Thursday, February 14, 2013

Advance Payment Retainers: Whose Property? What Account?

By Devika Kewalramani and Jordan Greenberger Contact All Articles New York Law Journal February 15, 2013 An advance payment retainer is a sum provided by the client to cover payment of legal fees expected to be earned during the course of a client representation; to the extent the legal fees advanced are not earned during the representation, the lawyer agrees to return them to the client. But to whom does an advance payment retainer belong: the lawyer or the client? To what account should the funds be deposited: the lawyer's or law firm's operating account or the client trust account? How the lawyer or law firm that receives the retainer treats it may vary from one lawyer or law firm to another. The New York Rules of Professional Conduct (the Rules) do not mandate what the lawyer should do with the funds although there are ethics opinions providing guidance. Regardless, some attorneys consider the funds to be the client's property (until the fees are earned) that should be deposited in the client trust account. Other attorneys view the advance payment as their own and place the funds in their operating account, not to be commingled with any client funds. And still other attorneys decide to open a separate sub-account in the client's name to avoid any confusion or issues should the client change his mind about the engagement soon after making the retainer payment. While none of these options are per se unethical, some present greater benefits to the lawyer or client, and all present ethical duties that the attorney and law firm should be aware of. Client's or Lawyer's Funds? What Were Drafters Thinking? N.Y. State Bar Opinion 570 (1985) noted that the drafters of the Code of Professional Responsibility1 did not consider advance payments of fees to be client funds necessitating their deposit in a trust account. The opinion observed that "Normally, when one pays in advance for services to be rendered or property to be delivered, ownership of the funds passes upon payment, absent an express agreement that the payment be held in trust or escrow, and notwithstanding the payee's obligation to perform or to refund the payment. The lawyers who drafted the Code should not lightly be assumed to have overlooked these fundamental principles in choosing the language of DR 9-102(A)."2 Rules Are Not Explicit. The Rules dealing with legal fees (Rule 1.5), holding funds as a fiduciary (Rule 1.15), and withdrawal from representation (Rule 1.16) do not specifically refer to advance fee retainers. Rule 1.5(d) prohibits a lawyer from entering into an arrangement to charge or collect a nonrefundable retainer fee. Rule 1.15 governs "funds…belonging to another person." Rule 1.16(e) mentions advance fee payments and imposes a complementary obligation by requiring a lawyer who withdraws from representing a client to "refund promptly any part of a fee paid in advance that has not been earned." However, that provision does not identify from which account the funds should be returned. Thus, the Rules are not explicit; the Rules do not require that the advance payment retainer be placed in the client trust account, but the Rules also do not prohibit the attorney and client from agreeing to treat the fee advances as client funds for deposit into the client trust account until the fees are earned through services rendered. CONTINUE READING HERE

5. Home Affordable Unemployment Program (UP)

5. Home Affordable Unemployment Program (UP) Obviously, having no job makes it much more difficult to stay current on mortgage payments. HUD developed the Home Affordable Unemployment Program (UP) specifically for homeowners who are unemployed. UP can lower mortgage payments to 31 percent of your income, or put a 12-month or longer freeze on them. UP Eligibility Eligibility requirements for the Home Affordable Unemployment Program include: You are presently unemployed and qualify to receive unemployment benefits. You live in your home and it’s your primary residence. You have never received a HAMP loan modification. You obtained your mortgage on or before January 1, 2009 and owe up to $729,750.

4. Home Affordable Foreclosure Alternatives (HAFA) Program

4. Home Affordable Foreclosure Alternatives (HAFA) Program For those who are unable to make mortgage payments on time, the Home Affordable Foreclosure Alternatives (HAFA) Program exists to help them transition to more affordable living arrangements without going through a foreclosure. It’s not as great as it sounds, though; participating in HAFA means losing your home, but through a short sale or deed in lieu. Even so, these are better options than foreclosure, and the HAFA program provides a number of really helpful benefits. For instance, homeowners who sell their property through a HAFA short sale are not responsible for the remaining mortgage deb. Additionally, HAFA may provide $3,000 in relocation assistance. HAFA Eligibility According to the Making Home Affordable site, you may qualify for the Home Affordable Foreclosure Alternatives Program if: Your financial hardship can be documents. You haven’t purchased a new home within the last year. Your first mortgage is less than $729,750 and was obtained on or before January 1, 2009. You haven’t been convicted of real estate-related felony larceny, theft, fraud, forgery, money laundering or tax evasion in the past 10 years.

