It all starts with planning – Planning enforcement powers and statutory exceptions

Pencil and compass on blueprints

Planning permission is required for development, whether that be operational development (building, engineering, mining or other operations on land) or a material change of use.

Usually, planning permission will be obtained before development is commenced, or in some circumstances, applied for retrospectively. Otherwise, the development is unauthorised and therefore unlawful, and there is a risk of enforcement action by the Local Planning Authority (LPA).

It is important to note that a LPA does not have to take enforcement action, it is discretionary in instances where they consider it to be expedient. What is expedient is a matter of planning judgement for the decision-maker with regard to the LPA’s development plan (or local enforcement plans, if applicable) and any other material considerations.

Enforcement powers

LPAs have a wide range of enforcement powers, including the ability to issue stop notices and in some circumstances can obtain court injunctions. One of the most common remedies is the issue of an enforcement notice. An enforcement notice will specify the alleged breach of planning control, the steps needed to remedy the breach and a date for compliance.

Failure to comply with the requirements of an enforcement notice within the specified time can result in an unlimited fine. In determining the amount of any fine, the Court is to have regard to any financial benefit which has accrued, or appears likely to accrue, in consequence of the offence. For example, the additional rent received from an unauthorised extension or the increase in land value achieved on a sale where there has been unauthorised development.

Proceeds of Crime

Finally, it is important to note that if an LPA is successful in a conviction for failure to comply with an enforcement notice, they can also apply for a Confiscation Order under the Proceeds of Crime Act 2002. The prosecutor has 6 years from the date of the conviction to begin confiscation proceedings. This is to recover the financial benefit obtained through the unauthorised development. This option is something which LPAs are becoming increasingly alive to and we are increasingly seeing successful convictions in the press.

Time periods for enforcement

However, there is one final way to regularise unauthorised development; this is when it can no longer be enforced against and is therefore lawful due to the passage of time.

There used to be different planning enforcement time periods for different types of development. Operational development and a material change of use to a single dwelling-house had a four year enforcement time period. All other breaches of planning control (changes of use and breach of conditions) had a 10 year enforcement time period.

However, from 25 April 2024 all breaches of planning control (which were not substantially completed by this date) now have a 10 year enforcement time period. This is following changes introduced by the Levelling-Up and Regeneration Act 2023.

Whilst this simplifies matters, it does significantly increase the enforcement time period for unauthorised operational development and single dwelling-houses which is something to be aware of. 

Cases of deliberate concealment and relevant demolition

There are two exceptions to the new universal 10 year rule:

  1. the first is where the breach of planning control has been deliberately concealed. In these cases, a LPA may take enforcement action outside of the 10 year time period but this must be within 6 months of the breaches coming to their attention. The threshold for deliberate concealment is high, with an element of ‘active’ concealment needing to have taken place. For example, in Planning Appeal cases concerning the amalgamation of residential properties, failure to update the Council Tax and utilities position of the properties has not be found sufficient to constitute deliberate concealment; and
  2. the second is the demolition of unlisted buildings in a Conservation Area (defined as “relevant demolition”). It is an offence to undertake or permit relevant demolition without planning permission. Such offence can attach to whoever undertook or authorised the demolition and is therefore not only restricted to the owner or occupier of the land. Retrospective planning permission does not obviate the offence. A conviction can result in a fine and also imprisonment.

Please don’t hesitate to contact Alice Gordon-Finlayson, Senior Associate in our Planning Team, for advice on enforcement or any other planning matters.

Alice Gordon-Finlayson
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Forsters to host panel at UKREiiF

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Our team are heading up to Leeds for UKREiiF, and are hosting an industry leading panel on building safety – not one to miss if you’re at the conference!

A multi-lens view on the development of higher-risk buildings and building safety issues

Join these industry experts as they delve into the impact of the Grenfell Inquiry and recent building safety legislation on higher-risk buildings. Explore how these changes align with the economic growth agenda, addressing safety, innovation, and resilience in construction. A key discussion shaping the future of building safety.

Tuesday 20 May, 3:00-4:00pm, Pearl Suite (Conference ticket holders only)

Speaking on the panel are:

Andrew Parker, Partner and Head of Construction Disputes and Building Safety
Thérèse Marie Rodgers, Partner in Construction Disputes
Matthew Evans, Partner in Planning
Professor Jose Torero Cullen, Fire Engineering Expert Witness in the Grenfell Inquiry and Head of UCL Department of Civil, Environmental & Geomatic Engineering
Myriam Stacey KC, Barrister at Landmark Chambers
Matt Hawkins, CEO of Knight Dragon

UKREiiF is a leading conference, “bringing 16,000+ professionals from national and local government, investors, developers, end-users and the wider built environment industry together – it’s the place where conversations start to drive investment and regeneration in our regions.”

Forsters acted on the sale of One Chapel Place in London’s West End

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We acted for our client Solent Ventures on the sale of Cypress Dynasty Limited, which owns the freehold interest in One Chapel Place in London’s West End. The fully let five storey office block is located just off Oxford Street and was sold to Great Portland Estates for £56 million.

This deal was led by Corporate Partner Christine Dubignon and Commercial Real Estate Partner Ben Brayford, with close assistance from Tax Partner Elizabeth Small, Senior Associate Alexandra Ringrose and Associates Natalie Colclough, Dragomir Zyumbyulski, Adrian Palladino, Lauren Hepburn and Zain Rahim.

Practice areas: Corporate, Commercial Real Estate, Tax and Construction

Lifecycle of a Business – CIGA and Company Insolvency – Suppliers’ Rights to Terminate and the Company Moratorium

Exterior office building

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, including funding, employment and commercial contracts, but it’s now time to discuss when things go wrong…

CIGA and Company Insolvency – Suppliers’ Rights to Terminate and the Company Moratorium

We’ve recently considered transactions which might be reviewed if a company becomes insolvent. Continuing with the insolvency theme, this article looks at how the Corporate Insolvency and Governance Act 2020 (“CIGA”) may apply to insolvent companies.

CIGA significantly changed UK insolvency law, introducing measures designed to support businesses facing financial distress and to assist them with getting their financial position back on track.

Included among its key provisions are the restriction on suppliers’ rights to terminate contracts, the option of a moratorium, and the introduction of the Part 26A restructuring plan, which allows financially distressed companies to restructure debts using a court-supervised process. While this article examines the first two provisions in detail, the Part 26A restructuring plan is beyond its scope.

Contractual termination rights

When is termination restricted?

CIGA prohibits suppliers of goods or services from terminating a contract or taking any other adverse action solely due to a customer’s insolvency, regardless of what the contract stipulates. This includes clauses that automatically trigger termination upon insolvency (known as ipso facto clauses) or require supplier action, such as issuing a termination notice.

If a company has entered into an insolvency or restructuring process, suppliers cannot terminate their contracts based on the insolvency alone, provided that the company continues to pay for the goods or services supplied. This prevents a struggling company from being left in the lurch by its suppliers solely due to concerns about its financial situation, even though it is still able to pay for the supplies; if the company can continue to receive supplies and trade, there is a hope that the company will be able to recover its financial equilibrium.

It is also prohibited for a supplier to condition the continued supply of goods or services on the payment of any outstanding amounts or similar demands. This ensures that suppliers cannot exploit the financial vulnerability of an insolvent company by imposing unfair conditions for maintaining the supply relationship.

If insolvency proceedings have commenced, suppliers are prohibited from terminating a contract for breaches that occurred before the insolvency process if they failed to act on those breaches prior to the proceedings. While termination rights linked to pre-insolvency breaches are restricted during the insolvency process, suppliers can still bring claims for such breaches either before the insolvency process begins or afterwards, assuming that the company is still in existence.

It should be noted that these restrictions only apply downwards in the supply chain; for example, there is no restriction on a company terminating a supply contract with one of its suppliers because of the supplier’s insolvency.

When is termination permitted?

However, termination is permitted during the insolvency process if the insolvent company consents to it. A court may also allow termination if continuing the contract would jeopardise the supplier’s own solvency or cause the supplier “undue hardship”.

If a contract includes a clause allowing termination for convenience (i.e. termination without needing to provide a reason or prove fault), this right also remains valid during the insolvency process, as the termination is unrelated to the company’s insolvency status. Similarly, if a contract naturally expires during the insolvency process, the supplier is not obligated to renew or extend it; the obligation to continue the supply of goods or services under CIGA applies only while the contract remains in force.

While termination rights based on insolvency alone are restricted, other grounds for termination (such as non-payment or material breach) can still be exercised if they arise after the insolvency event. This allows suppliers to potentially terminate contracts if the insolvent company fails to meet its obligations post-insolvency.

Moratorium

CIGA introduced a temporary relief period for financially distressed companies, known as a moratorium. During this time, companies are protected from enforcement action by creditors, allowing them to focus on recovery efforts. However, the company still needs to pay any new debts incurred and certain restrictions are placed on its operations. The intention is to provide the company with some breathing space from the risk of creditors taking action, during which time the directors can take steps to try and make rescue a viable option.

The initial moratorium period is 20 business days, which can be extended for another 20 business days without needing approval from creditors. Further, lengthier extensions can also be added if, for example, creditor approval is obtained.

Although the directors will continue to manage the company during the moratorium, a licensed professional called a monitor will be appointed. The monitor oversees the process to ensure the company is using the moratorium correctly and assesses whether the company can be saved.

As part of the process which establishes the moratorium, the directors will need to certify that the company is facing actual or impending insolvency, while the monitor needs to be confident that the rescue of the company is likely. If, during the moratorium, the monitor concludes that the company is unable to pay its debts as they fall due or that the company cannot be rescued, they will end the moratorium.

Practical considerations:

In light of the provisions of CIGA, insolvent companies should bear the following in mind:

1. Maintaining supplier relationships:

An insolvent company should focus on maintaining good relationships with suppliers. Open communication about the company’s situation and plans for restructuring can foster goodwill and potentially lead to more favourable terms during the moratorium period.

2. Understanding contractual obligations:

While CIGA protects against termination for insolvency, it does not shield the company from other grounds for termination, such as non-payment or breach of contract. Therefore, it is essential for an insolvent company to remain compliant with its contractual obligations to avoid triggering these grounds.

3. Utilising the moratorium effectively:

The statutory moratorium allows an insolvent company to pause creditor actions while it seeks to restructure. Companies should strategically use this time to negotiate with creditors and suppliers, reassess financial commitments, and develop a viable restructuring plan.

Disclaimer

This note reflects the law as at 4 April 2025. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

Josh Baxter
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Recognising talent with nine promotions to Counsel

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Forsters announce their next generation of senior lawyers with the promotion of nine senior associates to the role of Counsel. This marks the greatest number of Counsel promotions in Forsters’ history and showcases the firm’s flourishing talents across our wide range of specialisms.

These promotions, combined with our five new partners, demonstrate our commitment to the development of our people and providing our clients with the highest level of specialist expertise.

Meet our newly promoted Counsel:

Aaron Morris – Corporate

Aaron trained at Forsters and advises clients across a broad range of corporate work including acquisitions and disposals, joint venture and shareholder arrangements, corporate restructurings, property related corporate transactions and share incentive plans.

Caroline Wild – Real Estate Disputes

Caroline specialises in leasehold enfranchisement and other residential landlord and tenant matters such as right to manage and the right of first refusal provisions under the Landlord and Tenant Act 1987.

Dan Burr – Construction

Dan trained at Forsters and specialises in complex development projects, with a particular focus on industrial and logistics schemes and film studio construction.

Ed Glass – Commercial Real Estate

Ed’s expertise traverses’ different real estate sectors, but he has a particular interest in the evolution of offices, as the industry adjusts to changing occupier demand and sustainability considerations.

John FitzGerald – Private Client

John advises high net worth individuals and trustees on the UK tax treatment of non-UK trust and corporate structures, particularly in respect of the UK’s income tax and capital gains tax anti-avoidance regimes.

Laura Haworth – Commercial Real Estate

Laura expertise includes advising on major shopping centres, commercial office space, mixed use developments, hotels and renewable energy projects.

Paul Grayson – Commercial Real Estate

Paul has a broad practice but has developed a particular expertise advising on complex development transactions within the industrial and logistics sector.

Róisín Forde – Banking & Finance

Róisín has particular expertise in real estate finance, encompassing investment and development of both commercial and residential properties and has significant corporate acquisition finance experience.

Ryan Didcock – Real Estate Disputes

Ryan focuses on residential property litigation, including neighbourly matters and landlord and tenant; he frequently acts in disputes concerning party walls, easements, nuisance, trespass, possession, and breach of covenant.

Nadine Gibbon
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Forsters secures victory in defence of €50 million investment fraud case 

G.I. Globinvestment Ltd & Ors v XY ERS UK Limited & Ors [2025] EWHC 740 (Comm)

The Dispute Resolution team at Forsters has successfully acted for Skew Base Investments SCA RAIF (a Luxembourg alternative investment fund) and its general partner, Skew Base S.A.R.L, in their defence of a €50 million claim brought in the Commercial Court by ex-Ferrari Chairman Luca Cordero di Montezemolo, his son, Matteo, and their family investment vehicle, G.I. Globinvestment Limited. 

