Community Associations Institute Offers Free Resource for Homebuyers

no picture

I just read that the Community Associations Institute has just produced a free brochure which is designed to provide an overview of homeowner and condominium associations for individuals who are considering purchasing a home in one of these communities. From the CAI's press release:


Homebuyers don't always know what to expect when they move into a community association, and that lack of understanding can generate confusion, frustration and turmoil.

Now there's help. A free brochure developed by Community Associations Institute (CAI) gives homebuyers a better sense of homeowner and condominium associations before they purchase homes in these communities. "Community Matters -- What You Should Know Before You Buy" explains the nature, benefits and obligations of the community association lifestyle, addressing governance, rules, assessments, homeowner expectations and more.

You can download the brochure from the CAI's website or here (PDF). This brochure is also ideal for real-estate agents and printed copies can be purchased in increments of 100 on the website or by calling CAI toll-free at 888-224-4321.

Sale of Marital Assets

no picture

Randazzo v. Randazzo

On June 28,2005 the New Jersey Supreme Court ruled in Randazzo v. Randazzo that family court judges have the discretion to order the sale of marital assets prior to a final judgment of divorce when the circumstances of the case so justify. The Justices stated that the standard will be whether such a sale serves the best interests of the parties.

This ruling lays to rest a body of New Jersey decisional law which only permitted the pre-divorce sale of assets in hardship situations such as an imminent foreclosure or in other limited circumstances. The ruling unbinds matrimonial lawyers by allowing them to advance positions to the court which would have had far less chance of success under the old law such as the need to free up dollars for ongoing living expenses, college tuition and other reasons on a case-by-case basis.

Tags:

Investment Adviser Compliance Update - Summer 2005

no picture

Stark & Stark's Investment Adviser Regulation group is pleased to announce that the latest Investment Adviser Compliance Update has been published and is available for download. The Summer 2005 edition covers topics including:

Disposal of Consumer Report Information
CPO registration exemptions with the CFTC
Trends in proxy voting requirements
Internet advertising
Code of ethics establishment

You can download a copy of the latest Investment Adviser Compliance Update here (PDF).

Kelo v. New London - A Ringing Endorsement of Economic Development Takings

no picture

The last clause of the Fifth Amendment to the United States Constitution, known as the Takings Clause, states "nor shall private property be taken for public use, without just compensation."

On June 23, 2005, the United States Supreme Court held that the New London Development Corporation (NLDC) through the City of New London could acquire private property within a redevelopment area by eminent domain for economic development without violating the public use requirement of the Takings Clause of the Fifth Amendment to the United States Constitution. Kelo v. New London., 545 U.S. ___ (2005). In so ruling, the Supreme Court affirmed the holdings of prior case decisions, such as Berman v. Parker, 348 U.S. 26 (1954) and Hawaii Housing Authority v. Midkiff, 467 U.S. 229 (1984), which interpreted the term "public use" to mean any legitimate public purpose and surrendered the responsibility for making this determination to State legislatures.

According to the Kelo Court, lead by Justice Stevens who wrote the opinion, "our cases have defined [the public use] concept broadly, reflecting our longstanding policy of deference to legislative judgments in the field[,]" affording them "broad latitude in determining what public needs justify the use of the takings power." As such, the NLDC's conclusion that a 90-acre redevelopment area "was sufficiently distressed to justify a program of economic rejuvenation is entitled to our deference[,]" and categorically rejected the notion that "economic development does not qualify as a public use."

The Kelo Court's broad grant of condemnation authority was buttressed by the particular facts and circumstances surrounding the redevelopment plan approved by the City of New London. Apparently, the Kelo Court was taken by the careful formulation of "an economic development plan that [the City] believes will provide appreciable benefits to the community, including - but by no means limited to - new jobs and increased tax revenue." The Court went on to say the following:


Given the comprehensive character of the plan, the thorough deliberation that preceded its adoption, and the limited scope of our review, it is appropriate for us, as it was in Berman, to resolve the challenges of the individual owners, not on a piecemeal basis, but rather in light of the entire plan. Because that plan unquestionably serves a public purpose, the takings challenge here satisfies the public use requirement of the Fifth Amendment.

