he corporate form is real and not a façade.

2.3: Recent Development of the Doctrine in Common law jurisdictions (Resume)

The doctrine of piercing the corporate veil is apparently in a transitory state in many common law jurisdictions. Current practice by he Anglo-Saxon courts demonstrates that he courts are increasingly becoming as interested with legal and equitable principles as they are with the traditional fraud requirement. In other words, what the Common law courts typically consider is injustice and impropriety. Where his is he case, the only motive of the courts in lifting he veil is the restoration of equity.

The fraud requirement however remains of very vital importance in many common law jurisdictions. But other courts such as in the USA have adopted a more liberal approach to veil piercing in favor of tests such as for instance: what is the veracity in he shareholder control of the corporation? , The shareholders’ improper conduct in controlling he corporation and the causal link between improper conduct and the plaintiff’s injury.

3.0-CONCLUSION

The act of piercing the corporate veil until now remains one of the most controversial subjects in corporate law, and it would continue to remain so, even for the years to come. By and large, as discussed in the essay, the doctrine of piercing the corporate veil remains only an exceptional act orchestrated by courts of law. Courts are most prepared to respect the rule of corporate personality, that a company is a separate legal entity from it’s shareholders, having it’ own rights and duties, and can sue and be sued in it’s own name.

As we move from jurisdiction to jurisdiction across the globe, it’s application narrows down to how that system of the law appreciates the subject. Common law jurisdictions are examples par excellence where the piercing of the corporate veil has gained notoriety, and as the various cases indicate, courts under this system of the law generally appreciates every case by it’s merits.

The above notwithstanding, there are general categories such as fraud, agency, sham or façade, unfairness and group enterprises; which are believed to be he most peculiar basis under which the common law courts would pierce he corporate veil. But these categories are just a guideline and by no means far from being exhaustive.

Bibliography

BOOKS

Frank H. Easterbrook & Daniel R. Fischel, Limited Liability and the Corporation, (1985). 52 U.CHI.L.REV. 89

N Hawke, Corporate Liability, London Sweet and Maxwell 2000 p108.

Gower and Davies Principles of Modern Company Law (7Edition) London Sweet and Maxwell (2003) at 176

R Grantham and C Rickett, Corporate Personality in the 20th Century, 1998.

Dan-Cohen M, Rights, Persons and Organizations: A Legal Theory For Bureaucratic Society, University of California Press- Berkeley, (1987).

Keith Wallmelley, Butterworths Company Law Handbook, Butterworths Tolley (August 1997)

Ella Gepken-jager, Gerard Van Solinge, and Levinus Timmerman, Voc 1602-2002: 400 Years of Company Law, O C S L Press (December 30, 2005)

Gary Rogowski , Company Law in Modern Europe, Dartmouth Pub Co (July 1999)

 

 

 

 

 

 

 

JOURNALS AND MAGAZINES

SM Bainbridge, Abolishing Veil Piercing, 26 J. Corp Journal of Corporate Law Spring 2001 .479

Dan-Cohen M, Rights, Persons and Organizations: A Legal Theory For Bureaucratic Society, University of California Press- Berkeley, (1987) , 44.

 

Blumberg P. “The Corporate Entity in ~n Era of Multi-National Corporations,’ 15. Delaware Journal of Corporate Law , 324.

Cheong – Ann Ping, Corporate Liability, A Study in Principles of Attribution, Kluwer Law International (2001)

Ramsey M. Ian & David B. Noakes, Piercing the Corporate Veil in Australia, Melbourne University Press, , 2005. Paper for the Melbourne Centre for Corporate Law and Securities Regulation

H A J Ford, R P Austin and I M Ramsay, Ford’s Principles of Corporations Law, 9th ed, 1999

Robert B. Thompson, Piercing the Corporate Veil, an Empirical Study, 76 Cornell L. REV. 1036, 1991

J Farrar, ‘Fraud, Fairness and Piercing the Corporate Veil’ (1990) 16 Canadian Business Law

Journal 474.