The claim (which was brought against a total of ten defendants) arose out of the significant losses suffered by the claimants on their investments in the Skew Base fund as a result of market turbulence in 2020 caused by the COVID-19 pandemic.  As against the Skew Base entities, it was alleged that they had participated in an unlawful means conspiracy pursuant to which they were said to have maintained a “façade” to the effect that the Skew Base fund was run independently from certain other defendants.

Following a seven-week trial, during which the Court heard evidence from 18 witnesses, Mr Justice Jacobs handed down a 342-page judgment dismissing all of the claims, including those as against the Skew Base entities. In doing so, he found (amongst other things) that the claimants had failed to establish the underlying wrongs (namely deceit, breach of fiduciary duty and dishonest assistance) upon which they relied for the purposes of the conspiracy claim. He also held that he did not consider “that the evidence establishes that there was in fact anything that could properly be considered to be a façade at all”.

Forsters was also successful in obtaining an order for indemnity costs against the claimants in favour of the Skew Base entities. 

The team at Forsters was led by Partner and Head of Commercial Disputes Steven Richards who was supported by Associates Frances Snowball and Naomi Rasooly. Forsters instructed Robert Weekes KC and Warren Fitt (both of Blackstone Chambers).

Partner Steven Richards has commented that: “I am delighted that we have achieved such a resounding victory for our clients and that their position has been entirely vindicated following the comprehensive dismissal of the very serious claim brought against them in fraud”.

Read a full copy of the judgment.

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Forsters promotes five new partners in latest promotions round

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Forsters, the leading London law firm, today announces the promotion of five partners with effect from 1 April 2025.

The newly promoted partners are:

  • Joanna Brown, Commercial Real Estate
  • Matthew Evans, Planning
  • Guy Mawson, Family 
  • Maryam Oghanna, Trust and Estate Disputes
  • Thérèse Marie Rodgers, Construction Disputes

Natasha Rees, Senior Partner at Forsters, said: 

“This year’s promotions reflect our commitment to strategic growth. We are really pleased to welcome five outstanding lawyers to the partnership, each a leader in their field, dedicated to our clients and instrumental in shaping our firm’s success. Investing in top talent strengthens our market position and ensures we meet the rising demand for first-class legal counsel in an increasingly complex world.

Emily Exton, Managing Partner at Forsters, said:

“The fact that we are able to promote five talented lawyers in separate practice areas demonstrates that we are performing strongly across the firm. With the arrival of Immigration partner Tracy Evlogidis in November 2024 and five newly promoted partners, we enter the new financial year in a robust position and in an optimistic frame of mind.”

Meet our new partners:

Joanna Brown joined Forsters’ Retail and Leisure team in 2020 with her team from Orrick. She advises large scale institutional landlords on commercial property matters including asset management, redevelopment and refinancing of shopping centres, retail parks and industrial estates. She has in-depth experience, notably having worked on the top 20 shopping centres in the UK. Her contributions have been instrumental in boosting the firm’s market-leading reputation in retail focused real estate work. 

Matthew Evans joined Forsters in 2015 from the London Borough of Hackney. A Legal 500 “Leading Associate” (2025), he is recognised for his market-leading expertise in planning law. His practice covers all aspects of planning, with a particular focus on large- scale residential-led development. He also advises on infrastructure agreements, the Community Infrastructure Levy, and has a growing practice advising on biodiversity net gain. Beyond his practice, Matt plays a key role in Forsters’ Graduate Recruitment Programme and mentoring scheme and sit as a board member of Baker Street Quarter.

Guy Mawson joined Forsters in 2021, after working in top-ranked family law teams at leading media-based firms. Recognised as a “Rising Star” in Spear’s 500, he advises on all aspects of private family law with standout expertise in high net worth divorce cases. His worth often involves assets and trust structures and multijurisdictional elements.

Maryam Oghanna joined Forsters’ Trust and Estates Disputes team in 2021 from Herbert Smith Freehills where she was a commercial litigator. Recognised in the Chambers HNW Guide, and as a “Rising Star” in the Legal 500, she advises on the full spectrum of private wealth disputes. Maryam represents high net worth individuals, trustees and professionals, executors, protectors, family offices and beneficiaries in complex, multijurisdictional disputes, with a particular focus on clients in the Middle East.

Thérèse Marie (TM) Rodgers joined Forsters in 2023 from White & Case, bringing broad experience in construction disputes. TM advises developers, building owners, main contractors, subcontractors and consultants on all forms of dispute resolution, includingmediation, adjudication, expert determination, litigation and arbitration. While she specialises in commercial real estate, she also has significant sector experience in oil and gas, hydropower, renewable energy and infrastructure.

Nadine Gibbon
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It all starts with planning – ‘Future-proofing’ section 106 agreements

Pencil and compass on blueprints

Back in 2020 there was talk of section 106 agreements being scaled back (and, in some quarters, scrapped entirely) following the publication of the ‘Planning for the Future’ White Paper and plans to introduce a new Infrastructure Levy. The Levelling-up and Regeneration Act 2023 even made provision for the introduction of the Infrastructure Levy, which could have been the beginning of the end for section 106 agreements. 

However, with plans for the Infrastructure Levy having been dropped by the Labour government last year in favour of improvements to the existing system of developer contributions, it looks as if section 106 agreements are here to stay for the foreseeable future.

In this article, I consider the ways in which, with the right drafting, section 106 agreements can be ‘future proofed’ and set out some practical ways in which issues can be avoided down the line. Even a straightforward deed of variation can take a significant amount of time to negotiate (particularly where local planning authorities (“LPAs”) are overstretched, and on more complex sites where there are multiple landowners and mortgagees) and the costs can mount up.

The following steps are useful tips and clauses to include in planning agreements to avoid the need for deeds of variation down the line. However, there is no ‘one size fits all’ approach to drafting planning agreements, so not all of what follows will be appropriate in all circumstances:

It is worth stressing the importance of getting early legal input. By ‘early’ I mean, where possible, before an application goes to committee (or in the case of delegated decisions, before the first draft is issued by the Council) – not least because seeking to amend the heads of terms post-resolution to grant permission could mean going back to committee or a risk of judicial review if material amendments are agreed without returning to committee.

2. Automatically binding s73 permissions

The need for a deed of variation can often be avoided by including a clause providing for future permissions granted under section 73 Town and Country Planning Act 1990 (as amended) to automatically be bound by the obligations in the section 106 Agreement. Clearly, if the extent of scheme changes proposed by the section 73 application are such that additional and/or varied planning obligations are necessary to make the development acceptable in planning terms, there is no avoiding a deed of variation. There can, however, be disadvantages to the inclusion of such a clause depending on the circumstances which our planning team would be happy to advise further on.

3. Affordable housing cascade mechanisms

In recent years, there has been a sustained reduction in the number of registered providers (“RPs”) actively participating in the market to acquire section 106 affordable homes. Indeed, research conducted by Savills last year (‘The challenges of unlocking Section 106 delivery’) found that 53% of the Housing Associations surveyed reported that they no longer intend to acquire section 106 homes or are reducing their requirements.  House builders are consequently finding it increasing difficult to fulfil their section 106 affordable housing obligations. All too often section 106 agreements are rigid and provide no flexibility in the event that the policy compliant mix of affordable housing is not deliverable due to reduced demand from RPs. The tide is, however, starting to turn and we are gradually seeing more councils agreeing to the inclusion of ‘cascade mechanisms’. Such mechanisms provide that if a suitable registered provider cannot be found within a prescribed time frame, the developer may for example:

  1. provide an alternative tenure of affordable housing, which might be more acceptable to an RP or which does not involve an RP at all (such as discounted market sales or discounted market rent);
  2. offer the affordable units to the Council; or
  3. as a last resort pay a commuted sum in lieu of on-site provision, which the Council can in turn use to secure the provision of affordable housing within its administrative borough.

Including a cascade mechanism at the outset can help developers secure funding (as lenders can be more confident that the scheme is deliverable) and stop sites stalling in the event that an RP cannot be found. Sadly, we are some way off cascade mechanisms for affordable housing becoming the ‘norm’ though.

4. Mechanism for repayment of unspent contributions

It is increasingly common for section 106 agreements to include a mechanism for repayment of contributions where they are unspent and/or uncommitted after a period of time (usually between 5 and 10 years). In the absence of a clawback provision, caselaw has established that a refund may be secured in limited circumstances where a term can be implied into the agreement. However, it is best practice to expressly include a clause to avoid having to rely on such arguments – not least because research conducted by the Home Builders Federation last year estimated that local authorities in England and Wales are sitting on over £6 billion in developer contributions from section 106 agreements, 25% of which it is estimated have been held for more than 5 years (with some councils holding funds for over 20 years). The full report ‘Unspent Developer Contributions – Section 106 and Community Infrastructure Levy funds held be local authorities 2024‘, makes for an interesting, if not somewhat disappointing, read.

A ‘use it or lose it’ clause also acts as a further incentive for the council to apply the money for the purposes specified in the agreement (which, after all, were deemed ‘necessary to make the development acceptable in planning terms’).

To avoid future (potentially costly) disputes as to who is entitled to any repayment, the section 106 agreement should clearly set out who contributions should be repaid to (for example, to the owner at the date repayment becomes due or the owner that originally made the payment).

5. Broad carve outs for statutory undertakers

Most section 106 agreements include a carve out so that the obligations are not enforceable against specified statutory undertakers. Often this is limited to those supplying electricity, gas, water and drainage services. However, consideration should be given to whether this should extend to other statutory undertakers, such as, telecommunication providers and public transport providers.

6. Mortgagee in possession clause (even where there is no current mortgagee)

Although there may not be a mortgagee in place when the section 106 agreement is entered into, there may well be a mortgagee at some point in the future. It is therefore sensible to include a standard mortgagee in possession clause from the outset to avoid requests from future mortgagees who made insist on one being included, resulting in the need for a deed of variation.

7. Force majeure clauses

The inclusion of ‘force majeure’ clauses (which excuses a party from fulfilling its obligations when unforeseen circumstances outside of its control make performance impossible, illegal or commercially impractical) in section 106 agreements became increasingly common during the Covid-19 pandemic. Post-covid there seems to be a return to the status quo and force majeure clauses are back to being something of a rarity in section 106 agreements, but you may wish to try and include one.

8. Automatic cancellation of local land charges entry

Providing for the automatic cancellation of any local land charges by the Council once all of the obligations have been satisfied in full, can avoid issues/delays when you come to dispose of a site. I have lost track of the number of times when carrying out due diligence on the acquisition or sale of a Property that the local land charges search reveals a section 106 agreement and it is not clear whether the obligations have been satisfied in full. If the local land charge entry has automatically been removed, it avoids the seller having to dig out evidence to demonstrate that all the obligations have been complied with.

For more information on the issues raised in the post (or on any other Planning matters) you can get in touch with our team here.

Georgina Reeves
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Continued recognition for Forsters in Spear’s Property Index 2025

Abstract Office Building

Lawyers in our Real Estate practice have been recognised once again in Spear’s Property Index 2025. This year includes two new additions to the rankings: Senior Partner, Natasha Rees, for her extensive expertise in ‘handling contentious leasehold enfranchisement cases and high-stakes property matters’ and Senior Associate, Poornima Andrews, for her ability to deliver ‘successful outcomes even in the most challenging circumstances’.

A total of nine lawyers from our Residential Property and Real Estate Disputes teams have been recognised:

Residential Property

Real Estate Disputes

The Index features the industry leaders advising private clients on prime property. With more lawyers listed than any other firm, the Index is testament to our investment in curating a team of residential property specialists with the ability to advise clients on all of the legal particularities and peculiarities they face on their property journey.

The full index can be found here.

The Negative Pledge: prohibition without the lender’s prior consent (at their…not so…sole discretion)

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(Macdonald Hotels Ltd v Bank of Scotland Plc)

The negative pledge in finance documents seeks to give a lender absolute discretion over a borrower granting further security over its assets, to protect the lender’s own security, or so we thought, until Macdonald Hotels Ltd v Bank of Scotland Plc shined a spotlight on the topic and called into question this absolute discretion.

Factual Background

A borrower owning a number of hotels claimed it had been forced to dispose of three of its hotels by the defendant bank acting in bad faith.

The bank had provided lending services to the borrower with security taken over the borrower’s hotel portfolio. Following the financial crisis in 2008/09 the bank decided to reduce its loan book size including by disposing of assets and paying down debt.

The borrower wanted to refinance another one of its hotels rather than dispose of the hotels financed by the bank. The finance documents, however, contained the usual negative pledge, being a restriction on the borrower granting security over its assets “without the prior written consent” of the bank. After lengthy commercial discussions, the bank ultimately refused its consent and the hotels financed by the bank were then sold, with the borrower claiming loss of opportunity as a result.