Had the foregoing facts and circumstances not been present the outcome of Kelo v. New London might have been different. Indeed, although the Kelo decision does not provide a great deal of guidance to municipalities and other condemning authorities seeking to take property for the pursuit of economic development, the Court made clear that "one-to-one transfer[s] of property, executed outside the confines of an integrated development plan . . . would certainly raise a suspicion that a private purpose was afoot." However, this admonition to government agencies is tepid, at best, and provides little solace or security to landowners who, as a result of the Kelo decision, may now lawfully have their property taken upon a showing by the condemning authority that its plan for such lands is proposed to engender some secondary benefit to the community. Since "[n]early any lawful use of real private property can be said to generate some incidental benefit to the public[,]" as Justice O'Connor postulates in her dissenting opinion, "[t]he specter of condemnation hangs over all property."

"Any property may now be taken for the benefit of another private party," according to Justice O'Connor, "but the fallout from this decision will not be random." Indeed, "[t]he beneficiaries are likely to be those citizens with disproportionate influence and power in the political process, including large corporations and development firms. As for the victims, the government now has license to transfer property from those with fewer resources to those with more."

Justice Thomas, in a separate dissent, echoed Justice O'Connor's concerns respecting the disproportionate impact that economic development takings may have upon the populace.

Allowing the government to take property solely for public purposes [as opposed to actual public uses] is bad enough, but extending the concept of public purpose to encompass any economically beneficial goal guarantees that these losses will fall disproportionately on poor communities. Those communities are not only systematically less likely to put their lands to the highest and best social use, but are also the least politically powerful. If ever there were justification for intrusive judicial review of constitutional provisions that protect 'discrete and insular minorities,' surely that principle would apply with great force to the powerless groups and individuals the Public Use [requirement of the Takings] Clause protects. (internal citation omitted)

Kelo Decided - What Do Property Owners Do Now?

no picture

The United States Supreme Court made it clear that it is not concerned over the potential abuse arising from economic redevelopment plans. In giving deference to state legislatures, the court gave the green light to local politicians to decide what their towns should look like, and in some cases, who should live there. In this environment, what should property owners do when confronted with an economic redevelopment plan which appears to be favoring a few select people?

Fight on the Political Front: The fight will now take on more of a political tone than before since property owners will now have little faith in the court system. Property owners will have to get involved in the redevelopment process much earlier and challenge plans before they are adopted. You will be required to monitor local newspapers and look for articles that mention "study areas" and plans to investigate areas that may be in need of redevelopment. At this point, you must start getting your "ducks in a row" and consultant a lawyer or land planner. If the city or town decides to go forward and adopt a plan, you will need to file an objection and be prepared to challenge the findings laid out in the study. Get as many people involved as possible and cause as much noise as you can in an effort to force the municipality to confront your concerns. You must also be prepared to spend money on the fight in terms of professional fees (lawyer and planner) and be prepared to go through a time consuming and expensive process.

Final Note: The Ventor case in New Jersey is going to trial on the issue of whether the Ventor plan violates the civil rights of certain protected classes of people. The civil rights challenge is a novel approach that raises serious issues when dealing with the displacement of low-income families. This is a case worth following.

Washington Township (Robbinsville) Adopts TDR Ordinance

no picture

Transfer of Development Rights or "TDR" ordinances are fast becoming the cutting edge in planning design utilized by Townships to control development. Most recently, Washington Township (Robbinsville), Mercer County, has adopted a new ordinance creating a TDR Program mirrored after the nationally recognized TDR program in Chesterfield Township, Burlington County, New Jersey.

The new Ordinance #2005-12 establishes the highly renown Washington Town Center as the receiving area for future development through a transfer of development rights from the sending area which is identified in the new ordinance as the property located in the Rural Agricultural District (formerly Rural Residential District). This extends the property rights of those individuals who hold title to property in the Rural Agricultural District, by granting those property owners the right to sell development credits for use in the receiving area, in exchange for preserving their land as open space, or restricting its use to agricultural or recreational.

