By Anne Rodell; College of Law (England and Wales)
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Extra resources for Commercial property. 2013
The loan agreement will also include the detail of provisions such as events of default. If a borrower breaches a term of the loan agreement, the lender will want the ability to terminate the loan and demand repayment of all outstanding principal and interest (known as ‘acceleration’). The most common events of default are as follows: (a) (b) (c) (d) (e) (f ) (g) failure to pay any capital, interest, fees or expenses; breach of any representation or warranty, undertaking or covenant in the loan agreement or the security documents; the insolvency of the borrower; the borrower becoming involved in any litigation or similar proceedings; it becomes unlawful for the borrower to continue to perform its obligations under the loan agreement; a material adverse change in the borrower’s position or circumstances; cross-default if the borrower defaults under another contract, ie another loan agreement in favour of this or any other lender.
12 Commercial Property In addition to being concerned with the valuation of the property, the lender will also wish to be satisfied that the property has good and marketable title. As mentioned above, on a default by the borrower the lender will wish to sell the property as mortgagee to repay the loan, interest, costs and charges. If there are any defects in the title this could cause a delay in the sale, thereby causing further interest to accrue, or enable a buyer to renegotiate the price. This increases the risk of the lender suffering a shortfall.
As always, specialist taxation advice will be 8 Commercial Property needed. Note also that although it is the buyer, rather than the seller, who pays the SDLT and who therefore benefits from the saving, as the buyer will be making an SDLT saving it may be prepared to pay a higher purchase price for the SPV than for the property, so the seller benefits too. On the other hand, as a limited company governed by the Companies Acts, annual returns must be filed, which will result in administrative expense and a lack of privacy as to the company’s structure and finances (LLPs also have to file annual accounts).