SPRING
2004


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

  1. 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.

  2. 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.

  3. 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.

  4. 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.

  5. 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

If you would prefer to receive Financing $tatements 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.





Doug Howard
Tel. 604.643.3110
E. mdh@cwilson.com



David Kington
Tel. 604.891.7704
E. dxk@cwilson.com



Brock Johnston
Tel. 604.643.3116
E. rbj@cwilson.com



Kevin MacDonald
Tel. 604.643.3117
E. kjm@cwilson.com



Kerstin Tapping
Tel. 604.643.3122
E. krt@cwilson.com



John Fiddick
Tel. 604.643.3159
E. jcf@cwilson.com



Sean Vanderfluit
Tel. 604.643.3176
E. sdv@cwilson.com


Barristers & Solicitors
Patent & Trade-Mark Agents

800.885 West Georgia Street
Vancouver, BC  Canada  V6C 3H1
Tel. 604.687.5700
Fax. 604.687.6314

Questions or Comments?

For more information on any article contained in this issue of Clark Wilson LLP’s Financing $tatements or on any Commercial Lending matter, please contact any member of our Commercial Lending Group.

Commercial Lending Practice 
Group Members
Lawyer Direct Telephone
& Email Info
 
Doug Howard T. 604.643.3110
mdh@cwilson.com
 
Brock Johnston T. 604.643.3116
rbj@cwilson.com
 
David Kington T. 604.891.7704
dxk@cwilson.com
 
Kevin MacDonald T. 604.643.3117
kjm@cwilson.com
 
Kerstin Tapping T. 604.643.3122
krt@cwilson.com
 
John Fiddick T. 604.643.3159
jcf@cwilson.com
 
Sean Vanderfluit T. 604.643.3176
sdv@cwilson.com
 
Articles may be reproduced with a credit stating "Reproduced from Clark Wilson LLP's Financing $tatements". Please forward a copy of any reproduced article to "Marketing" at Clark Wilson LLP.
   
Clark Wilson LLP's Financing $tatements is published periodically by the Commercial Lending Practice Group at Clark Wilson LLP.
The information contained in this newsletter should not be treated by readers as legal advice and ought not to be relied on
without detailded legal counsel being sought. Editor: Kerstin Tapping © 2003, Clark Wilson LLP. All Rights Reserved.