2005 Environmental Law Forum

no picture

On June 24, 2005, Raymond Papperman, Chair of the Firm's Environmental group, will moderate a discussion on recent developments with the Highlands Act at the 2005 Environmental Law Forum. The panel will include Tom Borden, Chief Counsel of the Highlands Council, Neil Yoskin and Bradley Campbell, New Jersey's Commissioner of Environmental Protection.

The panel will discuss the Highlands Act and the nexus between enhanced regulatory standards and the development of a regional plans.

The Forum will be held from Friday June 24 through Sunday June 26 at the Golden Inn Hotel & Resort in Avalon New Jersey.

Reaping the Benefits of Your Copyright Assets

no picture

home-top-logo.gif
In the June 2005 edition of New Jersey Buisness Magazine, Craig Hilliard, Chair of the firm's Intellectual Property group, discusses the importance of registering copyrights.

An excerpt from Reaping the Benefits of Your Copyright Assets is below:


The Importance of Registration

Though in 1998 Congress passed the Copyright Term Extension Act, which extended the term of copyright protection an additional 20 years, and that same year passed the Digital Millennium Copyright Act (DMCA), that created civil and criminal penalties for the circumvention of digital rights management, "Congress has been reluctant to tamper with the basic provisions of the copyright laws," says Craig S. Hilliard, shareholder at Lawrenceville-based Stark & Stark. "The core provisions of the federal law have remained largely unchanged in the last few decades. The major changes today are what is being copyrighted and why."

The "what" here includes a wide variety of items, not just the better known literary works, music and films - though you can still not copyright such everyday things as names, short phrases and slogans, or even some information quite important to a company such as lists of customers, prices and vendors.

New Jersey Appellate Court Rejects Same Sex Marriages

no picture

Back in September 2004 I wrote about the prospect of Lewis v. Harris going directly to the New Jersey Supreme Court. Yesterday, the New Jersey intermediate Appellate Court ruled on Lewis v. Harris and held that denying same sex couples the right to marry does not a violate the New Jersey constitution (Court's decision - PDF).

In very lengthy, well reasoned opinions the three Judge panel actually wrote three separate opinions. Judge Skillman thoroughly reviewed the New Jersey precedents and the decisions of both sister states and our federal courts in writing the majority's opinion. Judge Parrillo concurred with Judge Skillman, but wrote an equally thorough concurring opinion. And, Judge Collester wrote a dissenting opinion. The dissenting opinion and the three separate opinions by the three Appellate Judges virtually guarantees that the case will proceed to the New Jersey Supreme Court.

Two interesting points emerge from the case:

1. The Court was quite clear in stating that the question was limited to only whether the denial of same sex marriages violated the New Jersey state constitution. No challenge was made in the case regarding any violation of the US Constitution; and,

2. The majority observed that many of the inequities which may otherwise occur as a result of denying same se couples the right of marriage were cured by New Jersey's recently adopted Domestic Partnership Act.

It is somewhat ironic that the Domestic Partnership Act would be used in support of an argument to deny same sex marriage. Many legal authorities familiar with the Domestic Partnership Act would not agree with Court's conclusion that many of the inequities visited upon non married same sex couples were cured by the adoption of the Partnership Act. Private employee pensions, medical benefits and federal tax filing status, to cite a few issues, still remain unanswered and unresolved issues under the Domestic Partnership Act.

Tags:

Court Related Mediation Requires Attorney

no picture

In the May 2005 edition of Alternatives, Lewis Pepperman, a member of the Firm's Alternative Dispute Resolution group discusses the recent decision by the New Jersey Supreme Court Committee requiring parties to obtain representation in mediation. This decision means that business executives may not represent their companies at court related mediations.

You can read Lew's original post on the Committee's decision here and access the Alternatives article here (PDF).

Divorce Litigant's Malpractice Claim Barred

no picture
Puder v. Beuchel

A Divorce litigant's malpractice claim is barred by their acknowledgment of the settlement and expressed satisfaction with their attorney at the time of settlement.

