(02) 9371 7243

aslaumberg@hotmail.com
Rose Bay

Changes to Retail Leases Act

Posted by on Jul 3, 2017 in Business Sale & Purchase News, Commercial Agreements & Disputes News, Conveyancing News, Leases News, Litigation News, News |

The Retail Leases Act 1994 applies to most retail shop leases in NSW. Amending legislation, which commenced on 1 July 2017, introduces significant reforms including the following changes: * The requirement that a retail lease must be for a minimum of 5 years has been removed so that there is now no minimum term. * A lessee will now have a right to compensation where the the lessee terminates the lease inside the first 6 months for a failure by the lessor to give the lessee a Lessor’s Disclosure Statement or if the lessor gives one that is incomplete, false or misleading. * A lessor must return a bank guarantee to a lessee within 2 months of the lessee complying with its obligations under the lease. * A retail lease must be registered within 3 months of the executed lease being returned to lessor by the lessee. * A lessee will not be liable to pay a particular outgoing under the lease unless that outgoing was disclosed in the Lessor’s Disclosure Statement. Also, if the lessor had no reasonable basis for a particular outgoing estimate the lessee is only obliged to pay the amount of the estimate and nothing more. * A Lessor’s Disclosure Statement, which has to be provided by the lessor to the lessee 7 days before the lease is entered into, can now be amended if the parties agree in writing rather than the lessor having to issue a new document and the parties having to wait another 7 days. * The monetary jurisdiction of the NSW Civil and Administrative Tribunal with regard to retail lease disputes is increased from $400,000.00 to $750,000.00. * Penalty notices for failure to comply with the Act can now be issued. The main message is that greater care must now be taken to ensure that a Lessor’s Disclosure Statement is accurate otherwise: (a) a lessee may not only be entitled to terminate the lease in the first 6 months but also substantial compensation including the cost of a fit-out and legal fees; and (b) a lessor may not be able to recover all outgoings in full if those referred to in the lease are not disclosed or the estimates are not reasonably based. Compliance with the Retail Leases Act will also be important to avoid receiving a penalty...

Read More

New Unfair Contract Protections for Small Business

Posted by on Nov 23, 2015 in Business Sale & Purchase News, Commercial Agreements & Disputes News, Conveyancing News, Leases News, Litigation News, News |

The Federal Government recently passed legislation amending the Australian Consumer Law and the Australian Securities and Investment Commission Act so that it will extend protections to small businesses from unfair terms in standard form contracts with other parties as from 12 November 2016. A standard form contract is one pre-prepared by one party to the contract and where the other party is given no real opportunity to negotiate its terms. The protections will apply in favour of small businesses (i.e. one employing less than 20 people) where it is offered a standard form contract by another party for: * the supply of goods and services * the sale or granting of an interest in land (including a lease) * the supply of financial products and services In order to obtain the protections the upfront price payable under the contract must be no more than $300,000.00 or $1 million if the contract is for more than 12 months. Under the protections any unfair term in a standard form contract will be void and therefore not be binding on the small business. Examples of terms that may be unfair include: * terms that enable only one party to avoid or limit their obligations under the contract * terms that enable only one party to terminate the contract * terms that penalise only one party for breaching or terminating the contract * terms that enable only one party to vary the terms of the contract In order to determine whether a term is unfair an application would have to be made to an appropriate tribunal or court. However, just the threat of making such an application may resolve the dispute with the other party. It is important to note that the unfair contract protections apply to small businesses whether they are the acquirer of goods and services etc. or the supplier. This means that if a small business offers a standard form contract to another small business that other business can claim the unfair contract terms protections. All small businesses must now consider reviewing all standard form contracts with other parties due to commence, renew or be varied from 12 November 2016 to determine whether any of the terms are possibly unfair and need amendment so as to not to offend the new regime. November...

Read More

New Laws for Off-The-Plan Purchases

Posted by on Nov 23, 2015 in Conveyancing News, Litigation News, News, Strata Matters & Disputes News |

A new amendment to the Conveyancing Act 1919 was passed by the NSW Parliament and applies from 2 November 2015 to the purchase of off-the-plan residential strata units or residential lots i.e. strata units or land lots awaiting creation following the finalisation of building works or sub-division. There have been concerns about developers using a “sunset clause” (a provision in a contract allowing the contract to be terminated if the strata or land lot is not created by the sunset date) to obtain a financial gain by deliberately delaying projects thereby entitling them to activate the clause and re-sell the property for a higher price. The purchaser would be left with nothing after incurring conveyancing costs. The new amendment provides that a vendor must give the purchaser at least 28 days written notice before rescinding a contract under a sunset clause. The notice must state the reasons for the proposed rescission and the delay. Even then the vendor can only rescind with the purchaser’s written consent or after obtaining an order from the Supreme Court of New South Wales. If the vendor is forced to apply to the Supreme Court it will take into account various factors such as: * the terms of the contract * whether the vendor has acted unreasonably or in bad faith * the reason for the delay * whether the subject lot has increased in value * the effect of the rescission on each purchaser * any other matter the Court considers relevant The vendor is also required to pay the purchaser’s costs of the proceedings unless the refusal to consent is considered unreasonable. If a developer determines that there is a substantial profit to be made by delaying a project and invoking a sunset clause to rescind a contract it can still make life difficult for a purchaser. One obvious tactic would be to offer a purchaser a financial incentive to consent to the rescission while at the same time warning the purchaser that it will claim in any application to the Supreme Court that the purchaser’s refusal to consent is unreasonable so that no legal costs will be recoverable. So, despite this commendable attempt at consumer protection the developer will still find a way to apply maximum pressure to purchasers. And many may well give in rather than face a long and costly legal battle. November...