3. Home Affordable Refinance Program (HARP

3. Home Affordable Refinance Program (HARP) Considering how low mortgage rates have fallen in the past year, it is especially frustrating for homeowners who could stand to benefit from refinancing their loans but can’t qualify. The Home Affordable Refinance Program (HARP) is a mortgage relief program for homeowners who are not behind on their mortgage payments, but have an underwater mortgage that has prevented them from qualifying for refinancing. The thought is that by bringing down the cost of financing a home loan, HARP can help underwater mortgage holders gain more control over their loans. HARP Eligibility The Making Home Affordable website states that homeowners may qualify for HARP assistance if they meet the following eligibility requirements: Freddie Mac or Fannie Mae must own or back the loan, or the loan must have been sold to Fannie Mae or Freddie Mac on or before May 31, 2009. The mortgage holder has not already refinanced under HARP, unless it is a Fannie Mae loan that was refinanced under HARP between March and May of 2009. The current loan-to-value (LTV) ratio is 80 percent or more. The borrower has not missed a mortgage in the past 12 months and is current on the loan at the time of refinancing. 2013 is the last year the Home Affordable Refinance Program will be available, though a possible “HARP 3.0″ may be created once the current HARP program expires.

2. Home Affordable Modification Program (HAMP)

2. Home Affordable Modification Program (HAMP) Homeowners who are employed but can’t afford their mortgage payments should consider applying for the Home Affordable Modification Program. This loan modification program reduces the amount owed by mortgage holders so their debt is more manageable. The catch is that your mortgage servicer must have agreed to participate in HAMP, and you can only get relief through this program if they are participating. The pool of potentially eligible homeowners was expanded in June 2012, so it’s worth checking to see if you qualify for help. HAMP Eligibility If you meet the following eligibility requirements as per the Making Home Affordable website, contact your mortgage provider to find out if they are participating in HAMP: You obtained your mortgage on or before January 1, 2009. You owe up to $729,750 on your primary residence or single unit rental property; $934,200 on a 2-unit rental property; $1,129,250 on a 3-unit rental property; or $1,403,400 on a 4-unit rental property. The property has not been condemned. You are behind on mortgage payments or in danger of falling behind due to financial hardship. Your income is high enough to cover the modified mortgage payment and you can prove it. You haven’t been convicted of real estate-related felony larceny, theft, fraud, forgery, money laundering or tax evasion in the past 10 years.

1. Mortgage Forgiveness Debt Relief Act Extension

1. Mortgage Forgiveness Debt Relief Act Extension One of the few silver linings of last year’s fiscal cliff ordeal, the Mortgage Forgiveness Debt Relief Act of 2007 was extended for another year as part of negotiations. This should come as a weight lifted from the shoulders of homeowners who are attempting to have mortgage debt forgiven this year. That’s because usually, debt that is written off by a lender or creditor is usually considered as income, and therefore, subject to income tax. In the case of mortgage debt, those who were forgiven tens or hundreds of thousands of dollars would still be responsible for a huge tax bill. However, in order to provide additional relief to struggling homeowners and protect them from this financial burden, the Mortgage Forgiveness Debt Relief Act was put in place — temporarily. Luckily, though set to expire at the end of 2012, it has been extended through 2013. Mortgage Forgiveness Debt Relief Act Eligibility The IRS explains that the act covers the following debt: Up to $2 million in forgiven debt, or $1 million if married filing separately. The discharge is due to reasons directly related to a decline in the home’s value or the taxpayer’s financial condition Cited from: http://www.gobankingrates.com/mortgage-rates/5-best-2013-mortgage-relief-programs-loan-modifications/#ixzz2KsWiitrJ

The 5 Best Mortgage Loan Relief Programs Available in 2013

The 5 Best Mortgage Loan Relief Programs Available in 2013 By Casey Bond • Posted in Mortgage Assistance , Mortgage Rates • February 14, 2013 Home > Mortgage Rates > The 5 Best Mortgage Loan Relief Programs Available in 2013 While the turmoil following the 2007 mortgage loan crisis has largely died down, there are still lasting effects — most notably in the form of mortgage holders who are struggling to pay their loans. Fortunately, the federal government has created a number of mortgage relief programs to aid those who are underwater, behind on payments and/or unemployed so they don’t lose their homes to foreclosure. While many federal mortgage relief programs have been criticized for not helping as many struggling homeowners as projected, there aren’t many other options out there. So if you’re currently behind on mortgage payments, or want to make your current loan more affordable so that you can stay current on payments, consider one of the five mortgage assistance options below.

