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SPRING
2004
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E-FILING TO BE MADE AVAILABLE FOR LAND TITLE OFFICE REGISTRATIONS
Lenders and other parties involved with real estate
transactions have long been frustrated with the amount of time
required to process documents through the Land Title Office.
However, the new electronic filing system offered by the Land Title
Office will now provide for faster, more efficient and
cost-effective filing of documents.
The new system is expected to be fully implemented
by April, 2004, and will allow for the expedited processing of as
many as one million transactions per year, while cutting the time
for submission and processing of documents from several hours or
days to as little as a few minutes.
Since the new system will not require any paper
filings, it is expected to drastically cut the cost of paper flow
while introducing a system which is straightforward and simplified.
In addition, all British Columbians will have equal access to the
land title system, regardless of their place of business, from
anywhere in the Province.
The Law Society of British Columbia has entered
into an agreement with the provincial government to provide
certification services that will permit lawyers to file real estate
transactions online. Lawyers will be able to sign all documents
intended for the electronic filing system with an electronic
signature. The Law Society of British Columbia, using their own
registration and authentication system, Juricert, will automatically
provide an independent online verification of the lawyer’s
electronic signature and professional status, as well as confirm
that the document has not been improperly altered.
This is indeed good news. Further particulars will
follow in our next edition.
For more information on this article, please
contact Kevin MacDonald
by telephone at 604.643.3117 or by email at
kjm@cwilson.com.
LAND TITLE ACTIVITY ADVISORY SERVICE
The Land Title Branch and BC Online are offering a
new service that will advise any persons having an interest in
property in British Columbia (whether they be lawyers, notaries,
bank account managers or real estate agents) when a pending document
has been noted against a particular property. This is of particular
value to lawyers and bankers as it will alert them to unforeseen
submissions, such as Certificates of Pending Litigation, Caveats,
Claims of Builders Lien, Judgments or any other filings received at
the Land Title Office.
To implement the service it is necessary to have
access to BC Online over the Internet. Parties wishing to utilize
this service can request that an Activity Advisory be attached to
certain properties which are then "flagged". Time is purchased in
12-week increments and up to 5 increments can be purchased for 60
weeks of coverage. At the present moment, this service is in "pilot
mode" and therefore the only charge applicable is the BC Online
service charge of $1.50 (plus GST) per title for each 12 week
interval. This means that the cost of flagging one title for an
interval of 48 weeks will be $6.42 (including GST). Once the pilot
phase has been successfully completed, then there will be an
additional Land Title statutory fee, which has not yet been
determined.
The Activity Advisory can be made available either
by email notification or by a notification message sent to a special
mailbox attached to your BC Online account or to your BC Online User
ID.
It should be noted, however, that this service does
not provide notification of when a pending document is actually
registered on title; nor does it provide notification that a
document is defective or has been rejected by the Land Title
Office.
The Activity Advisory will notify you 7 days before
the service is about to expire, should you wish to renew it for
another increment of time. Notifications that you have looked at
will be deleted after 7 days and notifications that you have not
looked at will be deleted after 30 days.
This service should prove a useful tool in allowing
parties who are interested in a particular property to receive
almost instant electronic notice of any activity involving the
submission of a document to the Land Title Office.
For more information about the Land Title Activity
Advisory Service, please contact Kerstin Tapping
by telephone 604.643.3122 or email at
krt@cwilson.com or check out the FAQ link
on the BC Online website at www.bconline.gov.bc.ca.
CRYSTALLINE INVESTMENTS LTD. V. DOMGROUP LTD. - HERE'S WHAT IT MEANS
The Crystalline Investments v. Domgroup Ltd.
Judgment of the Supreme Court of Canada was released on January 29,
2004 and here’s what it means . . .
Suppose you are a landlord and your tenant goes
bankrupt. If you have a guarantee (or indemnity or co-covenant
agreement), you can recover against the guarantor/co-covenantor,
right? One would think so, but a long line of cases, going back to
the Cummer-Yonge case in 1965, applied the reasoning that when a
tenant becomes bankrupt, if the trustee in bankruptcy "disclaims"
the tenant’s lease under section 65.2 of the Bankruptcy and
Insolvency Act, then the tenant’s lease obligation vanishes, and
therefore there is no liability for the guarantor/co-covenantor to
perform, with the result that the guarantor/co-covenantor is off the
hook.
As landlord, you might well ask - "why do you think
we took the guarantee in the first place"? It was politely observed
in one of the cases that the result is "counter-intuitive". For many
years, this scenario was a trap for the unwary, and landlords (or
their lawyers) had to resort to additional clauses to achieve the
intended result.
The good news for landlords is that the
Cummer-Yonge line of cases was recently overruled by the
Supreme Court of Canada in Crystalline Investments v. Domgroup
Ltd., 2004 SCC 3, which held:
". . . the distinction between guarantors as having
secondary obligations that disappear when a lease is disclaimed by a
trustee in bankruptcy, and assignors as having primary obligations
that survive a disclaimer, thrives in Canadian case law.
Not surprisingly, Stacey v. Hill, led to a similar
situation in England. . . . The House of Lords went on to overrule
Stacey v. Hill. In my opinion, Cummer-Yonge should meet the same
fate. Post-disclaimer, assignors and guarantors ought to be treated
the same with respect to liability. The disclaimer alone should not
relieve either from their contractual obligations.