Braganza duty

The borrower argued that the discretion of the bank to refuse consent to granting third party security should be subject to the implied duty set out in the Braganza v BP Shipping Limited [2015] case, being that a lender should:

  1. act in good faith and not arbitrarily or capriciously in exercising its discretion and exercise its discretion consistently with its contractual purpose;
  2. take into account all relevant considerations and not take into account any irrelevant considerations; and
  3. not use the discretion for an improper purpose.

The bank countered that the discretion for consent was an absolute right of the bank and even if the Braganza duty was implied, it had not breached the duty in reaching its decision to refuse consent.

Court Decision

The High Court judge held that the Braganza duty was implied in the agreements. It was noted by the judge that the prohibition expressly stated that such restriction would not apply with the bank’s prior written consent. It followed, therefore, that the parties agreed that the borrower might request that consent and that “No reasonable person with all the background knowledge of the parties could have thought the Bank was entitled simply to refuse to consider the request or refuse it for reasons unconnected with its commercial best interests. Had that been the parties’ intention then there would have been no purpose in inserting the provision concerning permission, because it is always open to a party to a contract to request a variation to it … A more cautious lender might have omitted the express permission qualification and left the borrower to seek a variation to the agreement.”.

Although ultimately, on the facts of the case, the judge held that the bank had acted in accordance with the Braganza duty and its own legitimate interests, and was entitled to refuse its consent to the borrower, the express inclusion of the lender’s consent right actually limited the lender’s ability to refuse its consent.

Implications

The consequences for the drafting in finance documents (and potentially all commercial arrangements) are potentially significant. Adding any sort of proviso along the lines of ‘without the prior consent of the lender’ may weaken a lender’s right to refuse consent to a disposal or granting of security (and arguably, any other restrictions).

There are also views that adding caveat wording to a consent proviso, such as ‘in the sole discretion of the lender’, would also be interpreted in a similar way and therefore not enough to argue that the Braganza duty should not apply.

Although the case here did not cover a clause with drafting that consent should not be ‘unreasonably withheld’, the judgment suggests that there is always a duty on a lender to not act unreasonably in withholding its consent where any proviso for requiring prior consent is included.

Considerations for Lenders

In reality, a lender is unlikely to ever make a decision that is against its own commercial interests (and the court made clear that a lender only needs to consider its own commercial interests and not those of the borrower).

However, a lender’s right to refuse consent to a disposal and a negative pledge are standard and fundamental rights for which it will likely want to retain its full discretion to protect its security interests. As such, there are steps lenders can take to protect their position following this judgment:

  • Where genuine sole discretion on consent is imperative to a lender, it is vital that they do not accept any caveat along the lines of ‘except with the prior consent of…’ (sole discretion or otherwise). This exclusion would support a lender’s argument that it is able to refuse consent, even if arguably such refusal is not in its best commercial interests.
  • Lenders should also consider recording in detail any decisions made regarding consents and how such conclusions were reached, so they’re able to evidence that the consents are reasonable and in their own commercial interests.

The judgment has certainly provided food for thought for both lenders and their legal advisors alike as to which restrictions are most important to a lender to retain absolute control over and how these clauses will be drafted from now on to protect such control.

Disclaimer

This note reflects the law as at 19 March 2025. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

Mark Berry
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Mark Berry

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Lifecycle of a Business – When insolvency beckons: a company’s perspective – reviewable transactions

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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, including funding, employment and commercial contracts, but it’s now time to discuss when things go wrong…

When insolvency beckons: a company’s perspective – reviewable transactions

We’ve recently discussed a director’s position when a company is facing financial difficulties. In this article, we consider transactions which might be reviewed if a company becomes insolvent.

Once a company enters formal insolvency, it is possible for historic transactions to be reviewed and challenged in certain situations, including where there has been a:

  1. Preference;
  2. Transaction at an undervalue; and/or
  3. Transaction which defrauded creditors.

Preferences

Preference transactions occur when, prior to insolvency, a company unfairly favours one creditor over others by making payments or transferring assets that would place the favoured creditor in a better position if the company becomes insolvent, than they would have been otherwise.

For there to be a preference, the transaction must involve a company creditor or a guarantor of the company’s debts or liabilities.

Secondly, there must be a clear improvement in the creditor’s position as a result of the company’s actions. The company must have done something or allowed something to happen that placed the creditor in a more favourable position than they would have been in if the transaction had not occurred.

The third element relates to the intention behind the transaction. There must be evidence that the company actively intended to place the creditor in a better position. It is important to note that this intention is presumed if the transaction benefits a connected party, such as a director, family member, or associated business.

The transaction must also have occurred within a specific period before the company’s insolvency. For non-connected parties, this period is six months, while for connected parties, it extends to two years.

Lastly, the company must have been unable to pay its debts when the transaction occurred or have become unable to pay its debts as a direct result of the transaction.

Transactions at an undervalue

A transaction at an undervalue occurs when a company transfers assets or enters into agreements for significantly less than their true market value and the company was either unable to pay its debts at the time of the transaction or became insolvent as a direct result.

Timing is crucial; the transaction must have taken place within the two-year period prior to the onset of insolvency.

Intent also plays a significant role in determining whether a transaction is at an undervalue. If the transaction was entered into with the purpose of putting assets out of reach of creditors or prejudicing their interests, it is more likely to be considered a transaction at an undervalue. Courts often assess whether the transaction was made in good faith or if there were reasonable grounds to believe it would benefit the company or individual involved.

Transactions defrauding creditors

A transaction defrauding creditors occurs when a company transfers assets for less than their market value, with the aim of moving the assets beyond the reach of its creditors or otherwise harming their interests. While there must be an intention to place assets beyond the reach of creditors or adversely affect their interests, this intention does not need to be the primary reason for entering into the transaction.

Unlike other voidable transactions, there is no specific time limit for challenging a transaction defrauding creditors (although the Limitation Act 1980 will apply), and the company does not need to be insolvent at the time of the transaction or become insolvent as a result of it.

Additionally, it is not necessary to prove fraud in a technical sense, but there must be evidence of intent to harm creditors’ interests, as stated above. Claims can be brought by any affected party, not just insolvency practitioners, and can be initiated at any time.

Remedies

When a successful claim is made in relation to a reviewable transaction, the courts have a range of remedial measures at their disposal.

The court may order the return of property or sale proceeds to the company, release or discharge security provided by the company, or require new security to be given. Obligations that were previously released or discharged can also be reinstated, and new obligations may also be imposed.

In cases involving transactions at an undervalue or those defrauding creditors, the court may void the transaction entirely. This typically involves restoring assets to their original state or ordering payment equivalent to the value of the assets transferred.

Directors and other involved parties may face personal liability for these transactions, which can include financial penalties, such as fines or obligations to repay amounts to the company or its creditors. They might also be banned from serving as directors for periods ranging from two to 15 years, and in severe cases, they could face imprisonment.

Such offences can also lead to broader consequences, including damage to the company’s reputation and costly legal proceedings, ultimately impacting its financial stability.

Practical considerations

To reduce the risk of a successful claim in relation to a reviewable transaction, companies should implement a comprehensive set of practices, such as:

1. Fair Market Value and Professional Valuations:

Ensure all transactions are conducted at fair market value. Obtain professional valuations for assets being sold or transferred, particularly for substantial transactions.

2. Financial Transparency and Documentation:

Maintain financial statements, cash flow forecasts, and balance sheets to demonstrate the company’s solvency at the time of transactions. Keep thorough records of all transactions, including contracts and correspondence.

3. Corporate Governance and Board Approval:

Establish clear and consistent payment policies. Obtain consent and approval from the board of directors before transferring or selling business assets and consider including the justification / rationale for the transaction in the board minutes.

4. Equal Treatment of Creditors:

Ensure all creditors are treated fairly and avoid preferential treatment. Be particularly cautious about transferring assets to connected parties such as directors, family members, or associated businesses at prices below true value, as these transactions are more likely to be scrutinised.

5. Seek Professional Advice:

Consult with legal advisors and financial experts before entering into major transactions, especially if the company is experiencing financial challenges. Seek professional advice as soon as financial distress becomes evident. This can help evaluate the merits of a transaction.

6. Declaration of Solvency:

Third parties to transactions shouldconsider requesting a declaration of solvency from the company transferring the assets. This will provide some comfort that the company is solvent at the time of the transaction.

Disclaimer

This note reflects the law as at 14 March 2025. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

Josh Baxter
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Forsters advises on Joint Venture between Invesco Real Estate and Marchmont Investment Management

Skyscrapers rise into a cloudy night sky, their windows glowing with interior lights. Nearby buildings reflect on the glass surface, creating an urban atmosphere.

Forsters’ Commercial Real Estate team has advised a new Joint Venture between Invesco Real Estate and Marchmont Investment Management in its first acquisition of a portfolio of industrial and logistics assets in strategic locations across the UK.

The new Space Industrial platform has been established to acquire, manage and re-position multi-let assets with a key focus on ESG-credentials, offering value-add opportunities.  It has been seeded with funding provided by Marchmont and Invesco Real Estate Europe Fund III to acquire the portfolio comprising four assets in Milton Keynes, Sheffield, Manchester and Pershore. 

Forsters’ role included advising the client on all commercial real estate aspects of the acquisition, including carrying out title and tenancy due diligence, negotiating all contractual documents, co-ordinating tax, construction, planning and real estate disputes where required.

As the first four assets to be acquired by the fund, the work incorporated extensive collaboration with the Jersey trust advisors. Subsequently, the properties have been secured against debt finance, necessitating a financing transaction with the firm’s Banking and Finance team.

Cam Fraser, CIO of Marchmont said “The UK multi let industrial (MLI) market has repriced more rapidly than others, presenting an opportunity for Space Industrial to invest in high-quality, income-producing MLI real estate, promising strong risk-adjusted returns. The venture will target assets between £10m-£100m and will look to provide capital solutions for Industrial Real estate platforms.”

The project team was led by Victoria Towers and Andrew Crabbie. Banking advice was led by Rowena Marshall.

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International Women’s Day: A Reflection on Gender and Divorce

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On Thursday 6 March, the University Women’s Club hosted a talk on Gender Pay Equity and Financial Empowerment for Women Lawyers.

Rosie Schumm, Partner in the Family Team at Forsters, spoke about how women are often impacted by divorce more so than men. Legal and General conducted a study in 2024 which showed that women are more likely to face financial struggle post-divorce (24% vs 18%) with their annual household income taking a serious financial hit in the first year, falling by an estimated 41% compared to just 21% for men.

Historically, women have taken on a disproportionate amount of family responsibility over the course of their marriage often to enable their husband’s to further their careers. Despite changing attitudes and an increase in women’s financial independence, it was recorded in 2024 that men are still likely to be the main breadwinner in families (70% vs 21% of women), and earn more. This gap in earning potential, coupled with the average age women divorce, typically in their mid-40s, can place women at a significant disadvantage when negotiating a financial settlement and in their ability to build a career post-divorce.

In cases where (often) the wife has given up work to be the homemaker/stay at home parent, it is common for spousal maintenance to be awarded. This has typically been provided on a “joint lives basis”, meaning that (often) the husband has an obligation to pay maintenance until either the recipient remarries, the payer or payee dies or the court makes a further order. However, since the case of Waggott v Waggott [2018] EWCA Civ 727 in which the court rejected the wife’s appeal to increase her annual maintenance payment from her husband, there has been a shift in the court’s focus away from awarding spousal maintenance towards achieving a clean break.

The Law Commission published a recent scoping report that reviews the law derived over 50 years ago concerning financial remedies on divorce. One area being considered is whether there should be a cap on the term of spousal maintenance payments. Baroness Deech is a prominent advocate for reform and proposes a limited term of spousal maintenance of 5 years. For her, a maximum term would provide more certainty than the law at present, which allows a judge to decide the level and term of maintenance at their discretion, and would foster greater financial independence for, and empower, women. However, there are concerns that a limited term could impact those in need for long-term maintenance by fettering the court’s discretion.

The gender pensions gap must also be considered. It is typical for pension accrual to be lower for women than men (on average £23,000 for women vs £60,000 for men) as women are more likely to be out of work. For those in work the gender pay gap coupled with increased part-time work to cater for caring responsibilities and lower pay on maternity, narrows their ability to make pension contributions. Perhaps more concerning, is that women on divorce are more likely to waive their rights to their husband’s pension (30% of women vs 17%) leaving women without the resources to fund their retirement. It is imperative anyone divorcing understands the importance of pensions as a financial asset on divorce and considers legal and financial advice.