In a split decision the New Jersey Supreme Court in Puder v. Beuchel, decided June 7, 2005, held that a divorce litigant could not subsequently sue her divorce attorney for alleged deficiencies in a settlement which she had acknowledged as being fair and acceptable.

The Court observed that the public policy of this State strongly encourages the settlement of marital cases. The majority of the Court then ruled that after testifying that the settlement was fair and acceptable when it was placed on the record, the plaintiff was barred form subsequently suing her divorce attorney for malpractice.

The Court held that "a client should not be permitted to settle a case for less than its worth....and then seek to recoup the difference in a malpractice action" against her attorney.

Tags:

Asset Pricing and Fund Valuation Practices in the Hedge Fund Industry

no picture

The Alternative Investment Management Association (AIMA) has just issued a white paper on the hedge fund industry. The study, ASSET PRICING AND FUND VALUATION PRACTICES IN THE HEDGE FUND INDUSTRY, is a result of the growing focus from investors on the more complex hedge fund strategies and the manner in which the portfolios of such hedge funds are priced.

From the white paper's Foreword:

The hedge fund industry has experienced considerable and steady growth in recent years, both in terms of the number of funds and the assets under management. With this development has come a growing focus from investors on the more complex hedge fund strategies and the manner in which the portfolios of such hedge funds are priced. This paper reports a research on Asset Pricing and Fund Valuation Practices in the Hedge Fund Industry, which is the result of the industry's desire to ensure that investors' interests are protected, as well as a desire by the industry to continue to improve its practices.

You can download the 12 page executive summary here (PDF) or purchase the full copy of the study from the AIMA here (PDF).

CEPA Reviewed and Employee Grievances Clarified

no picture
Julius Beasley v. Passiac County

On May 26, 2005 the Superior Court of New Jersey, Appellate Division in Julius Beasley v. Passiac County reviewed New Jersey's Conscientious Employee Protection Act (CEPA) and in particular what types of employee grievances fall under the protections of CEPA. The Court's decision illustrates that although CEPA protects employees who object to illegal behavior, it is not an absolute bar to termination or other negative employment actions against the employee.

The Court noted that there are no "magic words" which must be communicated by an employee for him or her to fall under the protections of CEPA. Rather, the employee's objection must only demonstrate the employee had a reasonable belief of illegal activity and that he or she was objecting to such activity. This "reasonable" standard is consistent with the remedial nature of the Act; the object of which is "not to make lawyers out of conscientious employees but rather to prevent retaliation against those who object to employer conduct that they reasonably believe to be unlawful." As such, an employee need not point to a specific law, rule, regulation or other mandate of public policy when voicing his complaint.

Although the Court's opinion focused on protections afforded to objecting employees by CEPA, the decision also emphasized that a CEPA complaint does not grant an employee a shield from all termination or other negative employment action. CEPA's protections are designed to protect an objecting employee from "discrimination" or "retaliation" for voicing his or her objection, but does not protect against employer actions that merely "result in a bruised ego or injured pride on the part of the employee."

In light of Beasley, employers should be mindful that employees making CEPA complaints are afforded a degree of protection from discharge, suspension, demotion or other "adverse employment action" effecting the terms and conditions of their employment. However, the Act does not insulate the employee from all such employment actions - only those which are the result of the employee's complaint. Employers who wish to learn more about CEPA, and its impact on their employees and their workplace are invited to contact Thomas B. Lewis.

Restrictive Covenants and Non-Solicitation Agreements in the Investment Advisory Industry

no picture

logo_investmentadvisor.gifThe May 2005 edition of Investment Advisor Magazine's practice management section featured an article by Thomas Giachetti, Chair of the firm's Securities Compliance and Arbitration group.

The article, Keeping Them on Your Side, here's how to defend your practice from your own employees, discusses both the need for and necessary components of restrictive covenants and non-solicitation agreements in the investment advisory industry.

You can read Tom's article here (PDF).

