Archive for November, 2009

Just the Basics

Tuesday, November 24th, 2009

Which business entity do I choose?

Your business has been doing so well you are amazed. For the last couple of years it has continued to grow despite the severe recession. You’re rather proud of the fact that you ran it on a shoestring budget too, and kept just enough employees to do marketing and fill orders. Now that business is beginning to show a profit and you can actually take money out of it instead of plowing it back into the venture, you are beginning to worry about the fact you’ve been doing business under a fictitious business name. It’s time to make a call to a business attorney and find out how personally exposed you are and what you may do to protect yourself from business liabilities.

The first thing you find out is that you have been running the business as a sole proprietor despite having registered a fictitious business name. What that means is you have personal liability for all the obligations and other liabilities of the firm. It gets worse yet. The debts you’ve shouldered are business rather than personal or consumer debts. Your lawyer explains many of the protections you enjoy from consumer debts like credit cards or installment purchases don’t apply when you incur the debt in connection with operating your business.

Not without some trepidation, you ask the attorney if there is anything you can do to change the situation because you don’t want to start all over since you have a success on your hands. Fortunately for you the answer is there are a number of options that will let you change your company from a sole proprietorship to a business vehicle like a corporation or limited liability company. If this is done correctly, you can change the form of doing business tax free as well.

The attorney explains incorporating a going business or organizing it into a limited liability company is permitted in California and if properly done, neither the IRS nor the California Franchise Tax Board will see it as a sale from you to the business. Specifically, you may be able to contribute the assets of your business to the limited liability company in exchange for your membership interest without it being viewed as a taxable sale between you and your limited liability company.

What do you choose? You find out that corporations are an older form of business entity with less flexibility of operation over the limited liability company, the more modern form of business entity. On the other hand, when you do business in California in a limited liability form, it may be subject to a gross receipt tax which can be significant for a small business – if gross income attributable to California is more than $250,000, the fee will be imposed from a low of $900 to $11,790 if the total gross income exceeds $5,000,000.

Both entities are in common enough use that for most small businesses, institutional lenders are available to provide financing. For many tax professionals, the potential gross receipts tax is reason enough to opt for the use of a corporation which elects to Sub-Chapter S status. The advantage of an S election is that it avoids taxation at the corporate level, permitting items of income and loss to flow through directly to you, the shareholder. What is most important about either form of doing business is that it affords protection against personal liability.

Your lawyer says that as a practical matter, many lenders and landlords require personal guaranties by the shareholders or members of small business corporations or limited liability companies. Finally, in order to transfer the business into the selected business entity, your lawyer will work through each of your business assets and liabilities transferring title from you personally to the new entity.

Some of your liabilities, such as bank loans, may not be so easily converted into company obligations, at least without an accompanying personal guaranty. The good news is that once completed and all customers, vendors and other creditors are given notice of the change, future obligations or liabilities should belong to the company and will not be yours. Unfortunately, you learn that the legal and accounting costs are significantly more when incorporating a going business, or contributing the assets of a going business to a new limited liability company.

It is easy to see that our friend would have been better served had he spent a little more in the beginning to save significant legal and accounting outlays later, not to mention the time he may have to devote to gathering critical business information so that the process can be completed……at least that is what this lawyer thinks.

Roni Balint writes for the Law Office of Alan M. Insul. The content contained within this feature is not intended as legal advice and does not constitute an attorney-client relationship. To learn more, contact Los Angeles business attorney and California corporate lawyer, Alan M. Insul by visiting Insullaw.com.

Dropping the Other Shoe

Sunday, November 15th, 2009

If your commercial real estate is foreclosed, what is your personal exposure?

There was optimism that the real estate market was making a comeback and then – experts said it was looking really bad for commercial property owners and getting worse. This doesn’t sit well with you when you realize that the vacancies in your 100 unit apartment building have soared upwards from 5% to 15%.

It’s no small wonder then that you have also been forking over more money every month to make the mortgage payments on both the first and second mortgages. One night while reviewing the dismal situation, you decide to quit throwing good money after bad and make a resolution to let the lender take the property in foreclosure.