Forsters’ Family team support female clients both homemakers and high earners to achieve a fair outcome on divorce. As a firm more widely, we are proud of our gender pay gap statistics:

  • 53% of partners at Forsters are female;
  • 64% of associates are female. Women made up 61% of employees in the highest paid quarter;
  • Our Managing Partner, Emily Exton, and Senior Partner, Natasha Rees are both women; 
  • Two out of four of our Family Partners are women (Head of Family at Forsters, Jo Edwards, and Partner, Rosie Schumm); and
  • 5 out of 8 operational management heads are female.

Olivia Russell
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Next Generation Buyers – Supporting your family onto the property ladder

Terraced houses in brick stand in a row, featuring black doors and white-framed windows. A street lamp with hanging flowers sits in front, and a sign reads "Shouldham Street W1".

You might like to think, as a parent, that having seen your son or daughter through school and university (often at huge expense) you can sit back and relax a little and plan for your own retirement. Unfortunately, all too often that is not the case and instead you face the next significant financial hurdle; helping him or her onto the housing ladder. While the current generation of 50-somethings might have been able to get to acquire their first property with minimal or no help from their parents that is now nigh-on impossible for the current generation, unless they are either extremely successful financially or are prepared to wait to buy their first home until they are in their mid to late 30s. So, the solution for those fortunate enough to be able to do so is to resort to the so- called “bank of mum and dad” or the “bank of family”.

For those who are considering embarking on that process what are the legal and financial pitfalls and how best should they proceed? This article seeks to provide some guidance on those points.

If parents (or grandparents) are going to assist with the purchase of a property, there are a number of questions that need to be considered before proceeding. These include: whose name is the property going to be in, how much do you trust them, what restrictions should you put on the title, if any, how are you/they going to finance it, can you or they get a mortgage, how do you minimise stamp duty and other taxes and, even, what happens in the event of their death, to name a few. Unsurprisingly there is no simple answer to any of these questions and no simple one-size-fits-all solution. Each family is likely to have its own circumstances. Having said that there are some general points and advice that can be given.

Ownership

Generally, if the purpose of the exercise is to help the next generation to acquire a property then it makes sense for the property to be in their name, whether it be in the individual name of one son or daughter or the joint names of siblings. By putting the property in their name you ensure that any increase in value accumulates to them rather than the parent, and if they are able to show it is their principal residence they will potentially benefit from the principal residence exemption from Capital Gains Tax (CGT). They may also benefit from the first-time buyer’s exemption from Stamp Duty Land Tax (SDLT). If they are able to obtain a mortgage the lender is likely to expect and require the property to be in their name.

But all this potentially comes at the price of a loss of control. Do you really trust your young and inexperienced son or daughter to have complete control over the property and to be able to sell it and dissipate your hard-earned savings without reference to you? Even if you trust them, what influence might they fall under from others? Similar questions do of course arise in relation to marriage where the solution may lie in a prenup agreement. Fortunately, in the case of property, a relatively easy solution is at hand in the form of a legal charge. While the parents may give part of the cost of the property to the son or daughter outright some or all of the funds can be provided, at least initially, by way of a loan. A loan does not necessarily have to bear interest, and probably would not do so in these circumstances. Over time the loan can be reduced or written off by further gifts from the parent. The existence of the loan will be noted on the legal title to the property making it impossible for the property to be sold or charged further without the consent of the parent.

An alternative might be for the parent themselves to purchase the property. Except where the children are very young this is unlikely to be so attractive. Any increase in value of the property belongs to the parent and is liable to CGT and/or IHT accordingly, and the parent is almost certainly going to have to pay the SDLT surcharge of 5% payable on the acquisition of second homes. While full control is retained and you will have succeeded in providing a home for your offspring you will not really have helped them to progress onto the property ladder.

Financing the Purchase

If your son or daughter has reached the stage where they are able to obtain a mortgage themselves then clearly it may make sense for them to do so. However, that is not easy for those who have only recently joined the labour market and is much more difficult for them than it was for previous generations. While mortgage companies are not supposed to take into account student debt when assessing eligibility for a mortgage, it is hard to see how they can ignore it and in most cases it seems that they do not. Consequently, anyone who has not been working for several years is going to find it difficult to get a mortgage and even when they do it may not go very far towards financing the purchase of the property, particularly if it is in London.

So how else might it be financed if borrowing is required? One solution may be for the parent to take out or increase the mortgage on their own property and then lend the money, back-to-back, to their son or daughter with or without an interest charge. While this may not be very tax efficient (the interest charges will bear income tax for the parent) it may be a convenient and possibly less expensive way of borrowing money. An alternative may be for the parent to be a co-borrower or guarantor but that is not as easy to organise as it once was.

Minors

What if your son or daughter (or one or more of them) is under 18, the legal age at which they can own property in their own name? Normally a parent or someone else will stand in for them as “bare trustee”, that is they hold the property as nominee for the minor and once the minor reaches 18 he or she can ask the trustee to transfer title to him or her. This may be the situation if, for example, the child has received an inheritance so has the funds but not the legal capacity to purchase a property. In itself this does not cause a problem were it not for a quirk in the SDLT legislation relating to the 5% surcharge. This states that if a property is purchased on behalf of a minor it will be considered for the purpose of SDLT to be acquired by the parent of that minor. That means that if the parent already owns another residential property anywhere in the world (which is very likely) the purchase will be treated as a purchase of a second home for SDLT purposes, and the 5% surcharge will be payable even though the minor does not have any other property held for them. In other words, an 18-year-old can benefit from not having to pay the 5% surcharge while a minor never can. With the correct structuring it may be possible to avoid this charge particularly if at least one of the children has already reached 18 by the use of legal charges. Alternatively, it may be best to wait until one or all of the children for whom the property is being purchased have reached 18.

Inheritance Tax Considerations

Any gift from parent to child is potentially subject to Inheritance Tax (IHT). Once the personal allowance (currently £325,000) has been used up, tax is charged on death at the rate of 40% with gifts made in the preceding seven-year period being brought into consideration. It is therefore quite easy to avoid the charge if gifts are made seven years or more before death, known as a Potentially Exempt Transfer (PET). The trick therefore is not to leave it too late; the later you leave it to pass on assets the greater the risk of a charge. In the context of assisting children with their first property purchase there should therefore be a good chance of avoiding IHT entirely, given that parents are likely to be in their 50s or 60s when the issue arises. It is also possible to take out life insurance which will pay the tax in the event of the donor’s death within the seven year period. Do, however, bear in mind that different IHT rules apply for those who are not UK domiciled and that the law in this area is currently changing.

Children who become the owners of property (or have other assets) should also make a will. There are many reasons why it is always a good idea to have a will but one of them is that it will prevent the deceased’s assets passing back to the parents on death, which is what happens if there is no will. It may be better for them to pass to a surviving sibling (note, different rules apply if the deceased is married).

A few final points

As said above there is no one-size-fits-all solution but here are a few points worth considering:

  • A gift to your child in their late 20s to help them get onto the property ladder may have more long-term benefits than a larger gift to them at a later date.
  • Plan for grandparents to skip a generation when deciding on who will inherit. There is less chance of a charge to IHT if money is passed from grandparent to grandchild rather than via a parent. And, sadly, the timing of a grandparent’s death may be at a time when a grandchild is ready to step onto the property ladder for the first time.
  • Early gifts are more likely to be successful in saving IHT.
  • You can’t take it with you!
  • And, finally, you probably don’t want your children still living with you when they are in their 30s!

There are decades where nothing happens; and there are weeks where decades happen – the changing landscape of the logistics sector

A vast, empty warehouse features polished floors and high ceilings. Bright overhead lights illuminate the spacious interior, which includes stacked pallets and shelving on the right side.

Beginning a summary of a conference with a quotation from Lenin was not something I thought I would be doing this year, however, as one panellist mentioned at this conference, this quotation encapsulates the current landscape of the state of the globe and the industrial and logistics sector is one of the few truly global sectors.

The Property Week’s Industrial & Logistics conference is always a perfect opportunity to gain and share insights in respect of what challenges the future of the sector faces. This year Magnus Hasset, Vicki Towers and I attended the conference. – The following are some of the key takeaways:

Planning

As any intrepid traveller within the sector will know, planning is never too far away from discussions when it comes to industrial and logistics. Maybe it was fitting that this year the conference was held in a new location where the Palace of Westminster loomed large in the background. With Government Policy Shake Up being the first panel event of the day, it demonstrated the important role that that government, and indeed planning, play in the future of this sector.

In short, the sector appears encouraged by the introduction of the “grey belt”, albeit with scepticism as to how this will evolve in relation to the green belt for industrial and logistics, especially as it appeared there were ‘subjective’ tests for such developments (as opposed to the more ‘objective’ tests assigned to residential developments).

As you might expect, there was continued dissatisfaction with the planning process as a whole with complaints surrounding different approaches taken by local authorities and the absence of any real “carrot” or “sticks”. Streamlining of the planning process is a theme that is broached each year and does not appear to be something that is going to change anytime soon. 

Macro and geopolitics are having a longstanding and sustained impact on the sector, . One area where this is having a profound effect is decision making. The predicament is causing higher costs but also making the decision process take longer. This has a knock on effect in respect of leasing voids and locations, with companies looking to near/on shore their facilities.

Power

Everyone is electrifying – indeed Maersk, for example, have started to electrify some of their fleet. What this means is that power is a crucial factor for any logistics & industrial stakeholder and one that will only continue to increase in importance.

Accordingly, power, or lack thereof, was another major theme for the conference. Experts were keen to stress that lines were not running “hot” – in fact, for example, UKPN are only at 60% capacity (although it was admitted that much of the technology was outdated). The real issue was in respect of queuing, with a number of “zombie projects” slowing up the process,. It was stressed, however, that capacity that had been allocated was starting to be rescinded if deemed to be ‘non-starters’. 

It is clear that power – how to get it, what type, how quickly, at what cost – will continue to dominate the sector for years to come. 

Sustainability

Intrinsically linked to power is sustainability – another overarching theme to the conference.

This angle has, and will continue to, come under increased scrutiny in light of America’s recent zeitgeist changes. This appears to have led major companies, such as BP moving away from renewables, to shift away from their sustainability targets. Whether the UK will start to follow suit, only time will tell.

An example of the drive to continue sustainability in this country is PV panels on rooftops – a project that is being championed by the UKWA (although it had hit some road bumps as parliament changes from blue to red). Warehouses with PV panels on roofs make up only 5% of the total warehouse rooftop space. It was clear that the low number was not due to a lack of appetite, or grid capacity, but because of the regulations and the amount of applications holding such items back.

In respect of CO2 emissions, the construction industry and the built environment has a large role to play in the reduction of carbon emissions given that they make up around 40% of total emissions. Most of this comes from the operation of the building, however a large element comes from ’embodied carbon’ – emissions as a result of material manufacturing, demolition etc. To achieve a reduction of the same it was clear that many elements have to be embraced by the industry such as; engaging early at the design stage; using, where possible, the circular economy; focusing on what materials were used (such as recycling concrete and steel); and collaborating with suppliers.

Postives?

Were there any? Yes. Despite the challenges above, growth still appears evident with normalised levels, if COVID peaks are ignored. E-commerce is still a driving factor of the logistics sector and one that does not appear to be slowing – especially when the “grey revolution” is taken into account, not to mention the ever increasing UK population.

Trump’s policies look set to have a positive impact on the defence sector with defence spending recently announced to be increased to 2.5%, at least in the short term. BAE Systems and the MoD have recently taken manufacturing space and this looks  set to accelerate (which, in itself,  highlights the diversification of occupiers of industrial warehouse space).

In short, the logistics sector is still grappling with many of the challenges that it has faced over the previous years with more appearing on the horizon. As mentioned above, the logistics sector is a vital sector that needs to grow and adapt to continue providing this essential service. Thankfully, it does appear that the sector looks poised to do so.

Alex Greenwood
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Advising on climate change

A building features lush greenery and plants densely covering its staggered balconies, creating a vertical garden against a clear, bright sky.

A key member of our Sustainability Group, Louise Irvine spoke to Estates Gazette regarding The Law Society’s forthcoming guidance for climate change advice within real estate conveyancing.

 The Law Society’s forthcoming guidance for climate change advice within real estate conveyancing is coming at an ideal time. There is growing awareness that climate risks such as flooding, droughts, storms, and coastal changes are increasing and that this can significantly affect property values and the feasibility of transactions. Lawyers overseeing real estate transactions have the potential to act as an early warning system, with the new guidance seeking to help them navigate how climate advice should integrate with overall conveyancing practices and workflows.

 As a first step, an industry consultation was undertaken to gauge current practices, attitudes towards climate advice and what support lawyers are looking for from the guidance. The consultation ran from 17 September to 31 October 2024, with the results recently being published.

One of the most striking findings has been the gap between the Law Society’s aspiration for solicitors to help take the lead in addressing the climate crisis and the high level of respondents who currently feel unable to confidently discuss climate risks with their clients (76%).

