Friday, July 12, 2013

Asset Protection Part II


WHAT IF I’M SUED PERSONALLY?

What if you get sue personally for something you personally did? Can your creditors come after your ownership interests in your LLCs and Corporations? The short answer is yes. However, a creditor of a partner in a partnership or a member of an LLC is entitled only to a charging order rather than being entitled to execute directly against partnership assets (a charging order is simply a court document that directs the managers of the LLC to divert distributions that would otherwise go to the debtor member to the creditor until the judgment is paid).

This is called reverse veil piercing. As indicated above, the best solution is to have a charging-orders provision in the company’s operating agreement. Then if your personal creditors do go after your ownership interest, they will have no voting or transfer rights and are not entitled to profits or salary, only distributions. Then the company simply does not make distributions but pays out any profits to its officers. Since you can still be an officer and not on the board of directors you will receive income earned by your company and your creditors will not

Jesse Conway, Business Attorney
www.conwaylaw.net

Wednesday, July 10, 2013

Asset Protection Planning Part I

ASSET PROTECTION PLANNING

Imagine the following scenarios:

You remodel homes for a living. You install a bathtub in the upstairs bathroom of a home. You forget to seal the tub properly and it slowly leaks over the course of the next year. When the homeowner discovers the leak it has already caused dry rot in the ceiling and the walls. Among the other defendants they name you personally.

Your employee is driving a company truck and dozes off at the wheel. He wakes up only after he has plowed through the storefront of a local produce shop. The storeowners bring suit and name you personally as a defendant.

You are home watching TV one night minding your own business. A door-to-door salesman walks up your front walk way and trips on the hedge and breaks his ankle. He sues you.

You get the idea. We live in an increasingly litigious society. As an attorney I have seen numerous cases with facts very similar to the ones outlined above. Whereas many lawsuits have merit, some do not. Even if you are slapped with a lawsuit that has no merit you may not be able to afford to defend against it or get a runaway jury that awards the plaintiffs a large judgment.

Right now, before a claim arises, is the time to start thinking about how you can protect your hard earned assets. I encourage you to review RCW 19.40 which is the Washington Uniform Fraudulent Transfer Act. This act defines fraudulent transfers as any transfer made to hinder, delay or defraud creditors includes transfers that are for less than the real value or made while you are insolvent. It is important to remember that whereas you can take certain measures that have valid business reasons and that are exchanges for reasonably equivalent value, you cannot make any transfers with the purpose of hindering, delaying or defrauding creditors when you know a claim or potential claim exists.

Although every fact scenario is different here are some general ideas that may help protect your assets. This is not legal advice and is not intended as such.

CORPORATE STRUCTURES

If you own a business or own land it is crucial that you set up a business entity that limits your personal liability. I cringe when I hear the words “sole proprietorship.” If you are a sole proprietorship running a beauty salon and one of your employees nicks a client’s ear with a pair of scissors and they sue the salon, your personal assets (including your savings and even equity in your home) is at stake.

However, if you pay the $180.00 filing fee to the Washington Secretary of State and complete the Articles of Formation and operate as an LLC or a Corporation, your personal liability is limited. The plaintiff in the above case can only come after the assets of the company and not you personally. It is important that you follow the corporate formalities. The company cannot simply be an “alter-ego” of yourself. How do you do this? Keep corporate books. File your annual reports, keep meeting minutes and draft bylaws. Start a company bank account and adequately capitalize the company. This is not a comprehensive list but make sure you separate yourself adequately from the company.

The same concept applies if you own real estate. If neighborhood kids hop your fence and break their leg on your property you could be personally liable. If the land is owned by an LLC only the LLC is liable. The solution is simple: form a business entity, draft a quit claim deed and real estate tax affidavit and transfer title of the land to the business entity. This is a tax free transaction, it’ll take about an hour to do, and the recording fees are less than $75.00. It’ll save you headaches in the long run.

BULLET POINT: If you operate a business start a LLC or Corporation. If you own land transfer it to a LLC or Corporation.

EQUIPMENT AND EMPLOYEES

The same concepts for businesses and land can be applied to equipment and employees. If your equipment malfunctions and harms someone or your employee does something stupid and you get sued your entire business assets will be at stake. (Since you formed a LLC or Corp. your personal assets are adequately protected).

