Forsters Hotels team advised Limestone Capital on the acquisition of the Nobu Hotel in Shoreditch
28 February 2025
News
We acted for private equity firm Limestone Capital on their acquisition of the five-star luxury Nobu Hotel in Shoreditch for an undisclosed sum. The hotel features 164 guest bedrooms, a spa, restaurant, and conference facilities while showcasing views of the City from their top suites.
A collaborative effort from our Hotels group, we provided Limestone Capital with advice from our Corporate, Commercial Real Estate, Tax, Construction, Planning, Employment, Banking and Finance and Immigration teams. The entire Hotels team are delighted to see this acquisition complete for our client.
Corporate Partner, Naomi Trinh, and Head of Hotels, Ben Brayford, led the deal, closely assisted by Alexandra Townsend-Wheeler, Amelia Walsh, Josh Baxter, and Elizabeth Small.
Lifecycle of a Business – Commercial Contracts: Key Features
20 May 2024
News
Setting up and running your own business is an amazing achievement. It requires vision, creativity, motivation and stamina. On occasion, it can even bring you fame, riches and fortune. But it can also result in reams of paperwork and cause sleepless nights. And as someone once said to me about children “It doesn’t get easier, it just changes”, so the same can be said for your business throughout its lifecycle. From setting up to exit, it will force you to consider issues that you might not previously have known anything about and it will need you to make many decisions, sometimes very quickly. What it certainly is not is mundane.
With this in mind, the corporate team at Forsters, together with some of our specialist colleagues, has written a series of articles about the various issues and some of the key points that it may help you to know about at each stage of a business’s life. Not all of these will be relevant to you or your business endeavours, but we hope that you will find at least some of these guides interesting and useful, whether you just have the glimmer of an idea, are a start-up, a well-established enterprise or are considering your exit options. Do feel free to drop us a line or pick up the phone if you would like to discuss any of the issues raised further.
We’ve already discussed various topics, such as, set up, directors, funding, employment and shareholder-related matters, but now let’s concentrate on Commercial Contracts.
Commercial Contracts: Key Features
The principal purpose of a commercial contract is to set out the terms which have been agreed between the parties. Some of the terms may vary depending on the legal framework of the contract (for example, whether it’s a B2B (business-to-business) or B2C (business-to-consumer) contract), while others may depend on the type of contract in question (for example, whether it is a supply contract, a distribution agreement or some other type). Certain terms may be subject to negotiation between the parties, whereas some terms may be agreed extremely easily. What is important is that the parties completely understand exactly what they are agreeing and that the contract clearly sets out the terms agreed. This can reduce the risk of disagreement, and (potentially) costly litigation, at a later date.
In this article, we take a brief look at some of the key commercial terms. (Note that the legal requirements to create an enforceable contract are not discussed).
1. Consideration
This is the price payable for the goods or services. It can be calculated in a number of different ways, for example, a cost per item, payment per month, a percentage of turnover or by reference to other parameters.
If a price needs to be calculated, the calculation mechanism should be clearly expressed in a way that can be easily worked out. Including a worked example, which has been agreed between the parties, may be advisable where a particularly complex pricing mechanism applies. In such a situation, we strongly advise speaking to your legal advisors who will be able to assist you in the drafting of such provisions.
There may be different components which are either included or excluded from the price (for example, delivery costs, certain maintenance services, upgrades and so on) and it is important to ensure that the contract accurately reflects these. Separately, there is the issue of VAT; generally, if a contract is silent on VAT, a stated price is deemed to be inclusive of VAT.
The timing of any payment should also be considered and set out.
2. Services
The obligations of each of the parties to the contract and the services to be delivered will need to be agreed and included. These can be extremely detailed and lengthy and, in such a case, they may be included as a schedule to the contract.
The obligations on a party can vary by degree, from absolute obligations that must be carried out, through to a party agreeing to try to carry out certain obligations by agreeing to use “reasonable endeavours” to do so (for more information about “endeavours” clauses, please see here). In some cases, a party may have a discretion as to how and when it must meet an obligation.
The parties should think about the level of obligation agreed and the consequences of any breach. For example, where the breach is particularly serious or the obligation is so important that a breach would render the contract pointless, the non-defaulting party may want the ability to be able to terminate the contract immediately. In other cases, a refund of part of the fee, the provision of an alternative option or the remedying of the breach at no cost to the non-defaulting party may be sufficient.