. . Nothing in s. 65.2, or any part of the Act,
protects third parties (i.e., guarantors, assignors or others) from
the consequences of an insolvent’s repudiation of a commercial
lease. That is to say that they remain liable when the party on
whose behalf they acted becomes insolvent."
As a result of this reasoning, the court held that
a commercial tenant who assigns his lease to a sub-leasee which
later becomes insolvent, remains liable to the landlord under the
original lease, notwithstanding the sub-lessee’s repudiation of the
lease under section 65.2 of the BIA.
For more information on this article, please
contact Roy Nieuwenburg
by telephone at 604.643.3112 or by email at
ran@cwilson.com.
SENATE COMMITTEE RECOMMENDATIONS FOR REFORMS TO THE BANKRUPTCY AND INSOLVENCY ACT
AND THE COMPANIES CREDITORS ARRANGEMENT ACT
On November 4, 2003, the standing Senate Committee
on Banking, Trade and Commerce released its long-awaited report for
reforms to the two key pieces of federal insolvency legislation. The
result of many months of meetings with various stakeholders is a
lengthy "State of the Union" report which includes more than 50
recommendations for legislative reform. This article reports on some
of the more important recommendations for commercial
insolvencies.
Key Commercial Insolvency Recommendations
Compensation Protection: The Committee recommends that
unpaid claims for wages and vacation pay arising as a result of an
employer’s bankruptcy be payable to an amount not to exceed the
lesser of $2,000 or one pay period per employee. The funding of
these claims should be assured by creating a super priority for
those funds over the claims of secured creditors to inventory and
accounts receivable. The decision to favour unpaid workers over
the claims of secured creditors makes good political sense for
obvious reasons with a Spring federal election likely.
Debtor-In-Possession Financing: Over the past
several years a body of judicial decisions has developed relating
to insolvent companies obtaining interim financing when dealing
with the organizations under the CCAA or proposals under the BIA.
This debtor in possession financing, whereby the financiers obtain
a super priority claim over the claims of secured creditors, has
been rather ad hoc and, at times, inconsistent when dealt with by
various Courts across the country. The Committee recommends that
both the BIA and the CCAA be amended to specifically permit
debtor-in-possession of financing. The Court would then be granted
clearer jurisdiction to order that the lien in favour of the
debtor-in-possession financier can rank prior to such other
existing security interests as the Court deems just.
Rights of Unpaid Suppliers: Section 81.1 of the BIA was
designed to protect the rights of unpaid suppliers of goods to
bankrupt companies. If, within 30 days of delivery of the goods,
the purchaser was bankrupt or in receivership and the goods were
and remained identifiable and were in the same state as they were
upon delivery and not subject to an arms length resale, the
supplier could demand return of the goods and not be subject to
the general operation of the BIA. The purpose of the provision was
to prevent insolvent companies from loading up on inventory in
order to satisfy the claims of its secured creditors, which often
included personal guarantees from the principals of the insolvent
company. That said, it has become clear that the provision is so
strict in timing and circumstance as to be of very little value to
the unpaid suppliers. Accordingly, the Committee has recommended
that the provision be repealed with the exception that protection
of the rights of farmers, fishers and aquaculturalists as
suppliers should be retained.
Due Diligence Defence for Directors: As currently drafted,
the BIA does not include any generally applicable due diligence
defence for directors of the bankrupt company. Accordingly, it is
common for all of the directors of a company to resign either
prior to or immediately upon the bankruptcy of the company. As a
result, desirable individuals are not motivated to maintain or
accept positions as directors of insolvent companies. The
Committee has recommended that the BIA be amended to include a
generally applicable due diligence defence against personal
liability for directors of bankrupt companies.
Disclaimer of Executory Contract: In
reorganizations under the CCAA and proposals under the BIA, often
insolvent companies seek to disclaim commercial leases on the basis
that the restructured entity cannot afford to continue in all of its
existing commercial premises. For some time, there has been pressure
to allow insolvent companies to disclaim all executory contracts
(ie. contracts which have not been fully performed). The most
controversial of these executory contracts would be a collective
agreement entered into by the insolvent company with a trade union.
After considering and attempting to balance the consequences of
certain contracts being disclaimed with the prospect of a viable
business operation being made non-viable due to the burdens of
executory contracts, the Committee has recommended that both Federal
Acts be amended to permit disclaimer of all executory contracts in
existence at the date of insolvency. As is currently the case, the
insolvent company should be obliged to convince the Court of
inability or serious hardship in restructuring the enterprise
without the disclaimer of the contract.
The proposed amendments described above are just a
few of the many made by the Committee. None of the recommendations
yet have the force of law and, with a Spring election in the offing,
it is unlikely that any of the amendments will be made prior to
2005.
Should you have any questions or if you would like
further information, please contact
John Fiddick of the Clark
Wilson Secured Lending Practice Group at 604.643.3159 or at
jcf@cwilson.com.
ADD OR REMOVE FROM MAILING LIST
If you would like to be added to or removed from
the mailing list for this publication, please contact Michelle Zizek
by phone at 604.891.7706 or email at mmz@cwilson.com.
COMPLIMENTARY PARKING FOR OUR CLIENTS

Next time you are coming to see us at our offices
in downtown Vancouver, park in our parkade and bring your parking
ticket with you and ask Reception to validate your ticket for you.
We provide complimentary parking for our clients.
FINANCING $TATEMENTS VIA EMAIL
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via email, please send your name and e-mail address to webmaster@cwilson.com.
You may access back issues of this and other Clark Wilson LLP newsletters
on our website at www.cwilson.com.
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