The rationale for the guidance

The context for the new guidance is a Law Society climate change resolution which was published ahead of COP26 in 2021. The organisation is keen for real estate lawyers to take the initiative, as the sector is responsible for an estimated 25% of all carbon emissions in the UK.

The Law Society’s resolution urges solicitors to “engage in climate conscious legal practice” by weaving climate change throughout their practice areas. There is an expectation that lawyers will provide competent advice to clients on how they can achieve their objectives while also mitigating the effects of the climate crisis, as well as advising on the potential legal risks and liabilities that might arise from inaction or action that negatively contributes to the climate crisis.

Published on 18 February 2025, you can read the full article on EG’s website, here.

Louise Irvine
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Andrew Parker in Property Week and Building Magazine on the new single regulator for construction

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As the Government outlines their response to the Grenfell Inquiry, whilst reforms are welcomed by residents and builders alike, concerns are arising around the financial strains incurred by developers. Angela Rayner has recently announced the creation of a single regulator for the construction industry, to execute all 58 recommendations outlined in the Grenfell Inquiry Report, except those related to products and certificates of compliance, with a chief construction advisor also appointed to advise on expert construction matters.

However, there is the question of funding and resourcing these ambitious reforms, and the further financial strain that developers could incur from delays, similar to those faced from the BSR.

Quoted in both Property Week and Building Magazine, Andrew Parker, Head of Construction Disputes and Building Safety, outlines the concerns shared by developers.

Whilst the formation of both the construction regulator and chief construction advisor is “long overdue”, it needs to be appropriately executed for it to be an “effective way of reducing the complexity and fragmentation of the regulatory regime”.

“The industry is already getting to grips with relatively new legislation from the Building Safety Act and navigating the Building Safety Regulator. Too much radical change at this point would create further uncertainty and reduce productivity in the construction industry at a time when the government is seeking to deliver on its growth ambitions”.

Read the full article in Building Magazine here.

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EU Settlement Scheme – Is the pre-settled status upgrade as simple as the Home Office claim?

You may have heard that the Home Office has recently announced changes to the EU Settlement Scheme (EUSS). One of these changes advertises an effortless immigration status upgrade for clients with pre-settled status who have lived in the UK for 5 years.

Though it sounds straightforward, we have looked at the guidance and advise clients to take caution, as the promise of an automatic upgrade may not be as simple as it seems…

What is pre-settled status?

Pre-settled status is an immigration status granted to individuals from the EU, Switzerland, Norway, Iceland or Liechtenstein who were living in the UK by 31 December 2020. Holders of pre-settled status are allowed to live in the UK for up to 5 years.

Most holders of pre-settled status will already be in the UK under this pathway, as the deadline for most people to apply was 30 June 2021. However, applicants who are family members of existing holders of pre-settled status, or individuals who can prove reasonable grounds for making a delayed application, can also apply for pre-settled status after the deadline.

What happens when your presettled status is due to expire?

Previously, at the expiry of your 5-year residence period, you were required to make a formal application to the Home Office for settled status. After that, you were permitted to remain in the UK indefinitely. If you did not make a formal application, your permission to reside in the UK would expire.

What are the changes?

The Home Office have introduced an automatic assessment process with effect from January 2025.

Anyone with pre-settled status who is approaching the end of their 5-year residence period will now receive an email confirming that the end of their residence period is approaching and they will be considered for an automatic conversion into settled status. The Home Office will then assess government records and grant an automatic upgrade to anyone that has clearly been in the UK for last 5 years. There is no longer a need to make a formal application. In theory, if you have been in the UK for 5 years with pre-settled status, you do not need to take any action in order to be upgraded to settled status.

The change is inspired by a High Court decision in February 2023 where it was found that people with pre-settled status should not lose protection over their residence rights simply because of the failure to make a further application within the timeframe.

What is the catch?

We understand that the automatic assessment process works by checking records held by government bodies such as HMRC, DWP and the NHS – and for many people such records are easily established.

However, many of our clients have incredibly busy lives, often travelling between different jurisdictions, with fluctuating tax liabilities and private access to healthcare and travel. In reality, for these types of clients, the paper trail could make it look like you haven’t been in the UK continuously.

The potential risks could be severe – not only might you miss the automatic upgrade, leaving minimal time to make an application to upgrade to settled status, there is a chance that the Home Office System could interpret you as not being resident in the UK when you needed to be.

How we can help

If you have pre settled status we would recommend that you take caution with the Home Office’s promise and consider making a voluntary application as usual. This can ensure that your rights of residence in the UK continue seamlessly and smoothly, without any stress at all.

With over 25 years of experience, our Immigration team are well placed to help you, so please do get in touch.

Lifecycle of a Business – When insolvency beckons: tips for company directors

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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, including funding, employment and commercial contracts, but it’s now time to discuss when things go wrong…

When insolvency beckons: tips for company directors

Many companies will, at some point during their lifecycle, suffer financial difficulties. Hopefully yours will pull through if and when this happens, but directors need to be aware of their duties and potential liability when insolvency is on the cards. In this article, we set out some of the issues of which you should be aware and give a few tips which you will hopefully find helpful.

Directors’ duties

The Companies Act 2006 sets out a number of statutory duties for directors and we have covered these in an earlier article. Arguably the most significant of these duties is to promote the success of the company for the benefit of the members as a whole. However, this statutory duty is modified when a company is facing insolvency and instead of considering or acting for the benefit of the company’s members, the directors are instead required to consider and act for the benefit of the company’s creditors. The interplay between these two duties was clarified a couple of years ago, when the Supreme Court handed down its judgment in the case of BTI 2014 LLC v Sequana SA & Others. More detail about this case can be found in our article here, but essentially it clarified that directors of a company in financial difficulties need only consider the interests of creditors when insolvency becomes both inevitable and imminent. At this point, the interests of both shareholders and creditors should be borne in mind, although the interests of its creditors will become more significant as against the interests of its members as the company draws nearer to insolvency. Often, the interests of these two groups will align, especially when the company is first struggling, but the gap between the two is likely to widen the nearer to breaking point the company gets; it is at this point in particular when the directors may need to make some tough choices.

Personal liability

Directors are generally protected from personal liability for a company’s debts because a company is a legal entity and has a separate legal personality, i.e. if a company is in debt, its creditors can (generally) only claim against the company itself.

However, directors may be held personally liable in certain situations where the company becomes insolvent:

1. Wrongful trading

A director may commit the offence of wrongful trading if, in the lead up to insolvency, they:

  • concluded, or ought to have concluded, that there was no reasonable prospect of the company avoiding insolvent liquidation or insolvency administration; AND
  • failed to take every step that a reasonably diligent person would have taken to minimise the potential loss to creditors, i.e. the company has continued to trade and as a result of such trading, is worse off.

So, for example, actions such as purchasing stock or supplies on credit which you know the company can’t repay and taking customer orders despite knowing that the company won’t be able to honour them would trigger the offence.

Note that no actual dishonesty on the director’s part is required and ignorance is no defence.

If the offence is established, the director in question may be ordered by the court to contribute to the company’s assets and could be disqualified from acting as a director for a given period of time. 

2. Fraudulent trading

Fraudulent trading is both a criminal and a civil offence. It arises if a company has entered liquidation or administration and the directors acted, or carried on the company’s business, with an intent to defraud.

To be guilty of the offence, the director must have participated knowingly in the fraudulent activity or business and have done so dishonestly.

A director found guilty of fraudulent trading may be personally liable for the company’s debts, be disqualified from acting as a director, incur a significant fine and/or be sent to prison, not to mention the adverse publicity and damage to the director’s and the company’s reputation that are bound to follow.

3. Misfeasance

Misfeasance is a catch-all claim which can essentially be brought against a director guilty of wrongdoing in respect of the company, for example, because they have kept or misapplied company property or are in breach of their duties. It’s worth noting that insolvency isn’t a necessary element of the offence, so a director can be found guilty of misfeasance where the company is trading and profitable.

However, a defence may be afforded the director if they have acted honestly and reasonably and the court is of the view that, considering all the circumstances, the director ought to be excused. 

If found guilty, a court may order the director to account for the money or property (plus interest) which has been retained or misapplied, or to contribute to the company’s assets.

4. Personal guarantees

The general rule that a director of a company will not ordinarily be liable for any debts of that company will not apply in respect of any personal guarantee that you have given regarding the company’s liabilities.

It’s vital to remember that personal guarantees should never be given lightly and independent professional advice should always be taken before doing so; third party lenders, such as banks, will usually require a guarantor to take independent legal advice as a condition for their lending the funds. 

Conclusion

The above may sound concerning but provided that you are aware of, and comply with, the various duties of a director and act reasonably and sensibly in that role, your risks of falling foul of the above offences should be small.

To assist further, we’ve set out below our top tips for directors. Ideally, these should be practised at all times, not just when the company is making a loss:

Top tips

  1. DO stay informed about the business and its current financial position. Read board papers, understand the numbers and ask questions if necessary.
  2. DO keep written records of decision-making and the reasoning behind them.
  3. DO come to decisions independently after taking into account all of the information that you have been given. DON’T agree with the majority of the board unless you genuinely concur with them. Being put under pressure from other board members or taking the easiest option is no defence.
  4. DO communicate with creditors, customers and suppliers, especially if financial difficulties arise or are likely. Often, an open dialogue with stakeholders can stave off the worst case scenario and a plan of action can be put in place, which allows the company to keep trading.
  5. If difficulties arise, DON’T resign without first seeking legal advice. Leaving the board may not always be the answer and may not improve your situation; resignation could itself be a breach of your duties as a director.
  6. Most companies will go through tough financial periods at some point, but if there is a cause for concern, DO take professional advice as soon as possible before taking any other steps.

Disclaimer

This note reflects the law as at 24 February 2025. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

Lianne Baker
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Forsters Hotels team advised Limestone Capital on the acquisition of the Nobu Hotel in Shoreditch

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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.

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Renesha Hodgson, Trainee Solicitor, shares her top 5 reflections from her seat in Planning

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1. It all starts with planning

Planning is a very wide-ranging area of law which covers more areas than just planning permissions. From listed buildings to compulsory purchase, tree regulations to the new high street rental auction processes, the area is very diverse.  Planning can arise in all manner of transactions, whether it be as part of a corporate deal or as part of matrimonial proceedings.

As a trainee I have been involved in assisting with traditional planning & highway agreements and due diligence, but have also learnt about how planning more generally plays a key role in the development. Without the correct planning permission, a site’s value can be impacted and without a planning permission having been correctly implemented, planning permission can lapse. These are key commercial considerations.

I have been particularly interested to learn that certain planning liabilities run with the land meaning a landowner can be liable for unpaid monies or the cost of rectification for unlawful works undertaken by previous owners (in the case of listed buildings). This means it very important to undertake thorough due diligence. Just because a planning permission or agreement is old does not mean it is irrelevant!

2. Planning is a very political, dynamic and ever-changing area of law

I was very lucky to start my planning seat not long after the arrival of the new Labour Government. This allowed me to experience how dynamic and political planning is and therefore how important it is to have an understanding of the political and commercial background, as it shapes the direction of planning law and policy.

Whilst the backbone of planning law legislation (The Town and Country Planning Act 1990 and the earlier statutes) has been in place for decades, planning policies, guidance, and even societal expectations and pressures are always changing. The evolving nature of planning law means it is imperative to keep up to date.

3. Have an opinion

Planning is very often about judgement and therefore requires you to have an opinion. There is a requirement to think outside the box and come up with creative solutions. The correct legal answer may not be the best practical answer depending on the client’s timeframes and objectives. This emphasises the importance of collaborative team working to enable everyone’s experiences to be drawn upon.

4. Sustainability is increasingly at the heart of planning   

Both environmental and social improvement are at the centre of planning decision making.  In my first few weeks in the department, I had come across so many initiatives and schemes designed to ensure social and environmental responsibility. From biodiversity and wind farms to local labour and apprenticeship provisions, there are many areas that developers must consider, driven by increasingly stringent planning policy requirements.

For example, the new BNG legislation requires that most new planning applications (from April 2024 onwards) enhance the natural habitats on site by at least 10%.

Researching this area really opened my eyes to how technical and specialist it is and therefore how important it is for clients to have the right professional consultants on board when submitting a planning application.  

5. The acronyms!

If there is one final piece of advice I can give anyone before venturing into the world of planning it is to watch out for the acronyms! There are plenty of key terms in planning with very similar names: a ‘Special Area of Conservation’ is different to a ‘Conservation Area’ which is also separate from a ‘Special Protection Area’. Learning the acronyms is key.

My  favourite acronym is NIMBY – Not in My Backyard – which is a term that refers to locals who object to development in their local area. A more positive relation to NIMBYs, are YIMBYs -Yes in My Backyard – who support and strongly encourage development to improve the local area.

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The warning signs of predatory marriage – Mike Armstrong and Sophie Wilson write for FT Adviser

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Mike Armstrong and Sophie Wilson share their advice on how to protect vulnerable individuals against predatory marriage in a recent article for the FT adviser.