However, let’s say that a separate LLC owns your equipment. So we have Business, LLC which owns and operates your business and Equipment, LLC which owns your equipment. You then draft a lease wherein Business, LLC leases the equipment from Equipment, LLC. In this case, if someone sues because of a problem with the equipment, they can likely only name Equipment, LLC as a defendant. Therefore the assets of Business, LLC (cash, accounts receivable, etc.) are protected from this type of lawsuit.

Likewise, if you form an employee leasing company and lease the employees from Employee Leasing Co. to Business, LLC you have another layer of protection from lawsuits brought due to actions of your employees. 

BULLET POINT: Form an LLC for your equipment and lease it to your business. If it makes sense for your business model, do the same thing with your employees.

www.conwaylaw.net

Tuesday, November 15, 2011

Home Loan Modifications

Home Loan Modifications

If you are facing a foreclosure, you have several program options in negotiating a workout with your lender. Here are a few of the best programs:

Making Home Affordable Modification Program
The Making Home Affordable Modification Program, or HAMP, is a government-sponsored program that allows you to lower your monthly mortgage payment to 31% of your gross income. The lender will typically lower your payment by lowering the interest rate to as low as 2%, extending the length of the loan up to 40 years, and offering a principal forbearance or deferral. The lender also has the option to forgive a portion of the principal. The interest rate will be fixed for five years and then adjusted upward by 1% per year until the interest rate cap is reached. The costs of the foreclosure as well as any unpaid taxes or insurance will be added to the principal balance of the modified loan.

Only a mortgage in first position may be modified under this program. If you have a second mortgage, it usually must be extinguished first. Often, an incentive is paid to the mortgagor in first position to help satisfy any junior lien holders. Speak with a HUD-approve counselor or a real estate attorney to determine how to handle your second mortgage in this situation. You may also qualify for the Second Lien Modification Program described below.

You will also receive an incentive if you stay in the program and make each monthly payment. For each year that you do so, for a total of five years, you will receive a $1,000.00 payment that will be applied to the principal balance of your loan. You can accrue up to $5,000.00.

The lender will usually suspend the foreclose proceedings while they consider you for the HAMP program. If you are accepted, you will have to make three monthly payments on a trial program. If you make these three payments your modification will be permanent. If you miss any of these payments, you will not receive a permanent modification and the foreclosure proceedings will resume. However, the Home Affordable Foreclosure Alternatives, which is part of the HAMP program, has a streamlined process for short sales or deed-in-lieu of foreclosures for homeowners who cannot complete the program.

To be considered for this program, your home must be your current primary residence, the amount you owe on your first mortgage must be equal to or less than $729,750.00, you must have received your current mortgage before January 1, 2009, your payment on your first mortgage must be more than 31% of your current gross income, and you must have trouble paying your mortgage. Visit www.makinghomeaffordable.gov to determine your eligibility for this program. If you qualify for HAMP you must complete a three to four month trial period to demonstrate that you are able to consistently make the reduced payments. After you successfully complete the trial period, your mortgage will be permanently modified.

You may only modify your loan once under this program. This program is scheduled to end December 31, 2012.

Making Home Affordable Refinance Program
This program is designed for homeowners who are current on their mortgage and wish to refinance to a more affordable loan but are unable to do so because of a decrease in value of their home. If you are current on your loan and your house is not too far underwater, you can likely refinance your mortgage to a fixed-rate, low-interest loan. This is a new loan and you will be required to submit a loan application and go through the underwriting process. You will also be responsible for loan refinances fees.

If you refinance into a 15 or 30 year fixed-rate mortgage, your payments will likely not be lowered and may actually be higher. However, the advantage is that you have stability moving forward and can avoid any interest rate increases in your original mortgage. The new loan will not include any balloon payments or prepayment penalties and the interest rate will be based on the current market rate. The only amount added to your principal balance will be transaction costs. A lender cannot receive cash from this loan.

To qualify for the Making Home Affordable Refinance Program, you must have a loan owned or controlled by Freddie Mac or Fannie Mae. Typically, you can only miss one payment in the last 12 months and your first mortgage must not exceed 125% of the current market value of your home. You must also have sufficient income to make the new mortgage payments. This program only applies to loans in first position. The home you are trying to refinance must also be your principal resident. Visit www.makinghomeaffordable.gov to determine if you qualify for this program.

