Selected Pitfalls to Avoid in the Sale of Refranchised Units
December 01, 2003
The sale of company units to franchisees ("refranchising") differs from a traditional asset sale because the transaction contemplates a continuous business relationship between the parties. The basic terms of this relationship should be outlined in a letter of intent and will be contained in the provisions of the various transaction documents, including the Asset Sale Agreement (ASA), related transfer documents, such as deeds, leases, subleases, assignments, bills of sale, etc., one or more franchise agreements and, if the obligation to develop additional units is part of the transaction, a development agreement. This article continues the discussion of refranchising in last month's issue by reviewing some of the issues that the parties should consider carefully as they document their on-going relationship post closing.
The Leasing Hotline
December 01, 2003
Highlights of the latest Commercial Leasing cases from around the country.
Advice on Avoiding Misunderstandings in Premises Measurement
December 01, 2003
What could be simpler, more mundane, and less worthy of a lawyer's attention than lease provisions dealing with a business term — the square footage of the premises? However, a lawyer's failure to define the agreed-upon method of its measurement properly in the lease can lead to headaches and even litigation as the lease term progresses. Because measurement standards are not mandatory or legislated, the parties are free, depending on their relative market positions, to agree upon the method to be used in the lease. Often the measurement of square footage is referred to in terms that are imprecise and have no legal definition. Depending on the area where the building is located, measurement methods may vary and a landlord may have its own method that is a modified form of a particular standard of measurement. Without a specified measurement standard and the right to confirm a landlord's measurement, a tenant could end up paying more for its space than it intended (or budgeted); and may later find itself unable as a practical matter to contest a landlord's measurement of an expansion space.
In the Spotlight: Mutual Subrogation Waiver Benefits Landlord and Tenant
December 01, 2003
A very important lease provision, particularly from the tenant's perspective, is an effective subrogation waiver. The subrogation waiver essentially provides that in the event of a casualty that is caused by the negligence of one party to a lease, the negligent party is nonetheless not liable for the resulting damage to the extent that the damage is either covered by applicable insurance proceeds or to the extent it would have been covered by insurance proceeds had the other party to the lease maintained the insurance as required under the lease. Subrogation waivers provide, in effect, that both parties to the lease benefit from the casualty insurance maintained by either party. This concept is especially fair to the tenant in net lease situations where the tenant pays its pro rata share of the landlord's casualty insurance. Landlords also benefit from a mutual subrogation waiver to the extent that the tenant's leasehold improvements, fixtures, and personal property are damaged or destroyed due to the landlord's negligence.
Fax Rule Facts: Complying with the New Fax Rule Under the Telephone Consumer Protection Act
December 01, 2003
Have you ever sent a fax containing a lease agreement, listing agreement, property informational brochure or estoppel certificate? What about a fax with a purchase order, invoice or a request for a proposal from a vendor of property-related services or goods? In the leasing world, who hasn't? At the same time, have you ever considered obtaining prior written consent from the recipient to authorize your transmission of that fax? In many, if not all, cases, the answer is likely to be "who has?" In the not-too-distant future, that answer probably will need to be changed. Read on to find out why — and whether you will be among the crowd that must obtain that prior authorization before turning on your fax machine.
Spam Gets Canned Federal Anti-Spam Law to Take Effect January 1
December 01, 2003
More than 35 states have enacted laws regulating spam in some form or fashion. Legitimate marketers and businesses adapted to these various state laws, gravitating toward a fairly uniform best practices model, which stopped short of the sort of true "opt-in only" model strongly preferred by consumer and anti-spam groups. Mailers could be fairly confident that they would avoid liability under state spam laws and not overly alienate Internet service providers (ISPs) or their own customers by simply including valid contact information, honoring "opt-out" requests, providing accurate headers and routing information, using nondeceptive subject lines and (in a few states) labeling the messages as advertisements. This widely followed compliance strategy became unworkable in September 2003, however, when California instead enacted a true "opt-in" approach to commercial e-mail marketing. Marketers were faced with a January 2004 compliance deadline and sweeping new prohibitions on marketing to or from any California e-mail address unless the sender had the recipient's "direct consent" or had a "pre-existing business relationship" with the recipient (and the recipient had not "opted out" of such mailings). In response, legitimate marketers aggressively lobbied Congress to accelerate final passage of federal legislation to pre-empt at least the more disruptive aspects of California's new law prior to its effective date. Congress responded to the call, and the CAN SPAM Act of 2003 was signed into law by President George W. Bush on Dec. 16, 2003.
Taking Assignments of Equipment Leases: An Analysis of an Acceptable Documentation Package
December 01, 2003
Like many financial products, equipment leases can be bought and sold. The lease assignment market has become increasingly active and complex in recent years, despite the economic downturn of the early 21st century. This article highlights the type of documentation that should generally be required when a broker or other originator of leases (the "Originator") assigns leases to a funding bank (the "Funder").