Predatory marriages are a form of financial abuse where an abuser targets and marries a vulnerable person (often elderly), with the intent of financial gain principally upon the person’s death. This issue is particularly concerning for the 944,000 individuals in the UK living with dementia, who are particularly at risk.

A predatory marriage will revoke a vulnerable person’s will, (unless a contrary intention is expressed in the document), allowing the predatory spouse to become the principal or sole beneficiary of the vulnerable person’s estate after death.  This not only causes financial harm but also allows the abuser to control arrangements including the funeral, which can be particularly distressing for the family.

Advisors should be vigilant for warning signs such as relationships with previously unknown individuals, significant age gaps, wealth disparities, and a desire to keep the relationship secret. Prompt action is essential, as these marriages often occur in secret and cannot be challenged after one party has died.

Read the full article here to learn more about the steps you can take to protect your family members and clients.

Tricky transatlantic nuptial agreements – Considerations for HNW individuals and their advisors

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Tricky transatlantic nuptial agreements

Download this briefing as a PDF Contact us

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Tying the knot with a wedding venue… what to know when the estate you are buying includes a wedding venue

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There was a time when the only commercial component of buying a country estate would have been farming. But as estates have sought to build financial stability through diversification, the spectrum of business activities that come with them has grown. Due to the picturesque, romantic nature of stately homes, a rising number are converting their historic houses into wedding venues.

So, what do you need to know when your dream stately home includes a wedding venue?

Extent of property used for the wedding business

First, you will need to know how much of the property is used for the wedding business. Weddings inevitably mean opening the gates of your estate to tens, if not hundreds of strangers. You will want to be sure that your personal area is sufficiently separated from the areas open to guests to offer you the privacy you would expect of a home.

Planning permission

A crucial matter your solicitor will need to confirm is that the property has the necessary planning consents to be used as a commercial event space. Given the age of the property in question, the permitted use for the estate will likely have been established through long use as residential and agricultural.

When the decision was made to run a venue from the property, the sellers ought to have obtained planning permission to change its use. You will want to know that the planning permission for the change of use was granted and that it covers the full extent of the property used to host the weddings.

Licences and risk assessments

Weddings (often) mean providing alcohol and live music or entertainment. As such, there needs to be a premises licence in place for the provision of these services. If the wedding venue offers ceremonies as well as receptions, it will also need to hold an approved premises wedding licence. You will also want confirmation that the obligations of said licences have been complied with.

Existing bookings and contracts

If the sellers are already running a thriving wedding business, they likely already have future bookings in place. You will need to know what bookings are already in place for any dates following completion and the terms of said bookings. The same goes for any suppliers the sellers have relationships with.  

Structure of the acquisition

Much will depend on the structure of the purchase; are you buying the business as whole or just the assets of the business? This will determine how you address the question of employees, existing bookings and contracts with third party suppliers.

Neighbourly disputes

Be wary of the disgruntled neighbour. Weddings mean unusual levels of people and noise in the otherwise peaceful countryside. There is a risk this could lead to noise complaints and disputes with neighbours, which could complicate the running of the wedding business. Be sure to enquire into whether there is a history of such issues at the property.

In short, purchasing an estate with a wedding venue business attached to it offers a valuable opportunity. However, it will require a solicitor who understands the complicated nature of the transaction and can establish that it has everything you need before you say ‘I do’ to your new home.

Iscoyd Park
Iscoyd Park – Shropshire
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14 Forsters lawyers featured in Legal Week’s 2025 Private Client Global Elite Directory

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Lawyers in our Private Wealth team have been recognised once again in Legal Week’s Private Client Global Elite Directory 2025. This year includes three new additions to the Private Client Global Excellence listing: Alfred Liu, Ashleigh Carr and Charlotte Evans-Tipping.  

The Private Client Global Elite directory is a highly respected global listing that features the top private client lawyers and advisors. Those included are peer-nominated and selected based on their exemplary skills, experience, and contributions to the private wealth sector.

A total of 14 of our Private Wealth lawyers have been recognised:

Private Client Global Elite:

Private Client Global Excellence:

Their inclusion in the listing demonstrates our Private Wealth team’s dedication to excellence and our commitment to delivering the highest quality legal services to our clients. It marks the most number of our team listed to date.

Check out their profiles on the Private Client Global Elite platform to discover some interesting insights from each of those profiled, including what drew them to specialising in private client law as well as tips for best places around our office to take a peer for a coffee or cocktail!  

Forsters advises Frank Butler Farms on the development of Barnsgrove

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Forsters’ Rural Land and Business team has been crucial to the development of Barnsgrove, a new private membership club near Greywell, Hampshire. Owned by James and Jo Butler of Frank Butler Farms, Barnsgrove spans 20,000 sq.ft. and offers a clubhouse, café, bar, fitness studio, gym, private offices, and wellness rooms. This project aims to provide locals with a space to work, exercise, relax, and socialise.

Forsters supported the Butler’s to transform their farm’s future amid economic challenges.

Jo Butler commented, “our journey to get to where we are today has not been an easy one, especially when it came to planning – S278 and S106.  Forsters have been such a support to the business throughout that process.  Barnsgrove is not a standalone business project at Frank Butler Farms.  Like any other farm in the current economic climate, we’ve had to constantly look at alternative sources of income and safeguard the farm for future generations by utilising the land we’re custodians of. Alongside Barnsgrove, Forsters have also helped us with legal support for a solar farm project; with new commercial property lets; refinancing; and in securing sales on development areas we’ve managed to recoup as a result of coming out of dairy”.

Victoria Salter-Galbraith commented, “Forsters has a long-term relationship with Frank Butler Farms and I have been fortunate to act for Jo and James for most of my career. Jo and James are both so driven and forward-thinking so it’s always exciting to be involved with the next step in their plan for the farm which has been in James’ family for several generations. Having spent some time working at Barnsgrove, I can attest to what a wonderful space they have created right in the heart of the North Hampshire countryside.”

Forsters’ advice has been pivotal in realising Barnsgrove, ensuring it stands as a testament to community-focused development.

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Zahava Rosenthal to speak at STEP’s inaugural CPD masterclass series

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Senior Associate, Zahava Rosenthal, has been invited to speak at STEP’s new masterclass series. The series is set to be a blend of in-person events and online webinars to enhance knowledge and skills in the complex issues families face in planning their future. It will give attendees the opportunity to hear from leading experts in the field and network with their peers.

To kick off 2025, the first event will be on Mental Capacity, taking place in London on 5 February. The session will cover a range of topics including:

  • LPA abuse: how to spot and prevent the misuse of Lasting Powers of Attorney
  • Predatory marriage: where the law stands and what to do when it doesn’t protect a client.
  • Case study: a reminder of the dos and don’ts when assessing testamentary capacity.

Zahava will be delivering her presentation that she co-wrote with KC Alex Troupe from St John’s Chambers.

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35 Forsters’ lawyers recognised in the Spear’s 500 Directory 2025

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We are delighted to see 35 of our lawyers recognised in the Spears 500 Directory 2024:

Property Lawyers

Corporate, Litigation and Disputes Lawyers

Landed Estates Lawyers

Family Lawyers

Tax Lawyers

Contentious Trust Lawyers

Cryptocurrency

Spears 500 is a highly regarded guide, showcasing the best private client advisors in the industry for HNW and UHNW clients.

It all starts with planning – Amending planning permissions

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Despite the Town and Country Planning Act 1990 having been around for some time, there has been a run of case law on the scope of Section 73 (S73) applications, dealing with amending planning permissions.

Section 73 permits an already consented development to come forward with variations to the conditions on the original planning permission (or the deletion of conditions).  Government guidance published in 2014 referred to section 73 applications being for “minor material” amendments.  However, recent case law confirmed that this materiality limitation has no statutory basis. 

Another way to amend a planning permission is under Section 96A which permits “non-material” amendments to be made to any part of a planning permission. 

With the recent case law in mind, we’ve summarised the various ways that you can amend planning permissions under these two sections:

S96A

  • An application to make non material amendments to any part of the planning permission (e.g. description of development, conditions, informatives);
  • When deciding whether the proposed changes are within the scope of S96A (i.e. if they are non-material) you need to look at the changes within the context of the whole development;
  • You also need to consider whether cumulatively, the proposed changes, together with any others approved under previous S96A applications, are non-material;
  • Cannot be used to extend the time period for implementing a planning permission;
  • The application must be made by someone with an interest in the application site;
  • 28 day determination period;
  • No requirement on the Council to consult on the application;
  • No right of appeal if the application is refused;
  • Automatically amends the original planning permission if the approval is granted.  If you change your mind and want to build out under the original unamended planning permission you will need to submit a further S96A application to remove the changes granted by the first S96A approval;
  • A Council’s decision to grant a S96A approval can be judicially reviewed.

S73

  • An application that grants a new planning permission with varied conditions;
  • Can be used to vary or delete conditions, but not to add conditions or to vary the description of development or any informatives;
  • Case law in 2024 confirmed that variations approved under S73 are not limited to “no- material” amendments. This reference was included by the Government in guidance they published on amending planning permissions, but there is no reference to the materiality of amendments in section 73 of the Town and Country Planning Act 1990. Further case law has confirmed that as long as the proposed changes to the conditions do not result in a conflict with the operative part of the planning permission (i.e. the description of development) then there is no limitation of the extent of the variation that can be permitted;
  • Cannot be used to extend the time period for implementing a planning permission;
  • The application can be made by anyone (notice requirements must be complied with if the applicant is not the sole owner of the application site);
  • The determination period is the same as for the original planning application;
  • The applicant can appeal the Council’s decision to refuse to grant the S73;
  • If granted, the application results in a new planning permission with the same conditions as the original planning permission but amended as per the S73 application. The developer can therefore either implement the original planning permission or the new amended planning permission. Care needs to be taken if there are multiple S73 and S96A applications to ensure one planning permission picks up all of the proposed changes;
  • A Council’s decision to grant the new amended planning permission can be judicially reviewed.

The Levelling Up and Regeneration Act provides for a new way to amend planning permissions which has yet to come into force. Under S73B amendments that are not substantially different from what was originally consented can be made to any part of a planning permission, but cannot be used to extend the time periods for implementation. Whilst this is welcomed given the constraint of S73 only enabling variations to conditions it is feared that there could be a lot of case law around what is meant by “substantial”. There is also uncertainty as to when the provision will take effect as it will require secondary legislation to be brought forward, and the Government’s “To Do” list is pretty lengthy at the moment!

For more information on Planning you can get in touch with our team here.

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Shaping the future of private client – Rosie Schumm co-chairing Private Client Global Strategy Forum 2025

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Partner in our Family team, Rosie, is co-chairing this year’s forum alongside Joshua Rubenstein, from Katten. Over 3 days from the 22-24 of January, Rosie and our Head of Private Client, Xavier Nicholas, will be amongst the industry leaders discussing the future of the private client sector.

The conference, taking place at Gleneagles in Scotland, includes expert-led sessions and strategic insights on some of the most topical issues facing the industry:

  • Global mobility- jurisdiction shopping
  • Intergenerational wealth transfer
  • Guarding against Predatory Marriages
  • Surrogacy: challenges, solutions and best practices for advisers

As co-chair Rosie will be leading the discussion on the challenges facing high-net-worth individuals and how advisors are best placed to guide them through the year to come.

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A Centenary of Land Registration

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Anyone who practices property law will recall 1925 as the year in which a comprehensive redrafting of English property law statutes was undertaken.  The raft of legislation in that year included the first Land Registration Act which is therefore now coming up for its centenary.  The purpose of that act was to consolidate earlier legislation relating to land registration and to facilitate the comprehensive registration of all property in England and Wales.  Its centenary therefore provides a good opportunity to review the current state of registration.

Land registration had first been introduced for some London boroughs as early as 1899.  Initially it was not compulsory to register transfers of land but this was bought in according to local authority areas over the following century so that by 1990 all transactions for value triggered first registration of the title.  Take up of registration was therefore initially relatively slow and by 2004 only some 40% of land (by land area) had been registered.  However, a broadening of the requirement for registration (for example to cover gifts as well as transfers for value) led to an acceleration of the process and by 2018 the Land Registry was estimating that 85% of all land in England and Wales had been registered.  The latest estimate is that some 89% of land is now registered with around 26.5m Land Registry titles in existence.

In its 2016 five-year business plan the Land Registry included a section entitled “a comprehensive register” and set out an aspiration for all publicly held land to be registered by 2025 with all remaining private land to be registered by 2030.  Almost certainly this plan was derailed by the Covid pandemic and it is interesting to note that the three year business plan published in 2022 makes no reference to completing the registration process.  By that stage the Land Registry was presumably distracted by the need to improve its service following the disastrous collapse in its efficiency caused during Covid.