In-House Programs
If you do not qualify for any of the government-sponsored programs, you can attempt to modify the terms of your mortgage by working directly with your lender. If you have only missed a payment or two and you have not received a notice of intent to foreclose, then you likely can work out a modification with your lender.

You can use a HUD-approved housing counselor or a real estate attorney to help you negotiate with your lender.

Second Lien Modification Program
The Second Lien Modification Program, or 2MP, assists homeowners in lowering their payments for a second mortgage. If your first mortgage was modified by HAMP and your mortgage servicer is a participant in 2MP then they may offer you one or more of several options. They may reduce the interest rate to 1% for principal and interest loans, reduce the interest rate to 2% for interest only loans, extend the term to 40 years, or offer a forbearance or forgiveness of the principal.

To qualify, you must owe more than $5,000.00 on your second mortgage, your monthly payment must be more than $100.00, your first mortgage must be modified under HAMP and you must not have missed three consecutive monthly payments on your HAMP modification.

Help for Unemployed Homeowners
If you are unemployed you may be able to get a temporary forbearance for a period of three months or longer under the Home Affordable Unemployment Program or UP. All mortgage servicers participating in HAMP will provide eligible homeowners with this forbearance while they seek employment.

To qualify, you must be unemployed, not more than three months past due on your mortgage, you must not have previously received a UP forbearance or HAMP modification, and you must not be receiving or eligible for unemployment benefits.

Help for Underwater Homeowners
You may qualify for the Principal Reduction Alternative (PRA) if you owe more than 115% of the value of your home. If that's the case, then your mortgage servicer is required to calculate if they are able to reduce the principal amount of your loan to achieve an affordable monthly mortgage payment. If you make all the modified payments you will be given a principal reduction over a three-year period.

These programs are not available if you have a mortgage with Fannie Mae or Freddie Mac. The home must also be your primary residence, your mortgage payment must be more than 31% of your gross monthly income, you must owe up to $729,750.00, you must have obtained your mortgage on or before January 1, 2009, and you must have financial hardship yet income enough to make the modified payment.

Keep in mind that whereas a mortgage servicer must determine if you are eligible, they are not required to grant you a principal reduction.

Home Affordable Foreclosure Alternatives Program
If you can no longer afford to stay in your home you have other options besides foreclosure. You can short sale your property or offer the bank a deed-in-lieu of foreclosure. For more information, click here.

Beware of Foreclosure Rescue Scams!!!
Under no circumstances should you sign your deed over to a third party or make mortgage payments to a third party without written approval from your servicer. Applying for all of these modification programs are free. If you are unsure how to proceed speak with a HUD-approved housing counselor or meet with a licensed real estate attorney.

Legal Disclaimer: The information on this page does not constitute legal advice and should not be relied upon as each situation is fact specific and it is impossible to evaluate a legal problem without a comprehensive consultation and review of all the facts and documents at issue. The information on this page is solely for the purpose of legal education and is intended to only provide general information about the matters stated therein. The information on this page should not be used as a substitute for competent legal advice from a licensed attorney that practices in the subject area of the matters stated therein. No attorney-client relationship is formed without an actual agreement confirmed in writing. I am licensed only in Washington.
http://www.conwaylaw.net/

Jesse Conway

Business Attorney Vancouver WA

Friday, August 5, 2011

Filing a Claim Against The License Bond of an Electrical or Telecommunication Contractor

Filing a Claim Against The License Bond of an Electrical or Telecommunication Contractor

If you wish to file a claim against the bond of an electrical or telecommunication contractor, you must follow a slightly different procedure than you would if you were filing a claim against the registration bond of a general contractor. Consult a business law attorney if you need help.

Who must have this bond?

Electrical contractors and telecommunications contractors must have a bond, or an assigned savings amount, of $4,000.00. RCW 19.28.041(3) and RCW 19.28.420(7).

How do I file a claim?

You must bring an action in the Superior Court of any county in which the contractor resides or conducts business, or in the county in which you provided labor, materials, and/or rental equipment. RCW 19.28.071 and RCW 19.28.420(7). You must join the surety providing the license bond as a co-defendant. Contact a business law attorney to assist you in drafting this claim.