Read More

Changes to Home Building Act

Posted by on Jan 19, 2015 in Building Disputes News, Conveyancing News, Litigation News, News, Strata Matters & Disputes News |

The Home Building Act 1989 deals mainly with the the licensing and regulation of builders performing residential building work. However, it also gives the benefit of warranties and insurance in respect of such work. On 15 January 2015 certain retrospective amendments to the Act commenced. Also, on that date the Home Building Regulation 2014 commenced. The position is now as follows: 1.  The term “residential building work” means any work involved in: (a)    the construction of a dwelling; or (b)    the making of alterations or additions to a dwelling: or (c)    the repairing, renovation, decoration or protective treatment of a dwelling. The term also includes “specialist work” defined to include plumbing and electrical wiring work. However, excluded from “residential building work”  are any work (other than specialist work) the cost of which does not exceed $5000.00 and internal painting work. 2.    The term “dwelling” includes a swimming pool or spa, cupboards and vanity units affixed to the dwelling, driveways, retaining walls and fences. 3.    Warranties by a licensed contractor are implied into a contract to do residential building work including one that the work be done with due care and skill. 4.    The benefit of the warranties is extended to a successor-in-title to the person entitled to the benefit of the statutory warranties. 5.    The warranty period is 6 years after completion of the work for major defects and 2 years for all other defects. 6.    A “major defect” is defined as a defect in a major element of a building (i.e. a load-bearing component of a building that is essential to its stability or any part of it or a fire safety system or waterproofing) that is attributable to defective design, defective or faulty workmanship, defective materials etc. that causes or is likely to cause: (i)  the inability to inhabit or use the building or part of it; (ii)  the destruction of the building or part of it; or (iii) the threat of collapse of the building or part of it. 7.    With regard to the commencement of statutory warranties, for new buildings in a strata scheme the completion of residential building work will occur when an occupation certificate is issued authorising the occupation and use of the whole building. 8.    A licensed contractor is required to take out insurance under the Act in respect of the residential building work to be done under a contract if the contract price exceeds $20,000.00. It covers the person on whose behalf the work is being done or successor-in-title against the risk of loss resulting from non-completion of the work because of the insolvency, death or disappearance of the contractor. January...

Read More

Requirements for Character Reference

Posted by on Jun 30, 2014 in Articles, Litigation News |

If you ever pleading guilty to a criminal offence and want to tender one or more character references for the Court to take into account then here are some good rules to follow: The reference should be on the letterhead of the referee if at all possible. It should be typed. It should have the referee’s name and address on the right hand side. Under that it should be dated on the left hand side. Under that it should be addressed to, as an example: The Presiding Magistrate Waverley Local Court And under that the salutation: Your Honour It should then have as a heading: CHARACTER REFERENCE FOR [NAME OF DEFENDANT] Under that the referee should state their occupation/position in a company or business and any qualifications. The referee should state how long they have known the Defendant, in what capacity and how often they have had contact with the Defendant. The referee should state they are aware the Defendant has been charged with [state offences]. The referee should state they have spoken to the Defendant in detail about the offences. The referee should state that they are aware the Defendant is pleading guilty to the offences. The referee should state they have been informed by the Defendant that he has not been convicted of any similar offence/s. The referee should state that the Defendant has shown remorse for what he has done or suffered anxiety as a result of being charged by Police and the referee should state any observations to support those contentions. The referee should state their opinion of the Defendant’s general character and reputation in the community including details of what the referee knows about the Defendant’s background including family, education and employment history. The referee should state their opinion on whether the committing of the offences was out of character for the Defendant and why. The referee, if appropriate, should state his awareness of any personal circumstances that may have contributed to the reasons why the defendant committed the offences. The referee should mention any special contributions that the Defendant has made to the community such as charity work. The referee should state whether the Defendant has suffered any hardship as a consequence of committing the offences such as losing a job, loss of reputation or being disgraced in the community or amongst friends. The referee should state whether the Defendant will suffer any hardship as a result of being convicted of the offences such as loss of future employment prospects or restrictions on overseas travel. The referee should state any other matter relating to the charges which they believe would be of assistance to the Court. The referee should end the character reference...

Read More

When The Police Call

Posted by on Mar 26, 2014 in Articles, Litigation News |

Recently a client contacted me about a not so uncommon situation. The Police had contacted her and requested that she come down to the station for an interview concerning an incident that had been reported to them. They wanted to determine whether she had committed a criminal offence.

Read More