So, a century after the 1925 Act there is clearly still some way to go with at least 10% of land still unregistered.  If you look at the registration map it is clear that in the countryside there are quite large swathes of agricultural land still unregistered, presumably because this land has not changed hands in the last 35 years.  In due course this will therefore be registered.  In urban areas there are small pockets of unregistered land and examination shows that these often relate to churches, schools and other communal facilities where there has been no change of ownership for a long period.  This land might never be registered unless some form of compulsion is brought in. An interesting conclusion to draw from this is that it takes a very long time to change anything in UK property law.  The government should therefore remain cautious when making promises to “bring the feudal system of leasehold to an end” within a few years – let’s watch this space.

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New year, new opportunities for Build to Rent – Helen Streeton writes for BTR News

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Build to Rent was once considered a niche segment of the UK’s housing market. It has now gained significant attention from investors over the past year.

Despite the UK’s continued macro-economic headwinds and uncertainty in terms of new legislation, the Build to Rent market is poised to play an increasingly important role in the UK’s housing delivery.

Investor interest ticking upwards

Overall, investor appetite for residential assets is increasing across all living sectors. Interest in Build to Rent is now at a level comparable to that seen in other high-demand sectors such as data centres, logistics, and purpose-built student accommodation (PBSA).

Investors are increasingly recognising the potential of Build to Rent as a sustainable long-term investment, combined with growing demand for rental properties, since fewer people can afford home ownership due to high property prices and restrictive mortgage access.

With more individuals and families having no option but long-term rental solutions, Build to Rent has positioned itself as a solution to the chronic shortage of homes in the UK. The sector offers stability and resilience amid broader market volatility, making it an attractive proposition for institutional investors looking for reliable returns.

Tax changes have already led to a reduction in the number of buy-to-let properties – the abolition of mortgage interest rate relief being one measure that has impacted supply.

Landlords also face higher costs due to new legislation such as the Renters’ Rights Bill, once it becomes law. These changes are expected to continue shrinking the private rented sector (PRS) market, further driving demand for Build to Rent homes.

Obstacles to look out for

Looking ahead in 2025, considerable funds are available for deployment in Build to Rent, but there is a challenge around achieving satisfactory returns – factors such as high construction costs, interest rates, inflationary pressures and the broader economic climate all impact here.

A key concern is the potential impact of government policies and other demand-side stimulants aimed at revitalising the Build to Sell market. These initiatives could inadvertently shift resources away from Build to Rent, leading to a reduction in supply.

Developers may opt to focus on traditional sales, given the stronger demand from the home-buying market, ultimately reducing the volume of Build to Rent stock available.

Building Safety Act requirements around higher-risk buildings together with a sticky planning system remain obstacles to getting buildings out of the ground. These factors are resulting in delayed or stalled projects, putting pressure on an already constrained housing supply.

Build, build, build: the role of Build to Rent

One solution which the government has recently proposed to the UK’s housing crisis is its revised National Planning Policy Framework (NPPF), which is far less prescriptive than previous versions, focusing more on addressing local needs for both ownership and rental housing.

Local authorities will be increasingly willing to consider Build to Rent as a solution to meet housing demand, particularly in areas where high levels of rental demand exist. However, developers will need to demonstrate through the planning process how their Build to Rent schemes will address specific local needs. This approach allows for greater flexibility, offering developers the opportunity to tailor projects to meet the diverse requirements of local communities.

Whilst changes to the NPPF aim to unclog the planning system, Labour’s proposed housing target of 300,000 homes per year until 2029 is unachievable within the current economic climate and regulatory framework.

However, Build to Rent is well-positioned to contribute significantly due to its investment structure and offering, which isn’t contingent on sale absorption rates. By providing high-quality rental homes, Build to Rent can help to alleviate pressure on the broader housing market.

Another piece of legislation working its way through Parliament is the Renters’ Rights Bill, which includes provisions to abolish Section 21 no-fault evictions and introduce rent review processes.

While these changes primarily affect the PRS sector, they highlight a broader trend towards tenant protection. Investors in the Build to Rent sector will need to adapt to these changes, ensuring that their properties remain compliant with evolving tenant rights regulations.

In conclusion, the Build to Rent sector is well positioned to play a pivotal role in shaping the UK’s housing landscape in 2025. The sector has the potential to meet the growing demand for rental homes, contribute to ambitious housing targets, and provide stable investment returns.

As new challenges and opportunities emerge, stakeholders in the Build to Rent sector must remain agile and proactive, ensuring that this vital sector continues to thrive amidst the ever-changing housing landscape. Build to Rent is a necessity if Labour wants to meet the UK’s housing needs.

This article was published on BTR News on 10 January 2025, and can be accessed here.  

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Xavier Nicholas named one of ePrivateclient’s 50 Most Influential for 2025

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Head of our Private Client team, Xavier Nicholas has again been recognised in ePrivateclient’s 50 Most Influential rankings.  

Following a judging process based on achievements in the last 12 months, the listing identifies the leading practitioners in the private client sector, showcasing the most talented and highly regarded advisors.

Xavier has led our Private Client team for over half a decade. During this time, his focus as head of the group has included the growth of the practice and succession planning within the partnership team – particularly within our international practice. Over the last year, Xavier has spearheaded the firm’s response in advising clients on the impact of the upcoming non-dom changes.

This is the third consecutive year that Xavier has been included in the 50 most Influential list, as he continues to be recognised for his technical aptitude and his experience in advising on complex international matters.

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Sophie Wilson on parental alienation – The Family Justice Council’s guidance

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The Family Justice Council (“FJC”) has recently released guidance on how the courts should treat allegations of ‘alienating behaviour’ in court proceedings involving children. The FJC is an advisory body, whose guidance will be followed by Family Court judges across England and Wales.

This guidance outlines three elements that need to be evidenced for there to be a finding of alienating behaviour by the court, as well as explaining how these allegations cross over with allegations of domestic abuse.  

Defining Parental Alienation

The guidance outlines that there is no scientific basis for ‘parental alienation syndrome’, and expresses concern that parental alienation is being increasingly exploited within family litigation. This guidance has therefore been produced with the aim of assisting the court in prioritising the welfare of the child where such allegations have been made.

Instead of referring to a generic concept of ‘alienating behaviour’, the guidance offers a narrower definition: it is the child’s unexplained reluctance, resistance and refusal (“RRR”) to spend time with a parent that has come about due to  psychological manipulation by the other parent. The guidance suggests that findings of alienating behaviour will be ‘relatively rare’.

There are 3 elements to alienating behaviour, and these all need to be fulfilled for a finding of alienating behaviour. These are:

  1. The child is reluctant, resisting or refusing to engage in a relationship with a parent or carer;
  2. The RRR is not a result of the actions of the parent making the allegations (for example, if the parent making the allegations is found to have perpetrated domestic abuse then a finding of alienating behaviour would not be appropriate, as the RRR of the child would be an appropriate justified reaction (“AJR”) to the abuse), and the RRR is not a result of other factors such as a child’s attachment; and
  3. One parent has engaged in psychological manipulation that has directly or indirectly impacted the child and led to the child’s RRR to engage in a relationship with the other parent.

Emphasis is placed on the fact that a child can have alignment and attachment issues that result in RRR without any alienating behaviour having occurred from the other parent. It explains that children respond to their parents separating with a wide range of emotions, and this can play out in resentment or anger towards one parent, or through other situations such as the child making derogatory comments about a parent to third parties. Such behaviours in themselves do not amount to alienating behaviour as that additional element of psychological manipulation has to be evidenced and found.

Psychological manipulation can arise, for instance, where a parent reinforces a child’s loyalty with emotional warmth, whilst withdrawing emotional warmth in response to their child’s perceived disloyalty when they are wanting to maintain a relationship with the other parent.  

Crossover between domestic abuse allegations and alienating behaviour allegations

The guidance emphasises how parental alienation and domestic abuse are very different. If domestic abuse is found, this may have resulted in an AJR (where a child’s rejection of a parent is understandable given the circumstances). There also may be protective behaviours displayed by one parent if the other parent has been abusive. Both of these scenarios will not lead to a finding of alienating behaviour.

Although allegations of domestic abuse and alienating behaviour can be heard at the same court hearing, the court will first determine whether domestic abuse occurred and then consider the allegation of alienating behaviour in the context of that finding. If there is a finding of domestic abuse which led to an AJR, then the allegation of alienating behaviour will fail.  

How will it affect the children involved?

The court is directed to have regard to the wishes and feelings of the child concerned, and the guidance offers a reminder that the welfare of the child is always the paramount consideration in any case. The voice of the child should not be dismissed, even in the absence of compelling evidence showing that psychological manipulation has taken place.

The court is also directed not to treat a finding of alienating behaviour in relation to the parent with whom the child lives as an automatic trigger for a change in the child’s placement. In such a case, the court should consider what the welfare consequences of moving the child would be. The finding of alienating behaviour should be looked at in the ‘wider factual matrix’ of the child and family’s circumstances, and in some cases Cafcass will produce a report outlining whether a change in placement is appropriate and/or practical.

There may also be a variety of steps taken by the court, designed to support the child throughout proceedings. These include appointing a guardian, working with third parties such as schools or consulting with Cafcass as to programmes that could support the family.

This helpful guidance should lead to clearer and swifter outcomes for families in some of the most difficult cases which appear in the Family Court. For most parents, going to court remains a last resort. Whether within the court process or outside of it, we routinely work with a variety of parenting experts, therapists and mediators who can help support parents and children even in the most difficult situations.

Lucy Barber shares her views with The Times on Land Registry delays

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Across England and Wales, countless homeowners are facing stress and uncertainty when submitting applications with the Land Registry. Due to longstanding delays, and lack of staffing or funds, property owners are seeing transfers and registrations of ownerships taking at least a year or two to be registered, having to turn to their solicitors to help prove ownership to complete simple tasks like setting up utilities. For other concerns, like removing restrictive covenants, even after waiting years there can be no end in sight.

The backlog is partially due to stamp duty holidays during the pandemic leading to an increase in the numbers of registrations, but can also be attributed to a need for technical experts. When plans are assessed by a caseworker, years after the fact, any irregularities on plans or plots that need addressing become ultimately more difficult – the sellers won’t be around to help.

Speaking to The Times, I explained how we frequently see delays affecting our clients.

“One of my team checked to see how long it would take to register a simple freehold transfer [of ownership] and they were getting return dates of 2025 or even 2026. If you’ve got a freehold transfer, it’s a 50/50 chance it’ll come back quicky. If you’ve got a new lease for a home on a development you bought off-plan [before it was built], that’s almost certainly going to be a two-year wait before you’re registered as the owner.

Lots of people still feel very uneasy about the fact they are not yet the registered owner of their property. They also can’t send evidence to local authorities or utility companies that they own the property unless they’ve got a letter from their solicitor. We are writing lots of letters saying ‘we acted for this person and can confirm they purchased this property on that date’.”

Applicants can ask for prioritisation in some instances, but this doesn’t solve the overall backlog and delays. The industry is doing all it can to help the Land Registry and property owners, but more support is needed.

Read the full article here in The Times.

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UK Government opens Electronic Travel Authorisation (ETA) scheme to non-European nationals

An ETA gives you permission to travel to the UK, providing digital evidence of pre-arrival clearance similar to those already in place in Australia, Canada, New Zealand and the USA. It does not constitute a visa or immigration permission.

All international travellers including non-visa nationals will need permission in advance to enter or transit through the UK with the exception of:

  • British nationals
  • Irish nationals
  • Individuals already holding a UK visa
  • Persons legally resident in Ireland who do not need a visa to visit the UK, if entering the UK from Ireland, Guernsey, Jersey and the Isle of Man.

Timing

The ETA has already been rolled out to Gulf Corporation Council visits and is now expected to open to eligible non-European visitors from 8 January 2025. Eligible European nationals will be able to apply for the ETA from 5 March 2025, with a mandatory requirement from 2 April 2025.

Why is the UK government introducing the ETA scheme?

At present, non-visa nationals do not require pre-clearance for short stays or transit through the UK and advance passenger information is restricted to that provided by carriers from flight date. This means that UK border control and law enforcement authorities have little information and time to assess whether a risk is posed in advance of an individual arriving in the UK. The ETA is intended to provide the UK with an opportunity to pre-assess whether a traveller presents a security or other risk, reduce queuing times on arrival and improve the arrival experience to the UK. The EU is due to implement a similar scheme called European Travel Information and Authorisation Scheme (ETIAS) in 2024 (deferred from November 2023) which will operate in a similar way to the ETA and will require UK citizens not holding a visa issued by an EU Member State to hold valid clearance prior to travel into the Schengen Area.

Applying for an ETA

The procedure is promised to be simple and fast. Applicants (including children) will need to apply by either using the UK ETA app, or by completing an online application form. Applicants will need to provide their personal details, passport information, travel itinerary, email address and answers to questions about criminal offences and immigration history. It is intended that applicants will eventually provide fingerprints remotely through the use of an app. The Home Office have been running feasibility trials of fingerprint self-upload technology. This information will be checked against Home Office systems and international security data to determine whether the individual is cleared for visa-free travel to the UK. The ETA application fee will cost £10 per applicant (the Government intend to increase this fee to £16. There is no date confirmed yet and it will need to go through parliamentary approval first).