3. Term
The term is the time period for which the contract applies. Contracts can be for a fixed term (for example, 12 months following which the contract will automatically terminate) or a rolling term (for example, an initial 12-month term which automatically renews for successive 12-month terms until one of the parties actually terminates the contract) or both(!) depending on the nature of the contract.
Where parties are entering into a new contractual relationship, for example, a new supply contract, it may be advisable to initially agree a short fixed term, thereby limiting the risks inherent in a new relationship. Conversely, there may be certain contracts that require consistency and continuity and so a longer term may be preferable.
4. Termination
Contracts can provide expressly for circumstances in which the parties can terminate a contract. These may apply in addition to, or to the exclusion of, any other rights of termination that arise in law.
The parties should carefully consider and agree the circumstances in which a party can terminate the agreement. Common provisions include termination for breach, if a party suffers insolvency or where there is no cause but reasonable notice is given (the length of the notice period is often set out in the contract).
There may be circumstances in which certain actions are needed to be carried out on termination of the contract or shortly thereafter. These could include, for example, having to provide final accounts, a handover process, being obliged to return certain information, etc., and any such requirements should be clearly set out in the contract.
Termination of a contract may not necessarily terminate every provision in the agreement; there may be certain clauses that the parties intend to continue even though the contract has otherwise terminated (for example, limitation of liability clauses, confidentiality provisions and restrictive covenants).
5. Indemnities
This is an agreement by one party to “make whole” another party in respect of any loss that other party suffers, either in specific circumstances under the contract or generally.
A party should consider carefully whether it wishes to give an indemnity and the consequences of the same. If an indemnity is to be included, the parties need to ensure that the wording accurately reflects what is agreed between them and the party providing the indemnity may want to include certain safeguards, such as financial caps, and ensure that the provision is tightly drafted.
6. Limitations on liability
Most contracts will contain provisions that seek to exclude or limit a party’s liability under the agreement, such as stating that a party’s liability shall not exceed a total sum of £x, specifying the type of claims a party can (and cannot) make, setting time limits within which claims can be made and so on.
These clauses are often heavily negotiated as the parties are on opposing sides of the discussion and the result will go to the level of financial protection that each party will have during the contract term.
Wider considerations are also likely to come into play as such provisions are often subject to other legal controls. For example, the exclusion of liability for certain losses may be prohibited by law or a limitation clause could be void if a court considers it to be unreasonable.
Ultimately, the terms of a contract will vary from contract to contract and the emphasis will be different depending on the substance of the commercial agreement. Taking legal advice when drafting such contracts or putting in place a template contract or set of terms and conditions is recommended and will ensure that the key terms are covered, are drafted clearly and correctly and that any “legal” issues are dealt with.
If you have any queries about the above or wish to discuss your commercial contracts or any part of them in more detail, please get in touch with your usual Forsters’ contact or any member of the Forsters’ Corporate team.
Disclaimer
This note reflects the law as at 16 May 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.
No statutory reform needed for smart legal contracts – takeaways
4 March 2022
News
Towards the end of 2021, the Law Commission published its Advice to Governments: Smart Contracts, concluding that England and Wales’ current legal framework can accommodate smart legal contracts without the need for statutory reform, although there are several potential issues which require further thought.
At 227 pages, the Advice is a bit of a beast although the summary of 33 pages distils it nicely. Here are our takeaways:
In determining what a smart contract is, lack of human involvement is key. Essentially, a smart contract is a legally binding agreement in which some or all of the obligations are performed by a computer without any human intervention.
The Advice considers the main contractual issues as they apply to smart contracts, such as contract formation, interpretation and remedies.
There are varying degrees of smart contracts, i.e. contracts which have written (natural language) terms, hybrid contracts where some terms are written and some are in code and contracts where all terms are in code. The Advice points out that an “incremental development” of common law may be necessary in certain cases (more likely in contracts where all contractual terms are in code).
Interpretation issues could arise, particularly where all terms are in code rather than written in natural language. As such, the Advice suggests that it may be worthwhile including key terms in writing and making clear which of the written and code terms should prevail if there is conflict. A non-exhaustive list of issues that parties should consider and possibly address in their smart contract is appended to the Advice.