M Whincop, ‘Overcoming Corporate Law: Instrumentalism, Pragmatism and the Separate Legal

Entity Concept’ (1997) 15 Company and Securities Law Journal

J Payne, ‘Lifting the Corporate Veil: A Reassessment of the Fraud Exception’ (1997) 56 Cambridge Law Journal

 

 

 

 

 

STATUTES

 

Section 3 (02) of the American Bar Association’s Revised Model Business Corporation Act (RMBCA)

 

 

 

 

 

 

-ONLINE SOURCES

– Piercing the Corporate Veil. Wikipedia. (Online). 2003. (Assessed: 2.4.2007)

< http://en.wikipedia.org/wiki/Piercing_the_corporate_veil&gt;

 

Ben C. Ball, Jr., Matthew S. Miller & Christine S. Nelson. The corporate veil. When is a subsidiary separate and different from it’s parent? . Cornerstone Research Foundation. (Online). 1997. (Assessed. 4.4.2007)

<www.cornerstone.com/pdfs/corp_vl.>

See Section 3 (02) of the American Bar Association’s Revised Model Business Corporation Act (RMBCA)

[1] Piercing the Corporate Veil. Wikipedia. (Online). 2003. (Assessed: 2.4.2007)

< http://en.wikipedia.org/wiki/Piercing_the_corporate_veil&gt;


[1] See Section 3 (02) of the American Bar Association’s Revised Model Business Corporation Act (RMBCA)

[2] See Piercing the Corporate Veil. Wikipedia. (Online). 2003. (Assessed: 2.4.2007)

< http://en.wikipedia.org/wiki/Piercing_the_corporate_veil&gt;

[3] ibid

[4] See Frank H. Easterbrook & Daniel R. Fischel, Limited Liability and the Corporation, (1985). 52 U.CHI.L.REV. 89

[5] Judith Waltz and Dan Reinberg, Foley & Lardner, Am i my company’s alter ego? theories of alternative liability for debts to the medicare program.

< http://www.foley.com/FILES/tbl_s31Publications%5CFileUpload137%5C1290%5Cliability.pdf&gt;

[6] ibid

[7] ibid

[8] See Ben C. Ball, Jr., Matthew S. Miller & Christine S. Nelson. The corporate veil. When is a subsidiary separate and different from it’s parent? . Cornerstone Research Foundation. (Online). 1997. (Assessed. 4.4.2007)

<www.cornerstone.com/pdfs/corp_vl.>

 

[9] See N Hawke, Corporate Liability, London Sweet and Maxwell 2000 p108.

 

[10] See Gower and Davies Principles of Modern Company Law (7Ed) London Sweet and Maxwell (2003) at 176.

 

[11] ibid

[12] See SM Bainbridge, Abolishing Veil Piercing, 26 J. Corp Journal of Corporate Law Spring 2001 .479

 

[13] See ibid, 72.

[14] See Dan-Cohen M, Rights, Persons and Organisations: A Legal Theory for Bureaucratic Society, University of California Press- Berkeley, (1987), 44.

[15] ibid.

[16] Blumberg P. “The Corporate Entity in an Era of Multi-National Corporations,’ 15. Delaware Journal of Corporate Law , 324.

[17] ibid

[18] See N Hawke, (Supra). p108.

 

[19] See Gower and Davies Principles of Modern Company Law (7Ed) London Sweet and Maxwell (2003) at 176.

 

[20] See SM Bainbridge, (Supra) .479

 

[21] ibid.

[22] ibid.

[23] Salomon V. Salomon, House of Lords. (1896), [1897] A.C. 22 (H.L.)

See also: R Grantham and C Rickett, Corporate Personality in the 20th Century, 1998.

[24] See Cheong – Ann Ping, Corporate Liability, A Study in Principles of Attribution, Kluwer Law International (2001)

 

[25] Case: Gas Lighting Improvement Co Ltd v Inland Revenue Commissioners, (1923) AC 723 at 740 – 741 [25].

[26] Ibid.

[27] Case: The King v Portus; ex parte Federated Clerks Union of Australia (1949) 79 CLR 42,

[28] See Ramsey M. Ian & David B. Noakes, Piercing the Corporate Veil in Australia, Melbourne University Press, , 2005. Paper for the Melbourne Centre for Corporate Law and Securities Regulation, 4.