The Redevelopment of Downtown Bloomfield New Jersey

no picture

The Barista of Bloomfield Ave. has a good discussion going on regarding the redevelopment battle brewing in Bloomfield.

Excerpt from the Barista's post:

Official Bloomfield sees the project to improve Bloomfield's Downtown a chance to turn a sagging retail district into a vibrant transportation village with condos across the street from Midtown Direct and upscale shopping. Downtown merchants see it as an abuse of eminent domain, in which the town is forcing them to sell their businesses, below market value, with a big out-of-state developer standing to gain the most from the deal.

The post is chock full of links to relevant eminent domain topics including Kelo and Utah's recent decision to ban eminent domain use by redevelopment agencies.

You can also make your voice heard by voting on the question: Should the Town of Bloomfield be able to take the property in Bloomfield Center by eminent domain?. As of this post, the "No's" had it 84 to 48.

A New Defense to Preference Litigation

no picture

No one likes to give back money, especially if you had a hard time collecting it in the first place. For collection practitioners, this situation frequently occurs at the intersection of bankruptcy and collection law. It starts off with a bankruptcy trustee's letter demanding that money previously collected must be returned as a "preferential transfer." And it often ends with the collection practitioner telling a bewildered client that, through no fault of their own, the collected funds must be returned pursuant to Bankruptcy Code § 547(b).

Section 547(b) allows the trustee to avoid transfers of a debtor's interest in property if the transfers are to or for the benefit of a creditor on account of an antecedent debt while the debtor was insolvent and made within 90 days before the bankruptcy petition was filed.

Although the bankruptcy trustee has great power to reclaim the property, there are a number of defenses to the trustee's claim, including the usual defenses of ordinary course of business, transfers outside the 90-day preference period, contemporaneous exchange and new value.

A defense that has recently gained much discussion in a number of courts is based on whether the claim had previously been allowed through either settlement or the claims allowance process. Section 502(d) of the Bankruptcy Code provides that court shall: "disallow any claim of any entity from which property is...a transferee of a transfer avoidable under...Section 547...of the title, unless such entity or transferee has paid the amount, or turned over any such property, for which such entity is liable..."

This defense was explicated in In re LaRoche Industries, Inc., 284 B.R. 406 (Bankr. D. Del. 2002). In LaRoche, a creditor filed a lease rejection damage claim, and the debtor objected to the amount of the claim. The creditor did not respond to the objection, and the court allowed the claim in a lesser amount. After confirmation of the plan, the debtor brought a preference action against the creditor.

The creditor argued the allowance of the claim under Bankruptcy Code Section 502(d) bars the debtor from seeking to recover the preference claim. The LaRoche court agreed with the creditor and held that the preference claim should have been litigated as part of the claims process. The court held that: "§ 502(d) stands for the proposition that if a claim is allowed there is no longer a voidable transfer due from that claimant. In essence, a voidable transfer, such as a preference, must be determined, as part of the claims process and not at a later time, especially after distribution under the plan has been made." Id., at 408-09.

The LaRoche court also noted that it would be inequitable to allow a creditor to object to a claim while concealing a cause of action. The court reasoned that creditors might approach the claims resolution process differently if they knew that a preference action were available even after resolution of certain claims. Id., at 410.

However, other courts have held § 502(d) should not be used to prohibit a preference action that is commenced after a claim is allowed by settlement or hearing. [e.g., In re Rhythms NetConnections, 300 B.R. 404 (Bankr. S.D.N.Y. 2003); In re TWA Inc. Post Confirmation Estate, 305 B.R. 221 (Bankr. D.Del. 2004)].

In Rhythms NetConnections, the debtor--a telecommunications broadband company--was struggling with an urgent sale of assets, termination of service and emergency petitions to the Federal Communications Commission, and generally trying to conserve what resources were being siphoned away. Only two months after the petition date, the debtor entered into a settlement agreement with a creditor in order to resolve issues related to an asset sale commenced simultaneously. The settlement also included no release of claims against the creditor. Two years later, the debtor then brought a preference action to recover property of the estate.