How do I serve a claim?

You must serve both the surety company and the contractor. Unlike a registration bond, you do not need to serve the Department of Labor and Industries.

If the surety company is located in Washington, you must serve the surety company by personally serving an insurance agent of that surety. If the surety company is not located in Washington, you must serve the Washington State Insurance Commissioner.

When must I file a claim?

You must bring your lawsuit within one year from the completion of the work in which the breach is alleged to have occurred. RCW 19.28.071.

How do I collect if my claim is successful?

As indicated above, the electrical or telecommunications contractor has the option of obtaining either a $4,000.00 bond or placing $4,000.00 in an assigned savings account.

If the contractor chooses the former, provide a copy of the final judgment to the surety and the surety will tender the bond proceeds to the court. The court clerk will then disburse the proceeds to you.

If the contractor has chosen the latter, you need to obtain a final judgment against both the contractor and the savings account. Provide a conformed copy of this final judgment to the Department of Labor and Industries. The Department will then have the judgment paid from the account. RCW 19.28.071 and RCW 19.28.420(8).

What else should I worry about?

You will need to pursue your claim as efficiently as you can because once the $4,000.00 proceeds are gone, they’re gone. This means that if other claims are brought against the contractor and they recover against the bond, you can only recover up to the funds left.

Thursday, August 4, 2011

Choosing A Business Structure

Which Business Entity Do I Choose?

You have many structures to choose from when forming your business. Your choice is an important one and will depend on your business model and long terms goals. It is advisable to consult with a business law attorney before selecting your business structure. Here are a few pros and cons of each:

Sole Proprietorship

A sole proprietorship is not a legal entity and no filing with the Washington Secretary of State is necessary. An individual or married couple may form a sole proprietorship simply by running a business. The sole proprietor has full control and management and operations of the business. However, the person or persons running the business are personally liable for all debts and obligations of the business. The sole proprietorship is not a taxable entity. This means that the taxes flow-through from the business to the owner. A sole proprietor has to pay self-employment tax on all income.

General Partnership

A general partnership is also not a legal entity and does not need to register with the Washington Secretary of State. A general partnership is composed of two or more persons who agree to invest money or contribute labor to the business. Each partner shares in the profits and losses of the business. Each partner also shares in the management of the business and is personally liable for all debts of the partnership. This means that essentially, one partner could be liable for the debts or obligations incurred by another partner.

It is highly advisable to consult with a business law attorney to draft a partnership agreement that can further define the obligations of each partner. In this agreement, you can indicate how much each partner is to initially invest in the business, which partners will have control over the operations of the partnership, how income and losses are shared, how ownership can be transferred and much more.

Like a sole proprietorship, a general partnership is not a taxable entity. Taxes flow-through from the business to the owner. Each partner pays taxes on their share of the income and can realize their share of the losses against other income.

Limited Liability Company

A Limited Liability Company, or LLC, is one of the most popular business entities and with good cause. A LLC consists of one or more members who may be individuals or other legal entities such as a corporation or another LLC. A Board of Directors and Offices are not required and neither are annual meetings and the accompanying paperwork.

To form an LLC, you must file a Certificate of Formation with the Washington Secretary of State and pay the $180.00 filing fee. You must have a registered agent with an office located within the State of Washington.

An LLC can either be member-managed, where each of the members work together in running the business or manager-managed, where the members elect a manager to run the business. Member-managed LLCs are the most common. Whereas it is not required by the Secretary of State, it is advisable that you hire a business law attorney to draft an operating agreement outlining how the business of the LLC will be run.

One of the most beneficial aspects of an LLC is that each member is NOT personally liable for the debts and obligations of the LLC. The only instance where a member will be held personally liable is if he or she did something that constituted gross negligence or a knowing violation of the law.

Typically, the profit or loss of an LLC flows-through to the members in proportion to their percentage ownership in the LLC. This allocation can be altered by the operating agreement.

If an LLC has a single member, it is taxed as a sole proprietorship with profits and loses flowing-through to the member. That is, the profits of the LLC are taxed once at the individual’s tax bracket rate. In this instance, the single member can file IRS form 8832 which allows pass-through taxation as if the LLC did not exist. If the LLC has more than one member, it is taxed like a partnership and must file an IRS 1065 partnership tax return. The profits flow-through to each member and each member paying taxes at their individual tax bracket rate. An LLC may choose to be taxed like a corporation but this only occurs in rare circumstances.