The expectation is that model clauses and standard terms will develop over time, in a similar way to certain clauses which are often seen in traditional contracts. However, caution is required here for both smart and traditional contracts – a standard term which parties are used to seeing can often remain in a contract without a full understanding of its meaning or whether it is actually required, and this can cause unforeseen difficulties at a later date.
It is unlikely that a smart deed will be seen anytime soon. While the current legal framework should not cause problems for smart contracts, smart deeds are another matter. The Advice explains that the additional formalities required for a deed can’t be effected through a smart contract.
Determining the correct jurisdiction of a smart contract could also be tricky, especially where all terms are in code. This will be further considered by the Law Commission in due course (later this year has been mentioned) and the suggestion made that a written jurisdiction clause should be included in any smart contract for certainty.
While the Law Commission is confident that smart contracts can be dealt with under our current contract laws, flexibility will be required, and changes will be afoot. For example, remedies such as injunctions may not lend themselves particularly well to a smart contract and parties may have to be content with a financial remedy. IT/legal specialists may also be needed to understand the terms of the contract, rather than an individual being able to read it for themselves to remind themselves of a point. Could this be the advent of dual-qualified solicitor-coders?
This note reflects our opinion and views as of 17 February 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.
The Corporate Insolvency and Governance Act 2020: a refresher on termination clauses in supply contracts
16 February 2022
News
Many businesses have been, and continue to be, under financial strain as a result of the pandemic, with some having to resort to liquidation or other insolvency processes.
The Corporate Insolvency and Governance Act 2020 (“CIGA”) was enacted in June 2020 and introduced certain business rescue reliefs and insolvency measures, some temporary and others permanent in nature. Now, 18 months later, as the UK emerges entirely from Covid-related restrictions, the temporary measures have fallen away, but what is the continued impact of CIGA from a supply point of view?
Typically, most supply agreements (whether of goods or services) include provisions regulating when and how the agreement may be terminated, often including the right for a party to terminate if the other party suffers an insolvency event. CIGA aims to assist the rescue of a struggling business by limiting a supplier’s right to terminate supply. Barring certain exceptions, a supplier is unable to exercise its termination rights upon the occurrence of an insolvency event and must continue to supply the goods or services, thereby allowing the business to continue to trade during the insolvency period.
Another important provision of CIGA provides that termination rights which arose prior to the occurrence of an insolvency event but which weren’t exercised at the time they arose, may not be exercised after the insolvency event has occurred for the duration of the insolvency period.
There is a debate about whether CIGA applies to ongoing termination rights, that is termination by way of notice, and in particular whether this pre-existing right would constitute an “event occurring before the start of the insolvency period”. If not, a party could terminate the agreement upon notice, even after the occurrence of the insolvency event, but would have to continue its supply until expiry of the notice period.
CIGA also renders inoperable any other provisions that are triggered by the insolvency event, such as using variation rights to change payment terms or pricing.
While CIGA prohibits a supplier from demanding that outstanding amounts are paid as a condition of its continued supply during the insolvency period, the supplier may take comfort in the knowledge that it will enjoy increased payment priority for the goods or services supplied during this period as these are typically considered to be an expense of the insolvency process. Furthermore, if the supplier is not paid for the supply of goods or services made during the insolvency period, the supplier may then exercise any available termination rights for non-payment on the basis that these were not triggered by the insolvency event. The supplier may also terminate the agreement with the consent of the insolvency practitioner or other applicable office-holder depending on the rescue procedure being used, or with the consent of the court. A supplier who can prove that it would suffer hardship caused by the continuation of the agreement may petition the court for its consent to terminate the agreement. What qualifies as “hardship” is unclear, but the government’s guidance suggests that this exception would be available to a supplier whose own solvency would be threatened by a continuation of the agreement.
So, if CIGA renders insolvency-related termination rights inoperable, why do we still see them in supply agreements? The answer is simply that in certain cases as described above, such as where the supplier suffers hardship or permission is granted by the relevant office-holder or court, termination may still be available to the supplier and failing to include such a provision in the supply agreement would remove that right. Further, termination rights may now capture termination in circumstances where insolvency might reasonably be expected to occur, enabling suppliers to potentially make the call to terminate the agreement prior to the insolvency event taking hold and the CIGA provisions biting.