The Rhythms court stated that although § 502(d) was intended to coerce creditors to comply with judicial orders, it was designed to be triggered after a creditor had been afforded reasonable time to return property of the estate. The court concluded that § 502(d) is an affirmative defense to a creditor's claim against the estate. Id., at 409. The court further distinguished the cases that had allowed § 502(d) to bar claims, from its own, reasoning that in other cases, debtors had been allowed ample time to negotiate claims and perform a preference claims analysis. Id., at 409-410. Whereas in the Rhythms case, the debtor had only two months from the petition date when it settled claims as part of a process to keep the company afloat. Thus, the court allowed the preference action.

The court in TWA Inc. Post Confirmation Estate reaffirmed the RhythmsNetConnections holding that allowing a preclusive effect of barring all claims under § 502(d) would be detrimental to large Chapter 11 cases. In TWA, the debtor had made payments to the City of San Francisco for airport operation payments such as gate rentals, security and parking, 90 days before filing. Eight months into the case, the debtor filed an objection to the city's claim. The claim was resolved by a stipulation a few months later. Two months after the stipulation, the debtor filed a preference action to recover the transfer for airport operations.

The TWACourt held that, like Rhythms, its debtors were far from a point to be expected to commence an adequate preference analysis. Id., at 4. Further, in dicta, the court stated the practical side of most large Chapter 11 bankruptcies often puts preference analysis on the back burner to be handled by a claims administrator after a plan is confirmed. Id., at 4-5. Thus, the court concluded that to allow preference claims to be precluded based on § 502(d) would seriously affect case administration.

More courts have leaned toward these latter cases' position that § 502(d) is not a bar to preference claims filed after settlement or allowance. However, neither LaRoche nor TWA, both Delaware cases, have been overruled. There still is plenty of room for interpretation, depending on the particular facts of your case and the court in which your case is commenced. For example, whether the size of a Chapter 11 proceeding, the number of creditors or the complexity of the case bears any weight on whether § 502(d) would be applicable, is still open to discussion.

No matter what your facts or where your case is heard, these three cases provide insight into a rather unordinary and often overlooked course for a possible preference defense.

Open Season on Hedge Fund Advisers?

no picture

Even though it has been several months since the "hedge fund registration" rule was adopted, the SEC remains under pressure to justify the reasons for the adoption of the rule. The source of this pressure is hedge fund adviser Phillip Goldstein, who has filed a lawsuit challenging the SEC's authority and justifications for adopting the rule. In its response brief, the SEC continues to assert that the rule was necessary due to the "increase in fraud involving hedge fund advisers," including the infamous mutual fund market timing/late trading scandal. (The SEC's brief fails to explain why its staff, who examined dozens of hedge funds during its fact-finding examination sweep, failed to take any action against hedge fund advisers that followed mutual fund market timing strategies before Mr. Spitzer found the practice unlawful).

Most industry experts agree that there has been no increase in hedge fund fraud. Rather, most believe that the SEC has classified garden variety fraud cases as "hedge fund" cases. Given the pressure to justify the rule, newly registered hedge fund advisers should expect their advisory activities to be under significant scrutiny during SEC examinations. Areas of particular concern to hedge fund advisers include:

Trade allocations--advisers need to have specific procedures for allocating block trades to hedge funds and separate accounts. Such procedures should provide for fair and equitable treatment of all clients.

Valuation procedures--adequate procedures for fair valuation of securities are particularly important for hedge fund advisers because they usually receive performance fees based on the increase in the value of the fund's securities.

Risk management--advisers should have procedures for assessing investment and operational risk. SEC examiners are routinely requesting a written summary on advisers' risk assessment policies, risk committee meeting minutes, and "inventory of risks."

Insider trading--hedge fund advisers are more likely to be privy to non-public information than other advisers. Therefore, they need to be especially vigilant of trading, both personal and for clients, based on non-public information.

Compliance culture--hedge fund advisory firms are often owned and headed by individuals with dynamic personalities. Such firms need to make sure that the CCO has sufficient authority to implement and enforce adequate compliance policies and procedures.