 

[29] Case: Atlas Maritime Co SA v Avalon Maritime Ltd (No 1) [1991] 4 All ER 769.

[30] Atlas Maritime Co SA v Avalon Maritime Ltd (No 1) [1991] 4 All ER 769.

Cf: Ramsey M. Ian & David B. Noakes, Piercing the Corporate Veil in Australia, Melbourne University Press, , 2005. Paper for the Melbourne Centre for Corporate Law and Securities Regulation,6.

[31] Case: Pioneer Concrete Services Ltd v Yelnah Pty Ltd (1986) 5 NSWLR 254 (SCNSW, Young J).

 

[32] Case: Pioneer Concrete Services Ltd v Yelnah Pty Ltd (1986) 5 NSWLR 254 (SCNSW, Young J).

Cf: Ramsey M. Ian & David B. Noakes (Supra).

[33] H A J Ford, R P Austin and I M Ramsay, Ford’s Principles of Corporations Law, 9th ed, 1999

[34] See Robert B. Thompson, Piercing the Corporate Veil, an Empirical Study, 76 Cornell L. REV. 1036, 1991

[35] Case: Gorton v Federal Commissioner of Taxation (1965) 113 CLR 604

[36] J Farrar, ‘Fraud, Fairness and Piercing the Corporate Veil’ (1990) 16 Canadian Business Law

Journal 474.

Also on page 478.

[37] Briggs v James Hardie & Co Pty Ltd (1989) 16 NSWLR 549

[38] Ibid.

[39] M Whincop, ‘Overcoming Corporate Law: Instrumentalism, Pragmatism and the Separate Legal

Entity Concept’ (1997) 15 Company and Securities Law Journal 411

[40] ibid

[41] See Pickering, The Company as a Separate Legal Entity, (1968) 31 M.L.R. 482

 

[42] See Robert B. Thompson, Piercing the Corporate Veil, an Empirical Study, 76 Cornell L. REV. 1036, 1991

[43] As per Jenkinson J. in Dennis Willcox Pty Ltd v Federal Commissioner of Taxation (1988) 79 ALR 267

 

[44] See J Payne, ‘Lifting the Corporate Veil: A Reassessment of the Fraud Exception’ (1997) 56 Cambridge

Law Journal 284

[45] Case: Re Edelsten ex parte Donnelly (Unreported, Federal Court, Northrop J, 11 September 1992).

[46] See J Payne (Supra).290.

[47] Case: Re Neo (Unreported, Immigration Review Tribunal, Metledge M, 30 July 1997).

[48] Case: Barrow v CSR Ltd (Unreported, 4 August 1988, Supreme Court of Western Australia, Rowland J).

[49] Ibid, 5

[50] Case: The Electric Light and Power Supply Corporation Limited v Cormack (1911) 11 NSWSR 350

[51] ibid

[52] Case: Ampol Petroleum Pty Ltd v Findlay (Unreported, Fullagar J, Supreme Court of Victoria, 30 October

1986).

 

[53] Case: Ampol Petroleum Pty Ltd v Findlay (Unreported, Fullagar J, Supreme Court of Victoria, 30 October

1986).

[54] Case: RMS Glazing Pty Ltd v The Proprietors of Strata Plan No 14442 (Unreported, Supreme Court of

New South Wales, Cole J, 17 December 1993).

[55] ibid

[56]Case: Taylor V. Santos. Corporate Law Electronic Bulletin. No. 13, September 1998

[57] Case: Bluecorp Pty Ltd (in liq) v ANZ Executors and Trustee Co Ltd (1995) 18 ACSR 566

[58] ibid

[59] Sharrment Pty Ltd v Official Trustee in Bankruptcy (Unreported: Federal court, 3rd June 1988)

 

[60] ibid

What are Articles Of Incorporation

What Are Articles Of Incorporation? Anyone who steps into the world of business in the Americas, must have come across the term Articles of Incorporation. But what are articles of incorporation? They are simply legal documents that need to be filed with the territorial, provincial, or federal government, which underlines the basic functioning of and the purpose of your business. This document is mandatory to the process of incorporation.