Tuesday, February 12, 2013

Mechanics’ liens: Easy to file and a challenge to enforce or defend

Mechanics’ liens: Easy to file and a challenge to enforce or defend 10/20/2011COMMENTS (0) By Victor M. Metsch Your sub-contractor client has not been paid for work, labor and materials on a real estate construction job. She sends you copies of the sub-contract, a summary of the work done and the invoices. She asks you to prepare and file a mechanic’s lien. Seems simple enough - take a standard pre-prepared form, fill in the blanks and file the lien. Nothing to it! Of course, that was the easy part. Identifying possible defenses to a mechanic’s lien goes far beyond the narrow confines of the Lien Law. And defending the lien, if challenged, may give you—and your client—angina. How can anything that, at the outset, seemed so uncomplicated, become so complex, time-consuming and expensive from both a prosecution and defense vantage point? Let’s take a look at some recent decisions that sustained, vacated or otherwise adjudicated mechanic’s liens. A CHALLENGE TO ENFORCE OR DEFEND Once a mechanic’s lien is filed, an action to foreclose must be commenced before the time limit to do so expires. Then, if the property owner defends, the real action begins. For example, MCC Development Corp. v. Perla, 2011 N.Y. Slip Op. 00786 (1st Dept. Feb. 10, 2011), arose from an order granting a motion to dismiss the complaint and to discharge a mechanic’s lien. The underlying construction contract required an initial decision by the architect as a condition precedent to mediation and mandated that mediation was a condition precedent to arbitration. The causes of action for foreclosure of the mechanic’s lien arose out of the contract. Accordingly, in affirming, the First Department found that “Supreme Court correctly dismissed the complaint [and] discharged the mechanic’s lien… on the ground that plaintiff failed to satisfy the contract’s conditions precedent to commencing litigation.” EXHAUSTIVE AND EXHAUSTING The grounds to challenge a lien are exhaustive and can be exhausting. In Mahan Construction Corp. v. 373 Wythe Realty, Inc., 2011 N.Y. Slip Op. 21032 (Sup Ct. Kings Co. Feb. 4, 2011) the court (Demarest, J) addressed a motion to discharge three mechanic’s liens. The third lien was the subject of the court’s decision. The third lien in Mahan was challenged on five grounds, the last of which was that “[s]ervice of the notice of lien was insufficient[.]” The court summarily disposed of the first four grounds. However, the last objection was sustained. The lien in Mahan was “served” on the corporate owner of the real estate by posting a true copy on a conspicuous place on the property. Section 11 of the Lien Law requires that where a corporation is the owner of the property, service of the lien must be made by “leaving the same… personally” with one of several specifically-designated persons. If such a person cannot be found, service can be made by posting the notice on the property between 9 a.m. and 4 p.m., or by registered or certified mail to the corporation’s last known place of business. No evidence was supplied that service of the lien was attempted by any method other than posting. As a result, the Mahan court discharged the lien against the property “due to insufficient service of the notice of lien,” because the corporate owner was not served “by one of the three specified methods.” The court held that “[s]trict compliance with the statutory requirements is mandated and the court does not have discretion to excuse noncompliance.” The court may be called upon to determine whether the lien is facially invalid. In 8 Catherine Street, LLC v. NJC Constr., Inc., 2010 N.Y. Slip Op. 52189(U) (Sup. Ct. New York Co. Nov. 17, 2010), the court (Schoenfeld, J) addressed a motion for an order discharging a mechanic’s lien based upon claims, among others, that the lien related to work that was not done within eight months of filing and that the amount thereof was exaggerated. CONTINUE READING HERE