C-Corporation

A C-Corporation is typically formed if you are starting a large organization with a large amount of employees that needs to raise a large amount of capital. A C-Corporation is also typically formed if you are planning a publicly traded large company. This is because the shares of stock of a C-Corporation are easily transferable. There is no limited to the amount of people who can own shares in a C-Corporation.

A C-Corporation is formed by filing Articles of Incorporation with the Washington Secretary of State and paying the $180.00 filing fee.

In a C-Corporation, the owners of the company, the shareholders appoint a Board of Directors to manage the company. The Board of Directors then elects Officers (President, Vice-President, Secretary, etc.) who run the everyday business of the company. Annual meetings are required as is the accompanying paperwork such as meeting minutes.

Like in LLC, a C-Corporation offers protection from personal liability to its directors and officers. The “corporation veil” as it is called, can only be “pierced” in instances of gross negligence, knowing violation of the law, or intentional misconduct.

The major disadvantage of a C-Corporation is that it is subject to double taxation. That is, the corporation is taxed once at the corporation’s tax bracket rate when the business makes a profit and a second time at the individual’s tax bracket rate when those profits are distributed to the shareholders. Some tax benefits for employees and certain deductions are available to C-Corporations but the double-taxation deters most business from forming a C-Corporation.

S-Corporation

An S-Corporation is another popular business structure. An S-Corporation is very similar to a C-Corporation except that an S-Corporation is not subject to double taxation. The shareholders of an S-Corporation are taxed once at their individual tax bracket rate. Losses also pass through to the shareholder and the shareholder may take these losses against other income.

Forming an S-Corporation is almost identical to forming a C-Corporation. You must file Articles of Incorporation with the Washington Secretary of State and pay the $180.00 filing fee. The shareholders appoint a Board of Directors and the Board of Directors appoints officers. Annual meetings must be held and meeting minutes must be taken. The shareholders, directors and officers are not personally liable for the debts and obligations of the company.

To avoid double taxation, you must “check the box” as an S-Corporation on IRS Form 2552. If you do not, you will have essentially formed a C-Corporation. Certain tax-deductible benefits, such as health and life insurance benefits, are available to employees of an S-Corporation. It is important to note that unlike a C-Corporation, an S-Corporation is limited to 100 shareholders, all of whom must be individuals.

Nonprofit Corporation

A Nonprofit Corporation is often referred to as a 501(c)(3) corporation after the IRS code section that governs them. A Nonprofit Corporation enjoys a preferred tax status and in return is required to further an ideal or goal other than the interests of profit.

Limited Partnerships

To form a Limited Partnership, or LP, you must file a Certificate of Limited Partnership with the Washington Secretary of State and pay a $180.00 filing fee.

A LP consists of one or more general partners and one or more limited partners. The general partners manage the business, share fully the profits and losses and have personal liability for the LP’s debts and obligations. A limited partner shares in the profits of the business but their losses are limited to the extent of their investment in the company. That is, limited partners can only lose what they put in and they are not personally liable for the debts of the LP.

In the past, limited partners could not be involved in the daily operations of the LP. If they participated in the daily operations of the LP they would lose their limited liability protection. However, the Washington Uniform Limited Partnership Act, codified in RCW 25.10.321, states that limited partners may maintain their limited liability even if they participate in the business.

LPs are taxed the same as general partnerships in that each partner is taxed on their share of profits at their individual tax bracket rate.

Limited Liability Partnership

A Limited Liability Partnership or LLP is the same a general partnership except that one partner is not personally liable for the negligence of another partner. Many law firms and accounting firms form LLPs. To form a LLP you must file a Limited Liability Partnership Registration form with the Washington Secretary of State and pay the $180.00 filing fee.



Negotiating a Workout

Negotiating a Workout

If you are facing a foreclosure, you have several program options in negotiating a workout with your lender. Here are a few of the best programs:

Making Home Affordable Modification Program

The Making Home Affordable Modification Program, or HAMP, is a government-sponsored program that allows you to lower your monthly mortgage payment to 31% of your gross income. The lender will typically lower your payment by lowering the interest rate and extending the length of the loan although a principal reduction or forbearance is possible. The interest rate will be fixed for five years and then adjusted upward by 1% per year until the interest rate cap is reached. The costs of the foreclosure as well as any unpaid taxes or insurance will be added to the principal balance of the modified loan.