You can get the form for filing the articles of incorporation of your company from government bodies such as the office of the secretary of state of the concerned state. Such offices even have websites, which allow you to download this form, which you may require to incorporate your business. For filling out the form in accordance with articles of incorporation law, you can take the help of samples of articles of incorporation or articles of incorporation examples and then take the help of an attorney to check the correctness and for filing it. So, through the attorneys help you will get to know as to how to file articles of incorporation. After filing, the articles of incorporation document creates your corporation. It also sets out important details such as the number of directors and the type of shares that the company will issue.

So now you may wonder as to why the incorporation of your business is so essential. There are several advantages to incorporating your business. They are as follows:

Limited liability: An incorporated company has limited liability. In other words, an individual share holder’s liability is limited to the amount that he/she has invested in the company. In the case of debts, if you are a sole proprietor, your personal assets, such as your house and car, may be seized to pay the debts. However, if you are a share holder, you cannot be held responsible for the debts accumulated by the corporation, unless of course, you have given a personal guarantee. A corporation however, has all the benefits that an individual has that include the ownership of property. Corporations carry on: Incorporation of a business also ensures its continuance. A corporation typically has an unlimited life and continues to thrive even with a change of ownership or business.

Money raising made easier: Corporations typically have more ability to raise money and this ensures the constant growth and development of your company. While they can borrow and incur debt like a normal individual they also have options to sell shares, and raise equity capital. Typically, equity capital does not have to be repaid and also does not incur interest. However, issuing shares may lower your ownership percentage in a company.

There are several other benefits to incorporating a company. This includes income control, potential tax deferral, income splitting and increased business. For small companies, there is the added possibility of being eligible for small business tax deduction. This is an annual tax credit which is calculated at $16,000 on the first $200,000 of the income that is taxable. This may just be a much lower tax rate than the one applied to your personal income.

So now that we know what are articles of incorporation and their many benefits, your business will be better off by being incorporated and it will also ensure a smooth and headache-free corporate life for yourself.

Keith Evans owns and operates http://www.articlesofincorporationfacts.com Articles Of Incorporation

Deeds In Lieu Of Foreclosure: Who, What, When, Where, Why and How

In the event a loan becomes non-performing, commercial lending institutions that hold mortgages in Indiana need to be familiar with deeds in lieu of foreclosure. Who. The parties to a deed in lieu are the mortgagor (generally, the borrower) and the mortgagee (usually, the lender). Both sides must consent. Most lawyers will say that it isn’t advisable to accept a deed in lieu if there are multiple lien holders. Lenders will have to negotiate releases of those liens in order to secure clear title. The better approach may be to proceed with foreclosure, which will wipe out such liens.

What. A deed in lieu of foreclosure is a document that conveys title to real estate. What is unique about this particular deed is that the mortgagor surrenders its interests in the real estate to the mortgagee in consideration for a complete release from liabilities under the loan documents. The release, among other things, usually is articulated in a separate settlement agreement.

When. Lenders normally pursue deeds in lieu when there is no chance of collecting a deficiency judgment -the mortgagor is judgment proof. For example, this option makes sense with non-recourse loans. Another consideration is when the value of the property unquestionably exceeds the amount of the debt. If the lender thinks it may be able to liquidate the real estate for more than the borrower owes, pursuing a money judgment may be superfluous.

The parties typically will explore a deed in lieu of foreclosure early on in the dispute – once a determination is made by the lender to foreclose. Although this is the point in which deeds in lieu are best utilized, in Indiana it’s possible to execute the deed right up until the time the property is sold at a sheriff’s sale. Where. Deeds in lieu are the product of out-of-court settlements. The process of the securing of a deed in lieu is non-judicial.