Big Banks Are Told to Review Their Own Foreclosures

Big Banks Are Told to Review Their Own Foreclosures By JESSICA SILVER-GREENBERG and BEN PROTESS Washington is seeking help from an unlikely group in its effort to distribute billions of dollars to struggling homeowners in foreclosure: the same banks accused of abusing homeowners with shoddy foreclosure practices. In doing so, the regulators are trying to speed the process after a flawed, independent foreclosure review delayed relief for millions of borrowers, according to people briefed on the matter. But housing advocates worry that the banks, eager to end the costly process, could take shortcuts as they comb through loan files for errors, potentially diverting aid from the neediest homeowners. Regulators say they will check the work. And banks have already agreed to pay a fixed amount to troubled homeowners, creating another backstop. According to officials involved in the process, who spoke anonymously because the matter is not public, the regulators had few alternatives. Last month, the Office of the Comptroller of the Currency scuttled the foreclosure review by independent consultants because it was marred by delays and inefficiency. Instead, the regulator struck a multibillion-dollar settlement directly with the nation’s largest banks, a deal that includes $3.6 billion in payments to aggrieved homeowners. To accelerate the payments, the comptroller’s office decided to cut out the middlemen, the consultants, from the reviews. In a conference call last week, the government outlined a plan to use the lenders instead, according to people with direct knowledge of the discussion. Banks will now have to assess each loan for potential errors, which will help determine the size of the payments to homeowners. CONTINUE READING ARTICLE HERE

Thursday, February 7, 2013

Piercing the LLC Veil

Piercing the LLC Veil Why LLCs Aren’t Bulletproof By Robert J. Mintz, JD. Many people use Limited Liability Companies to hold investment assets and real estate or to operate a business. LLC’s are generally easier to form than corporations, have fewer formal operating requirements and offer a greater variety of tax planning options. Limiting Personal Liability Most importantly for some, the basic tenet of LLC law is that members and managers of the LLC are not personally liable for the debts of the company. This is known in legal terms as limited liability and it prevents a creditor of an LLC (or a corporation) from pursuing the personal assets of an owner. The problem is that the purported protection of the LLC law is often and increasingly disregarded by the courts under a variety of legal theories leaving personal assets exposed and unprotected from business risks – exactly the result that the owner was attempting to avoid. In this month’s article we’ll address the reasons why the courts are reaching these surprising conclusions and what steps can individuals take to protect themselves from unexpected and possibly significant financial losses. This limitation on liability is a crucial factor in operating or investing in a business venture. An investor wants certainty that personal assets, not invested in the business, are free from any potential claims which might arise. The concept of limited liability permits an individual to calculate the extent of the financial risk which is being assumed in relation to potential profits from the business. If a particular project involves a fixed investment of $100,000 then the risk and potential returns can be estimated and a rational decision about the value of the investment is possible. Limitations on personal liability are a foundation of any market economy because no individual or company would knowingly make an investment if the total cost of the investment, including potential liabilities, could not be reasonably calculated in advance. For example, suppose that the initial $100,000 amount invested in the business was not limited in any manner and instead the total amount of the investors net worth – everything that the investor owned – was subject to a future claim of the business? That proposition is difficult or impossible to evaluate because in this case, the amount of the investment and potential liabilities cannot be accurately measured in advance and the value of the investment is uncertain. Individuals are justifiably reluctant to make investments which place all of their personal assets at risk and the typical solution is to use an LLC or corporation which is intended to limit this exposure. CONTINUE READING ARTICLE