Only a mortgage in first position may be modified under this program. If you have a second mortgage, it usually must be extinguished first. Often, an incentive is paid to the mortgagor in first position to help satisfy any junior lien holders. Speak with a HUD-approve counselor or a real estate attorney to determine how to handle your second mortgage in this situation.

You will also receive an incentive if you stay in the program. Each year for five years you will receive a $1,000.00 payment that will be applied to the principal balance of your loan.

The lender will usually suspend the foreclose proceedings while they consider you for the HAMP program. If you are accepted, you will have to make three monthly payments on a trial program. If you make these three payments your modification will be permanent. If you miss any of these payments, you will not receive a permanent modification and the foreclosure proceedings will resume. However, the Home Affordable Foreclosure Alternatives, which is part of the HAMP program, has a streamlined process for short sales or deed-in-lieu of foreclosures for homeowners who cannot complete the program.

To be considered for this program, your home must be your current residence, the amount you owe on your first mortgage must be equal to or less than $729,750.00, you must have recieved your current mortgage before January 1, 2009, your payment on your first mortgage must be more than 31% of your current gross income, and you must have trouble paying your mortgage. Visit http://www.makinghomeaffordable.com/ to determine your eligibility for this program.

You may only modify your loan once under this program. This program is scheduled to end December 31, 2012.

Making Home Affordable Refinance Program

This program is designed for homeowners who are current on their mortgage but wish to refinance to a more affordable loan. If you are current on your loan and your house is not to far underwater, you can likely refinance your mortgage to a fixed-rate, low-interest loan.  

If you refinance into a 15 or 30 year fixed-rate mortgage, your payments will likely not be lowered and may actually be higher. However, the advantage is that you have stability moving forward and can avoid any interest rate increases in your original mortgage. The new loan will not include any balloon payments or prepayment penalties and the interest rate will be based on the current market rate. The only amount added to your principal balance will be transaction costs. A lender cannot receive cash from this loan.

To qualify for the Making Home Affordable Refinance Program, you must have a loan owned or controlled by Freddie Mac or Fannie Mae. Typically, you can only miss one payment in the last 12 months and you must be no more than 5% underwater on your home. This program only applies to loans in first position. The home you are trying to refinance must also be your principal resident. Visit http://www.makinghomeaffordable.com/ to determine if you qualify for this program.

This program is set to end on June 30, 2011 but may be extended.

Hope for Homeowners Act

If you qualify under the Hope for Homeowners Act, you can have your mortgage principal reduced to somewhere around the current value of your home. The principal balance and interest rate of your loan will be reduced based on the current value of your home and refinanced into an FHA-insured loan.

Your lender must be willing to accept a buyout of your loan for 90% or less of its current value. If you have a second mortgage that lender must also agree. A lender of a second mortgage may sign off if the original lender agrees to share a portion of the proceeds or the federal government offers the second lender other financial incentives.

If you receive refinancing under this program, you will be required to share any future appreciation with the federal government. You may also have to share the appreciation with any junior mortgage holder who agreed to the buyout and suffered a loss. Thus, you may end up sharing between 50% and 100% of any future appreciation.

To qualify your total debt must be 31% or more of your monthly gross income. You must also produce two years of tax returns to prove that you have a steady income and can afford the payments moving forward. The home must also be your primary residence and you must have obtained your first mortgage on or before January 1, 2008. You also must not have intentionally defaulted on your mortgage or any other debt you have had in the last five years. Any type of mortgage qualifies under this program. If you have a net worth of over $1,000,000.00 you are excluded from this program.

A loan will not be given for more than $550,440.00 for a single-unit property.

This program is set to end on September 30, 2011 but may be extended.

In-House Programs

If you do not qualify for any of the government-sponsored programs, you can attempt to modify the terms of your mortgage by working directly with your lender. If you have only missed a payment or two and you have not received a notice of intent to foreclose, then you likely can work out a modification with your lender.

You can use a HUD-approved housing counselor or a business law attorney to help you negotiate with your lender.