Why. The fundamental reasons why a lender may want to take a deed in lieu of foreclosure involve time and money. A deed in lieu grants to the lender immediate possession of the real estate. Several months, conceivably years, can be saved [http://commercialforeclosureblog.typepad.com/indiana_commercial_forecl/2006/11/basic_foreclosu.html]. Just as importantly, spending thousands of dollars, primarily in attorney’s fees, could be avoided by cutting to the chase with a deed in lieu. Expediency and expense are the primary factors that motivate lenders to accept a deed in lieu of foreclosure.

How. Other than the obvious – executing a deed – there are certain steps a lender should consider taking before it enters into a deed in lieu. The lender should know whether it is acquiring clear title. A title insurance policy commitment should be ordered to examine the status of any liens, taxes and other potential clouds on title. Work also may need to be done to get a handle on the value of the property. This may include an appraisal, an inspection or an environmental assessment. These things generally are recommended when evaluating how to proceed with any distressed loan.

One potential land mine must be specifically highlighted here. Without getting too technical, in Indiana there needs to be language in the deed protecting against a merger of the mortgagor’s fee simple title and the mortgagee’s lien interest, which merger could extinguish the mortgagee’s rights under the mortgage. Without the appropriate language expressing the intent of the parties in the deed, the lender’s interest in the property could become subject to junior liens without the right to foreclose. So, be sure that you or your lawyer inserts an anti-merger clause into the deed. Please contact me if you want to see an anti-merger clause our firm has used.

John D. Waller is a partner at the Indianapolis law firm of Wooden & McLaughlin LLP. He publishes the blog Indiana Commercial Foreclosure Law at http://commercialforeclosureblog.typepad.com. John’s phone number is 317-639-6151, and his e-mail address is jwaller@woodmclaw.com.

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How Can A Corporation Be Dissolved?

A corporation can be dissolved either voluntarily or involuntarily. There is a voluntary dissolution of a corporation when its corporate existence ceases due to voluntary means or methods or as decided by the stockholders or members through the board of directors or through the board of trustees as the case may be. An example of a voluntary dissolution is when the persons composing the corporation allowed the corporate term to just expire or when they caused the shortening of the corporate existence to a lesser period than what has been stated in the articles of corporation. In these cases, it is clear that the stockholders or members intend to dissolve the corporation since they did not do anything for the continuation of the corporation. On the other hand, an example of an involuntary dissolution is when, without any effort or decision coming from the members, stockholders, board of trustees, or board of directors, the corporation is dissolve by the law of the state where it was created. You may ask how these can happen. Well, we must remember that a corporation is merely a juridical person allowed by law to be created for a certain purpose. If and when that purpose ceased to exist, then, the law giving it the legal personality may take it back if so warranted. For example, if the corporation divested from the authority it was allowed to operate, the state may cause its dissolution for violation of the corporate purpose. Another example is when there has been a violation of state rules and regulations by the persons composing the corporation. In such a case, the state may again cause the dissolution of the corporation as may be provided for under the law.

The importance of knowing all of these is in order for stockholders, members, board of directors or board of trustees to always be on guard concerning the affairs of the corporation. By keeping the operations of the corporation within the limits and bounds set forth by state laws and regulations, you can avoid the untimely dissolution of your corporation.

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The Need For An Expert Corporate Lawyer

A corporation lawyer may have several areas of expertise. A corporate lawyer can either specialize in forming corporations, or in the drafting of the appropriate articles of incorporation and by-laws. There is also a lawyer who specializes in liquidating or dissolving a corporation or a lawyer who masters in bringing a suit for and in behalf of a corporation. But do you really need separate lawyers for each and every concern of the corporation? Of course not. You can actually find an expert corporate lawyer for all of these. You can find a single lawyer who can help you establish the corporation, make the necessary articles of incorporation and by-laws, sue and defend for and in behalf of the corporation and dissolve the corporation in case the stockholders desire so. There is no need to hire and pay a separate lawyer for all these corporate concerns. All you have to do is to get one expert lawyer and pay him or her, the corresponding retainer’s fee for every service rendered to the corporation as the need arises.

