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Buying or Selling a House in New Jersey? Well Read On….

Bergmann & Good believes a lawyer by your side through the process of buying or selling property is always in your best interest. Having an attorney present at the closing table helps the process go faster and smoother and offers you protection and assistance if something goes wrong. Your real estate agent may be the best in the business, but a Realtor cannot offer legal advice, interpret contract provisions or offer the legal implications of any exception a title company may reserve in your title policy.  Only a lawyer can do that. But if you are still not convinced, read on…

In October, some major changes at both the state and federal level have been implemented.  The Consumer Financial Protection Bureau (CFPB) has taken over administration of the Real Estate Settlement Procedures Act (RESPA) from the Department of Housing and Urban Development (HUD). Not only does this mean new forms, contracts but it also means new rules and regulations surrounding waiting times and mandatory legal review periods.

And if that is not enough, the New Jersey standard contract has also been overhauled.  While the intent may have been to make things easier, that is not always the outcome.  For instance, if you are a Seller, the new contract may leave you open to lots of repair requests or as some Buyers like to say “a second bite at the apple” in negotiating purchase price.  If you have a buyer and think you are susceptible to them “taking a second bite” talk with us.  Maybe the standard form contract is not in your best interest, and having an attorney draft your agreement will save you time and hassle on your way to the closing table.

While it will take time for everyone to get comfortable with the new processes, rule and forms, now more than ever it is important to consider having strong representation with you at closing. It’s a brave new world in real estate- give Bergmann & Good a call before you start your journey!

I Hate Google

Not really.  In fact, I love Google.  It’s the starting point for most of my own questions like: “What is The Weather Next Week in Madrid?” or “Top Netflix Movies During a Snowstorm.”  You know, life’s big questions.  However, these questions are much different than utilizing Google as your legal counsel.  Time and time again I have to break the news to clients that the form agreement or contract they found on Google, which they then incorporated into their business and executed actually has a jurisdiction clause for another state, or actually gives away specific rights you thought you were protecting.

My favorite story is being presented with a real estate contract, which had deteriorated to a dispute, by an investor looking for assistance.  The investor had saved a few bucks and pulled the form from Google.  Under this form contract, the law applied to any dispute was that of the Republic of Seychelles.  Because I do not practice law in this beautiful and beachy place, I couldn’t help with this particular dispute, but we did agree that going forward, she would discuss the contract prior to execution rather than just when a deal has fallen to pieces.

Another example is a client who had formed his LLC online, “Googled” for an Operating Agreement, everybody signed and the business was off and running.  Until a dispute erupts.  A nasty one.  The Operating Agreement, which is typically (and unfortunately) not looked at again until the partners are at odds, required that all disputes be settled by AAA Arbitration, with three arbitrators.

Sounds reasonable, right?

Well, even a minor dispute require a large filing fee and when your agreement requires not one, not two, but three arbitrators you are paying upwards of $400/hour, times three, plus your attorney.  So if your dispute is over, say $10,000 there is no simple and inexpensive way to resolve it.  In practical terms, it means even the most minor dispute is likely the end of your company.

Having gone through this very problem with a client recently, her reaction was:

“I hate Google!”

So the moral of the story is, just because you can find what you think you need online, doesn’t mean that you should.  Taking legal shortcuts often lead to unintended and unwanted litigation, or a lawsuit costing thousands of dollars.  If the goal is to save money by consulting Google instead of a business lawyer, you are also typically assuming unintended risk.

The internet is a remarkable tool and Google has the answers to almost anything at your fingertips, but some things should not simply be left to the current algorithm of Google results for questions most important to running your business.  Leave Google for answering life’s big questions and feel free to get sidetracked with a cat waterskiing while your attorney drafts the necessary document to protect your business properly.

Arbitration vs. Litigation – Does It Really Make a Difference?

Short answer: Yes.

Long Answer: YES.  A significant difference. Not many businesses can afford to litigate “for the principal” anymore and perhaps as a result mandatory arbitration has become an increasingly popular dispute resolution clause in many contracts and other documents controlling how your business operates, such as your companies’ Operating Agreement.  Today these provisions appear in the most basic contracts however, parties often insert an arbitration provision without a true understanding of either the cost or effect an arbitration clause has on both a dispute and its outcome.  In some instances, arbitration can be a far less desirable option, take longer to reach resolution and even be a much more expensive alternative to the court system.