It is clear that these CIGA provisions are here to stay, so how can suppliers adapt and obtain the comfort they need?
Undertake enhanced financial due diligence on your customers prior to entering into any supply agreement
Keep up-to-date on your customers’ financial situation and, where appropriate, consider including information rights or an obligation on the customer to provide you with certain financial information in the supply agreement itself
Monitor customers with overdue accounts (prior to any insolvency events taking place) and open conversations to allow you to assess the situation and risks
The best commercial outcome for both parties is usually the rescue and continued trading of your customer in the long-term and so if you are able to continue supply and maintain a good relationship with them during their difficulties, this may be the preferred course of action
Disclaimer
This note reflects our opinion and views as of 15 February 2022 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.
I recently read an article written by a solicitor-turned-barrister which set me thinking about transactions which turn bad. As a transactional lawyer, I am well aware that on occasions, relations between parties sour and disputes arise, so how can parties reduce the risk of time-consuming and costly litigation at the outset?
First, be aware that no matter how good relations are when negotiating and first entering into a transaction, things change. Financial difficulties, tough targets or new personnel, for example, can cause strain and a great relationship now might not always stand the test of time.
Second, instruct lawyers to advise you and document your deal. Agreeing terms on the back of an envelope may save you time and money in the short-term but when things go wrong, it’s very difficult to evidence your original intentions and the terms agreed. Which brings me onto the next point…
Third, don’t throw away potential evidence; physical evidence will often hold more weight in court than a witness statement. A key point in the article I mentioned earlier, it is particularly relevant at the current time when many businesses are downsizing office space and going paperless. Whether you’ve done a property deal and have copies of old plans and photographs of the site or have entered into a loan with security and have finance records and share certificates, don’t be tempted to reduce clutter on the basis they’re no longer needed; they may well be if a deal or term of a deal is called into question.
And finally, as my litigation colleagues would say, don’t wait until the final hour to call in the lawyers if a dispute seems likely. Taking legal advice, for example at an early stage of a disagreement or as soon as you realise a payment cannot be met, can often resolve the issue speedily and amicably.
This note reflects our opinion and views as of 7 December 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.
Much like London buses, the Supreme Court must be thinking that restraint of trade cases are coming along all at once. In what was their third restraint of trade case in three years, the Supreme Court has recently handed down its decision in Harcus Sinclair LLP v Your Lawyers Ltd* finding that a restraint of trade clause contained in a non-disclosure agreement between two law firms was not unreasonable in the circumstances and was, therefore, valid. In coming to its decision, the Supreme Court seemingly added further credence to the move away from strict contractual interpretation and towards a focus on the “factual matrix”.
Takeaways
The case serves as a useful reminder of the rules surrounding non-compete clauses and that they can be tricky to get right, demonstrating the importance of such clauses being narrowly drafted and not overly restrictive.
If you are entering into a contract where a non-compete is necessary, take care to ensure the boundaries of the clause are clear. What exactly is being prohibited? Make sure that the non-compete clause is not too open-ended.
If the contract is likely to run for any length of time, make sure that you periodically review the non-compete clause to check that it is still of relevance and does not require any updating.
Always keep a written record of any negotiations when entering into a non-compete; it could be useful in the event of a dispute.
Remember too that the bargaining position of the parties may affect a court’s decision as to whether a non-compete clause is reasonable or not. In the case of a B2B contract or a contract between experienced businesses where the bargaining power is fairly equal, a non-compete clause is more likely to be considered as reasonable, but if there is a discrepancy between the parties’ bargaining power, then a court may be less willing to uphold the provision.
When considering your non-compete clause do not forget the golden rules:
Ensure there is a legitimate reason for its inclusion. If there is no reason, it probably doesn’t need to be in there.
Make sure the length of time the non-compete is due to run is reasonable.
Lastly, and possibly most importantly, always remember there is no substitute for legal advice if you are thinking about requesting, or agreeing to, the inclusion of a non-compete clause.