Limits on Limited Liability Company Protections

Limits on Limited Liability Company Protections August 9, 2011 | Tyler J. Russell Since its inception, the limited liability company ("LLC") business form has provided owners with protection from the actions and the debts of the LLC and, to a point, a convenient shelter for storing particular assets out of the reach of their personal creditors. As a result, a creditor holding a valid judgment against an individual owner of an LLC (the latter being referred to in this article as a "Member- Debtor") often finds itself in a difficult position: the Member-Debtor's assets are titled in the name of the Member-Debtor's LLC and cannot be subjected to typical collection efforts. As creditors face more difficulty recovering on judgments, additional methods of collecting debts continue to arise under the law. Based upon those alternative collection methods, some of the asset protections afforded members by an LLC have been substantially weakened. Charging Orders More and more, creditors are resorting to "charging orders" and other remedies to collect their debts from individuals who have attempted to shelter their personal assets in an LLC. Charging orders provide creditors of the Member-Debtor with a right to collect distributions, not from the individual assets the Member-Debtor has placed in the LLC, but based on the Member-Debtor's membership interest in the LLC. To obtain a charging order, the creditor first must obtain a judgment against the member personally. After that judgment is entered, the creditor then must apply to a court for an order charging the Member-Debtor's membership interest with payment of all amounts due under the judgment. Once the charging order is entered, the creditor is entitled to receive and recover all distributions from the LLC to which the Member-Debtor would otherwise be entitled. Similar to corporate dividends paid to shareholders, LLC distributions are transfers of cash or other property to members of an LLC on account of their membership interests. If a distribution is made, the LLC must pay the creditor who has been granted a charging order all funds that would otherwise have gone to the Member-Debtor. Failure of the LLC to pay those funds directly to the creditor is a violation of the charging order and can result in varying degrees of liability being assessed to the LLC, including monetary fines. A charging order does not, however, entitle the creditor to collect all funds paid by the LLC to the Member-Debtor. Funds paid as compensation for employment or for personal services rendered in the operation of the LLC are arguably off limits from collection via a charging order. Instead, the charging order allows the creditor to collect only those amounts paid by the LLC on account of the Member-Debtor's membership interest in the LLC. Stated differently, only those "profits" paid to owners of the LLC are subject to the creditor's charging order. If the LLC makes no distribution of profits to its members, the charging order is rendered an ineffective collection tool. However, there are exceptions to this potential defense to a charging order. Single-Member Limited Liability Companies Typically, following entry of a judgment, creditors can "execute" upon the debtor's property, force a sale of that property, and recover the sale proceeds up to the amount of their judgment. Charging orders, however, are different. Many courts have expressly forbidden attempts by creditors to force the sale of a member's interest in an LLC to recover on a judgment against the member only. Courts have reasoned that to do so would prejudice the rights of other members of the LLC. However, where LLCs are owned solely by one person – dubbed "single-member LLCs" – the old rules are beginning to change. Although the issue has not been addressed directly in North Carolina, several courts across the country have ruled that the prohibition on forced sales of LLC membership interests to satisfy personal judgments of members is available only where there are two or more members in the LLC. Where the creditor obtains a charging order against the member of a single-member LLC, many courts have begun to allow the creditor to sell the member's membership interest and apply the proceeds toward satisfaction of the underlying judgment. Practically speaking, the sale of the ownership interest in that LLC produces a sale of the assets owned by that LLC. The reason for this change is relatively obvious. Where there is only one owner of the LLC, there are no other ownership interests that need to be protected. Because that one owner is liable on the underlying judgment and owns all interests in the LLC, courts are willing to lower the shield of protection flowing from the separate legal identity of the owner and the entity. Through effective advocacy, creditors of individuals who own single-member LLCs have created an acceptable avenue for recovering debts from assets previously ruled off limits. The Flip-Side: Planning Ahead by Member-Debtors Although effective under certain scenarios, successful collection efforts through charging orders and the single-member LLC issue described above are confined to a relatively narrow set of circumstances. Prudent planning by LLC members can often help to avoid a loss of assets. There are several inexpensive solutions that can be enacted in a short period of time. These may include paying the LLC members a reasonable salary and/or wage for their services rendered to the daily operation of the LLC or expanding the ownership base of the LLC to two or more persons. However, it is important to remember that there is no "one size fits all" solution when faced with these types of issues. Conclusion By virtue of charging orders, creditors now are sometimes successful in collecting personal debts from the distributions from, or even the assets of, unobligated LLCs owned, in whole or in part, by their debtors. But, with some planning, the effectiveness of charging orders can be blunted. Both the effectiveness of a creditor's charging order and the asset protection of the Member-Debtor will rest on specific factual conditions. Through careful planning and the assistance of knowledgeable legal advisors, it is possible for a creditor to reach heretofore unavailable assets, and for members of LLCs to avoid potential liability and to continue to enjoy the asset protection afforded by LLCs. © 2011, Ward and Smith, P.A.