Contested cases in New Jersey’s Law Division (generally over $15,000) usually take 18-24 months to reach a trial.  Suits in New Jersey’s District Court (generally over $75,000) usually take 12-18 months to reach trial. Smaller disputes, (generally less than $15,000) can go to trial in the Special Civil Part of the New Jersey Court system in less than 6 months. The time frames for a dispute in Pennsylvania are not significantly different.

By comparison, it is not likely an arbitration will be scheduled more quickly than four months from the date the complaint is issued.  And such cases reaching a quick resolution require cooperation between the disputing parties, something usually not present if you are in a dispute.

The cost of administrating an arbitration, with AAA Arbitration, for example, let alone engaging arbitrators, often makes simple disputes much more expensive than litigation.  The filing fee to a court is usually a one-time, upfront cost in the range of $100-500.  By comparison, arbitration filing fees are $3,500 or more, with ongoing administrative costs, plus the cost of an arbitrator (or arbitrators) at a daily or hourly rate, in addition to the cost of your own lawyers and experts.

Those numbers add up quickly.

Arbitration involves a process much like a lawsuit where there is a complaint and a response.  Discovery, which involves an exchange of documents and depositions can be similar to that provided by the Court rules in litigation, or be limited by agreement among the parties and arbitrator(s).

The arbitration itself is usually held in an atmosphere more relaxed than a formal courtroom.  Instead, the parties meet in a conference room rather than a courtroom with the arbitrator(s) directing the procedure, typically in a format loosing following that of a trial.

In addition to the actual arbitration cost, the hidden cost can be the lack of discovery. In litigation, the parties use a variety of vehicles to obtain information during the discovery phase. Lawsuits are filed based upon allegations, which need to be proven by the party filing the lawsuit.  Similarly, allegations in an arbitration matter are presented in an arbitration demand.

Most arbitrations involve only the request for, and exchange of, documents and are conducted without depositions, a staple in most litigation and although expensive, truly the way to expose problems in your opponents’ case and to evaluate witnesses who will testify at trial. Without extensive prehearing discovery, parties can find themselves flying blind during the arbitration about what witnesses will say, what documents exist or what information they hold.

 

In complex matters, especially those that rely on information exclusively in the hands of the opposing or third parties, arbitration may not be the preferred method of dispute resolution.  Obviously, though, for simple matters, limiting the amount of discovery available to adversarial parties can limit your overall costs.

In either event, as you can see these are decisions best made on a case by case (no pun intended) basis.  If your dispute is less than $10,000 and your documents require AAA Arbitration, with three arbitrators, you’ve spent $10,000 likely before you are sitting at a table ready to resolve the dispute.

In addition, many arbitration provisions are silent on how the arbitration is conducted.  Such issues as the venue, the number of arbitrators, and the qualifications of the arbitrators are important considerations.  Conducting an arbitration in a remote location can be an expensive proposition.  As described previously, more painful may be a provision calling for multiple arbitrators.  Arbitrators are paid for their time to prepare for and preside over the matter by the day or hour.  The least expensive arbitrators usually charge $150 an hour, while the most expensive might charge $400-$500 an hour or more depending on their area of expertise.

And do not forget you will need to pay your lawyer.  Please.

Arbitrators are sometimes, but not always lawyers, and many are former judges.  While the parties can request arbitrators with certain qualifications, there are no guarantees about the training and experience of the person who will preside over your case.

A positive aspect of Arbitration is that it is usually binding.  This means the decision of the arbitrator(s) is final with only very limited appellate rights.  Court decisions can usually be appealed.  Arbitration should not be confused with mediation, which is a non-binding process in which a mediator attempts to bring the parties to a resolution of their dispute in an even more informal setting.

Arbitration is a viable alternative to litigation, however serious thought to the many above factors should be considered before drafting or signing documents containing an arbitration provision, rather than retaining your right to litigate disputes.

If you have controlling documents, or are presented with a contract containing an arbitration provision, feel free to contact Bergmann & Good for advice prior to making the best decision for both you and your business.