Truly, we are all aware of the great need of an expert corporate lawyer for our corporation. There is no question about this. However, we must also be aware that we can actually have one expert lawyer that will handle all the needs of our corporation. There is no need to spend lots of money in just trying to get several lawyers to cater to the needs of the corporation. One expert lawyer will be enough. There are so many corporate lawyers available today. The issues, problems and questions involving a corporation is not that complicated. So why make it one? By just looking and browsing the Internet, you can actually find a law firm that will provide you with a corporate lawyer who is well-acquainted with our corporation laws. Try getting one and just pay the corresponding retainer’s fee to the law firm. Surely, all the corporation’s concerns will be handled competently by the lawyer assigned to your corporation.

John Luke Matthews is a regular contributor of relevant articles about the jurisprudence of businesses. He is part of the Mesriani Law Group and is currently taking information technology studies as well.

John Luke Matthews is a regular contributor of relevant articles about the jurisprudence of businesses. He is part of the Mesriani Law Group and is currently taking information technology studies as well.

Major Advantages of Establishing a Corporation

Do you want to establish your own business but you want other persons to join you in your business venture? If this is what you perceive to do, then we advice you to form a corporation. A corporation is an artificial being created by operation of law having the right of succession and whose powers, attributes and properties expressly authorized by law or incident to its existence. It is composed of at least 5 persons who will be known as the incorporators. For financial reasons and practicality, forming a corporation will definitely be very advantageous most specially when you want to engage in a feasible business venture but you lack the appropriate capital to establish it by yourself. In a corporation, you, together with other business partners will be joining your resources for the purpose of pursuing the business venture. Aside from this, one of the major advantages of a corporation will be its right to continuous existence or the right of succession. This means that even if all the original personalities that establish it are no longer part of the business venture or are already separated therefrom, the corporation will continue to exist so long as it still has the attributes as required by law.

Likewise, a very important attribute of a corporation is that it has a separate and distinct personality from those persons who compose it. Now what does this mean? The answer is simple. Since a corporation is an artificial being merely created by operation of law, it is considered as to having a personality different and unconnected with the persons making up the corporation. The rights, properties and attributes of the corporation are not the rights, properties and attributes of the stockholders or members and vice versa. Although they are intertwined, they are in the eyes of the law, separate and distinct from each other.

Our Los Angeles Business Attorneys specialize in all fields of business law, personal injury, social security, and employment cases

John Luke Matthews is a regular contributor of relevant articles about the jurisprudence of businesses. He is part of the Mesriani Law Group and is currently taking information technology studies as well.

Do You Have To Form An Entity For A New Business?

Over and over you will hear you need a business entity for your start-up. This raises the question or whether you are actually required to have one. Do You Have To Form An Entity For A New Business?

When starting a business, one can run into information overload. One area this can occur with is business entities. With all of the information on the web and various discussions of this and that, you can easily get confused. Before you figure out the intricacies of a corporation, for instance, one needs to deal with the basic question of the necessity.

There is no legal requirement in any state that you form a business entity. It simply isn’t required to get up and running with your business. If you do not incorporate, you simply function as a sole-proprietor if you are the only owner and a partnership if there are two or more people involved. So, why all the discussion about incorporation? It is a smart move.

When you run a business, you face the risk of being sued to the high heavens. You also face the possibility the business will fail. In both instances, the debts of the business can easily wipe out your personal finances if you are not careful. The reason most people suggesting you incorporate is doing so protects you from such debts. If a lawsuit is filed, the corporation is the defendant. If a judgment is returned, it can only be collected from the corporate assets, to wit, you do not lose your home, car and savings. While this is a fairly simple notion, it is an important one. Incorporating protects you from disaster.

Making the decision to incorporate is a smart one, but it doesn’t necessarily mean you need to use a corporation. Corporations tend to be big, bulky beasts to run. Many small businesses now prefer to choose limited liability companies for their business efforts. A limited liability company, also known as an LLC, provides the lawsuit protection of a corporation, but is much easier to run from a documentation perspective. In truth, the ultimate decision often involves tax decisions, so speaking with an attorney or accountant is a smart choice before making your decision.

Are you required to use a business entity? No, but you definitely should use some type of business entity that provides protection from lawsuits.

Gerard Simington is with FindAnAttorneyForMe.com – an online attorney directory.