The Facts
On the back of the Volkswagen emissions scandal, Your Lawyers Ltd (“Your Lawyers“) identified the probability of a large group action case against Volkswagen. Being a small firm, Your Lawyers sought to form an alliance with the larger firm of Harcus Sinclair LLP (“Harcus Sinclair“) and, as a result, the two entered into a non-disclosure agreement (the “NDA“) in respect of information to be provided by Your Lawyers to Harcus Sinclair in connection with the group action. Crucially, the NDA made no mention of the intended collaboration between the parties, but it did contain a non-compete clause that sought to prevent Harcus Sinclair accepting instructions to act “for any other group of claimants in the contemplated group action” without Your Lawyers’ consent for a period of six years. In essence, the clause sought to protect Your Lawyers’ position by preventing Harcus Sinclair from setting up its own group of claimants against Volkswagen which would be in competition with the Your Lawyers’ group of claimants.
The problem arose later down the line, when Harcus Sinclair eventually did establish a separate group of claimants under the group action. In response, Your Lawyers brought a claim against Harcus Sinclair, arguing that they were prohibited from so acting because of the non-compete clause.
The Judgment
The High Court found that the non-compete clause was enforceable and granted Your Lawyers an injunction that required Harcus Sinclair to cease acting in the group action for six years. This decision was subsequently overturned by the Court of Appeal which held the non-compete clause to be unenforceable as an “unreasonable restraint of trade”.
Your Lawyers then appealed to the Supreme Court. In a unanimous decision, the Supreme Court held that the non-compete clause was enforceable. In coming to its conclusion, the Supreme Court set out the two principles to be considered in deciding whether a restraint of trade clause is reasonable:
1. The person seeking the benefit of the non-compete clause (i.e. Your Lawyers) must establish that the clause is reasonable as between the parties by showing that the clause:
protects their legitimate interests;
goes no further than is reasonably necessary to protect their legitimate interests; and
is commensurate with the benefits secured to the other party (i.e. Harcus Sinclair) under the contract.
2. If the person seeking the benefit of the non-compete clause is successful in the above, it is then up to the other party to establish that the restraint of trade goes against the public interest.
Importantly for Your Lawyers, the Court considered whether, in determining the legitimacy of their interests, they could take into account the parties’ “intentions or what they contemplated would occur as a consequence of entering into the contract” (in this case, the intended collaboration) as well as the express terms of the contract. Concluding that they should take into account the parties’ intentions, the Supreme Court found that the judge at first instance had been entitled to decide that “Your Lawyers did indeed have legitimate interests, flowing from the intended informal collaboration, which it was protecting by the non-compete undertaking”. It is likely that if only the express contractual terms had been taken into account, Harcus Sinclair would have been the party walking away with a smile on their face.
The next question was whether the clause was reasonably necessary to protect Your Lawyers’ legitimate interests. Although six years would generally be considered a lengthy period for a restraint of trade clause to last, the Court recognised that in these circumstances it was reasonable as it roughly mirrored the limitation period for claims in the emissions litigation. In addition, the restriction only existed in relation to the Volkswagen litigation; it did not affect Harcus Sinclair’s wider business. As such, the clause did not go beyond what was necessary to protect Your Lawyers’ legitimate interests.
In determining whether the restriction was commensurate with the benefits it afforded to Harcus Sinclair, the Court again relied on its findings that the parties’ intentions could be taken into account rather than just the express contractual terms, i.e. the benefits to Harcus Sinclair included those which were intended or contemplated as a result of the informal collaboration. On this basis, the restriction was commensurate with the benefits.
Finally, the Supreme Court held that enforcing the non-compete clause would not be contrary to the public interest for various reasons, including that there were many other law firms able to act for other claimants in the group action; prohibiting Harcus Sinclair from doing so would not significantly affect the public’s access to justice.
Thoughts
Although this case was very fact-specific, taking into account the parties’ intentions could lead to potential disagreement. Most non-compete clauses do not detail the parties’ intentions and in some cases adding in such intentions would not be possible. Take, for example, the situation where a non-compete clause is included in a confidentiality agreement entered into at the very start of negotiations when the parties’ plans may not be clear.
It will certainly be interesting to see the effects of the decision in the future.
Disclaimer
This note reflects our opinion and views as of 17 November 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.
*Harcus Sinclair LLP v Your Lawyers Ltd [2021] UKSC 32