Being a smart businessperson you make a call to a lawyer first to ask what your personal liability is if the first or second lender forecloses on the property. Your lawyer gives you the “it depends” answer and you’re thinking you’d rather have a straight answer instead. The straight answer only comes when she has the history of the loans in question.

When you bought the building, it was financed with a loan from your local bank with the second one provided by the building’s seller. Three years after the purchase, you refinanced loan number one for a better interest rate. The seller who held loan number two agreed to subordinate his loan to the new first loan so long as the principal of the first wasn’t greater and the interest rate was lower than the original loan.

While doing that was a smart move, the property currently can’t support either the first or the seller’s carry-back second loan. The straight answer from you lawyer, based on those facts, is that you could be personally liable to the lender holding the first trust deed but not the second. That revelation startles you and you discover that it is because the current first was securing a loan that was not used to buy the property – it was a refinance situation.

On the other hand, the seller carry-back second was used to buy the property and the refinance and subordination to the new first did not change the nature of what the seller originally financed with his second. As such, the law would not change the rule that as a purchase money loan, you had no personal liability.

In a 1991 case, Thompson v Allert (1991) 233 Cal. App. 3d 1462, the facts were quite similar to what we have discussed to this point. In that case the court outlined that the subordination to a new loan for the same amount at the same or lower interest didn’t alter the purchase money character of the loan. Under the California Code of Civil Procedure §580b, the holder of the second isn’t entitled to get a personal judgment against our apartment owner in this story – even if the first forecloses before the second and wipes out the second. Put another way, the second becomes worthless, leaving the holders with no ability to recover any of the unpaid loan amount.

By comparison, Wright V Johnston (1988) 206 Cal. App. 3d 333 provides a contrasting situation where the seller subordinated their loan to a new loan that was for a significantly greater amount then the original first trust deed so as to remove it from the borrower protections of California Code of Civil Procedure §580b. In other words, it lost its purchase money character by virtue of the changed nature of the financing risk with the refinance. Other situations which could trigger a seller carry-back losing its purchase money character are increased interest rates, balloon payments not in original first, and substantial cash-out loans.

If you’re knee deep in a commercial, industrial or multi-residential real estate property and thinking about letting it go to foreclosure, seek legal advice well in advance of letting the property go into default. This is an extremely complicated area of law where mistakes can be costly, and the need to think through the consequences of a default strategy is crucial to obtain the best possible result. At least that’s what this lawyer thinks.

Roni Balint writes for the Law Office of Alan M. Insul. The content contained within this feature is not intended as legal advice and does not constitute an attorney-client relationship. To learn more, contact Los Angeles business attorney and California corporate lawyer, Alan M. Insul by visiting Insullaw.com.

The Los Angeles based Law Office of Alan M. Insul limits practice to Business and Corporate Law for clients internationally, and nationally including the San Fernando Valley, Santa Monica, Beverly Hills, Culver City, Glendale, Burbank, Pasadena, Santa Clarita, Semi Valley, Calabasas, Agoura, Agoura Hills, Westlake, Palos Verdes, Torrance, Downtown, La Canada, Long Beach and Orange County.

Business and corporate law includes start-up decisions such as entity selection and formation whether corporations, limited liability companies, general partnerships, limited partnerships, or, for certain professionals and their related entities, limited liability partnerships. The established business enterprise whether California, nationally or internationally based needing a Southern California attorney will typically look to the Law Office of Alan M. Insul to fill the gap between limited outside legal representation and having the luxury of in-house legal counsel. MORE...

CONTACT OUR OFFICE

The Los Angeles based Law Office of Alan M. Insul limits practice to Real Estate Law for clients internationally, and nationally including the San Fernando valley, Santa Monica, Beverly Hills, Culver City, Glendale, Burbank, Pasadena, Santa Clarita, Semi Valley, Calabasas, Agoura, Agoura Hills, Westlake, Palos Verdes, Torrance, Downtown, La Canada, Long Beach and Orange County.

California Real Estate Law is a dynamic ever changing area of law demanding that owners of residential income property, commercial property, industrial property, or office buildings, as well as developers, investors, contractors, subcontractors, material suppliers, lenders, brokers, escrow companies, and other real estate professionals have current effective legal advice for both transactions as well as matters in various stages of litigation.

CONTACT OUR OFFICE