Individuals will receive notification of ETA approval by way of email. It is advisable for travellers to carry a print out of this email with them when travelling to the UK. The ETA itself is not a physical document but will be electronically linked to the passport they applied with and this passport must be used for travel into the UK. ETA holders are expected to use the ePassport gates (if eligible) or see a Border Force officer when arriving in the UK.

An ETA will last for two years and can be used for multiple visits to the UK. If an individual renews their passport before their ETA expires, they will need to apply for a new ETA.

When to apply?

Applications will need to be submitted with sufficient time to present the ETA approval to their carrier before travelling to the UK. Decisions will typically be made within three working days of submission however decisions may take slightly longer if further checks are required. Travellers are advised to apply earlier if possible and not to book travel until the ETA has been approved.

What will happen if ETA approval is not secured before travelling to the UK?

All Airlines and travel carriers will be under an obligation to ensure they have checked a traveller’s ETA prior to departure to the UK. Individuals requiring an ETA who travel without one may face a penalty charge and delays on arrival at the UK border.

It will also be a criminal offence to knowingly arrive to the UK without an ETA if one is required.

What happens if an ETA is denied?

The Immigration Rules require that ETA must be refused where the applicant has previously been sentenced to imprisonment for more than 12 months, been convicted of a criminal offence within the previous 12 months, breached UK Immigration Rules in the past, or has other adverse character, conduct or associations, among other reasons.

If an ETA is refused, the individual will need to apply for either a standard visitor visa to visit the UK, a Temporary Work – Creative Worker visa to come to the UK as a creative worker, or a Transit visa, to transit through the UK. We would expect the Home Office to set out the reasons for refusal in writing, and these should be taken into account when preparing a visitor visa application.

For further information please contact our UK Immigration team, or your usual Forsters contact.

UK Government opens Electronic Travel Authorisation (ETA) scheme to non-European nationals

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Forsters team supports Ministry of Defence in settlement of landmark litigation, bringing Armed Forces housing back into public ownership

The Ministry of Defence (MOD) and Annington Homes have today announced that they have reached a major deal to bring the Armed Forces housing estate back into public ownership.  MOD will re-acquire c36,000 houses from Annington Homes for a total purchase price of £5.9945bn, as well as unwinding the complex and costly set of contractual arrangements between the parties which has governed their relationship since 1996.

The transaction marks the culmination of landmark litigation between the parties concerning the scope of MOD’s enfranchisement rights.  Forsters has advised MOD in relation to the enfranchisement and subsequent litigation since 2020 and the firm was also selected to handle the transactional elements of the deal, which is one of the largest property transactions in UK history. The entire Forsters team has worked immensely hard on behalf of MOD, alongside Slaughter and May who advised on the public law aspects of the litigation, to help bring matters to a successful conclusion.

The Forsters team comprised Senior Partner Natasha Rees, Real Estate Disputes Partner Julia Tobbell and Commercial Real Estate Partner Ben Brayford.  They were supported by Senior Associate James Carpenter (Real Estate Disputes), Counsel Andrew McEwan, Senior Associates Alexandra Burnaby and Alex Harrison (Commercial Real Estate).

Matthew Evans writes for Property Week on the M&S verdict, planning, and carbon

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Two governments later, after rounds of decisions and appeals, detailed reports and public commentary, Marks & Spencer (M&S) have finally been granted planning permission by Angela Rayner to demolish its flagship Oxford Street store. Speaking to Property Week, I look at the main challenges that delayed this outcome, and how this affects planning as a whole.

Overturning Michael Gove’s previous decision, Rayner’s stance favouring redevelopment is cautiously welcomed by the planning industry. However, the debate around retrofitting or redevelopment is an example of how disrupted the UK’s planning system is, hindering rather than helping development.

A significant problem in the delayed decision making process were the broad range of environmental and planning experts involved, and their conflicting views on points that currently lack clarity or policy. The key issues being:

  • Whole-life carbon (WLC) assessments are a case of ambiguity, opinion versus opinion. As a developing tool, we need more certainty on the findings and the impacts, taking into account the lifetime of the build and not just embodied carbon.
  • We need to see much clearer policy on retrofitting, and how this is considered in the development process versus demolition, however this is already being addressed in government consultation.
  • If not demolition – what are the alternatives?  Numerous options were put forward by M&S in their case for redevelopment, but these were not considered sufficient. We need more guidance on what is required for alternatives, to ease the process.

This decision goes beyond retail, with potentially hundreds of other similar situations to this across the UK across different sectors. Without better understanding on the issue of retrofit versus demolition, many buildings risk becoming obsolete given the work needed to improve their energy performance.

“The burning question that remains is whether the M&S case should ever have reached this stage. Does it say more about the previous political environment than the planning process, or was it the perfect storm of political incompetence and planning stagnation?”

Read the full article here.

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Top 5 things to know about Biodiversity Net Gain

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Biodiversity net gain (“BNG”) is now an integral part of the planning system, mandatorily applying to all applicable developments and requiring at least a 10% uplift of the biodiversity value of the site post-development.

BNG is a point to be considered at site acquisition and appraisal stage, as well as being factored into the design and planning application. Here are five key points to know for those developing land which will be subject to the BNG requirements:

1. Planning permissions granted or applied for before the BNG regime took effect are not subject to the statutory requirements.

The BNG regime took effect on 12 February 2024 for the majority of sites, and 2 April 2024 for small sites.

A planning permission already granted before the obligations take effect will not be subject to the BNG requirements. Equally, a planning permission applied for before the above dates, but granted afterwards, will also not be caught. As a follow on consequence, if such a planning permission is later varied by section 73, that variation will likewise not be subject to the BNG obligations.

2. It is not necessarily easier to meet the BNG requirements on brownfield land.

The rules apply equally to brownfield and greenfield land and regardless of the level of the baseline. The assumption is that often, brownfield sites will have a lower baseline ecological value than their greenfield counterparts. Whilst in some cases this will be the position, it is not necessarily the case. As a particular example, open mosaic habitats are often found on brownfield land and are classified as a ‘high distinctiveness’ habitat in the statutory metric. It therefore remains important to do robust initial assessments of the onsite habitat as early as possible and not assume that a brownfield site will have a low ecological baseline value.

3. The BNG regime applies even where the relevant condition is not imposed on the face of the permission.

The pre-commencement condition requiring a biodiversity gain plan to be submitted is deemed to be imposed regardless as to whether it is included within the decision notice itself. The government guidance on BNG provides councils with a standard form of wording to include as an informative on the decision notice, with the aim of not introducing conditions conflicting with the statutory requirements.

It is important to bear this in mind when reviewing decision notices possibly with the intention of acquiring sites to develop or for investment purposes.  

4. It is possible to phase a planning permission for BNG purposes.

Phased development for BNG purposes refers to either (i) outline permission where the reserved matters permit or require the development to come forward in phases; or (ii) any planning permission subject to conditions which permit or require the development to come forward in phases.

Permission for phased developments will be granted subject to the planning conditions requiring the following:

  • An overall biodiversity gain plan will need to be submitted to the local planning authority prior to commencement of the development as a whole.
  • No phase of the development can commence until a biodiversity gain plan for that phase has been submitted to and approved by the local planning authority.

If the preference is to phase the BNG delivery, this will need to made clear at application stage and it will be reflected on the decision notice.

5. Whilst the biodiversity gain plan will be secured by planning condition, details on the BNG strategy for the development and how the 10% gain will be secured must be submitted at application stage.

Applications for planning permission will need to include a statement as to whether the applicant believes that planning permission would be subject to the biodiversity gain condition and if not, why not.

Where it is considered that the BNG requirements are applicable, the following information will need to be submitted at application stage (non-exhaustive):

  • The completed biodiversity metric calculation tool, showing the calculation of the biodiversity value of the onsite habitat.
  • If any activities have been carried out on the site since 30 January 2020 which have lowered the biodiversity value of the site, a statement confirming those activities and the date when they were carried out.
  • A plan showing the location of the onsite habitat included in the calculations and any irreplaceable habitat.

Sophie Smith is an Associate in our Planning Team and has a particular interest in the Biodiversity Net Gain regime introduced by the Environment Act 2021.

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Victoria Du Croz speaks to FT and others on Labour’s plans to develop “grey-belt” land

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The Labour government has introduced significant changes to England’s planning system, concerning the development of low-grade greenbelt land. As part of Labour’s plans, there was a commitment that 50% of homes built on this land would be affordable, however, this has been dropped due to concerns about financial viability. Instead, the plans pivot to alternative “grey belt” land being open for redevelopment, requiring that these projects include 15 percentage points more affordable housing than other local projects.

Housing Minister Matthew Pennycook explained that this adjustment aims to avoid an inundation of developers asking for exceptions to the 50% rule, whilst reducing the risk of unviability scuppering rural new build projects.

Speaking to numerous publications, Victoria Du Croz, Head of Planning, warns: “Without increased clarity the definition of grey belt will be played out at appeal and in the courts, delaying planning applications and fundamentally delaying the provision of new homes.”

Read the full articles here in the Financial times, Architects Journal, BE News, CoStar, and MailOnline.

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Corporate Re-domiciliation – Guess who’s back, back again?

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You’d be forgiven for having forgotten all about the corporate re-domiciliation consultation that was undertaken three years ago. But, following that consultation’s Response in April 2022, an independent expert panel was established to consider in more detail how a UK corporate re-domiciliation regime could work and recently, a report was published setting out that panel’s findings.

The report details how the panel envisages such a regime working, with recommendations as to application requirements, process, timing and legislation changes, among other matters. The report is exhaustive and thorough (in its full 114-page glory), and so we’ve summarised the key points below.

(Please note: the tax position of entities under both the incoming and outgoing regimes warrants its own section in the report and is outside the scope of this summary.)

What is corporate re-domiciliation?

Corporate re-domiciliation allows a legal entity incorporated in one jurisdiction to, essentially, give up that jurisdiction and become incorporated in another jurisdiction while retaining its legal personality throughout. Although several jurisdictions currently have such a regime (for example, Singapore and Canada), the UK doesn’t and it’s the imposition of such a regime in the UK which the report considers.

Key findings

The question of whether a one-way or two-way regime would be preferable was raised in the consultation and it was clear from the response that the latter was favoured. The report agrees, recommending that any UK corporate re-domiciliation regime should work both ways, i.e. non-UK entities should be able to leave their country of incorporation and become incorporated in the UK (incoming re-domiciliation), while UK-incorporated entities should be able to leave the UK and become incorporated elsewhere (outgoing re-domiciliation) (in each case, subject to the non-UK jurisdiction permitting the change).

Initially, the regime is likely to only be available in respect of UK companies, although overseas entities will have the choice as to whether to incorporate as a limited or unlimited, and as a public or private, company. The report suggests that expanding the regime to LLPs could be considered at some point in the future.

Although Companies House will be the relevant UK authority dealing with corporate re-domiciliation, the report suggests that it will be the entities themselves which will project manage the switch, liaising with Companies House and the relevant authorities in the overseas jurisdiction. In addition, the panel recognises the need for certainty and advocates minimising any discretionary powers which are to be given to Companies House. The report does however suggest that the Secretary of State could be given certain reserve powers, for example, being able to determine which jurisdictions are excluded from the regime from time to time.

Although ideally, de-registration in one jurisdiction and registration in the new jurisdiction would occur simultaneously, the panel recognises that this may not always be feasible but recommends that the period between the two should be kept as short as possible. To ensure continuity of the entity’s legal personality, de-registration should only occur once registration in the new jurisdiction has taken place.

Incoming re-domiciliation

The report proposes that only solvent bodies corporate that intend to carry on business as a going concern in the UK will be able to re-domicile into the UK, with such entities being required to provide a solvency statement as part of their application process. No other economic substance or size criteria is put forward by the panel.

Any incoming entity will be treated, as far as possible, as a UK-incorporated company, although the panel recommends that re-domiciled entities should, by their registration number, be able to be differentiated from UK-incorporated entities.

Protection of stakeholders will be a matter for the law of the departing jurisdiction.

Outgoing re-domiciliation

The report suggests that insolvent companies shouldn’t be able to re-domicile out of the UK. In addition, UK law should make clear that re-domiciliation will not affect any obligations or liabilities of the company which were incurred while it was incorporated in the UK.

Certain information should continue to be available in the UK after re-domiciliation and the company should be required to maintain an authorised representative in the UK to accept service of proceedings for 10 years following re-domiciliation out of the UK.

In order to protect key stakeholders, the report suggests that the passing of a special resolution agreeing to re-domiciliation should be required and also that any non-consenting shareholder(s) should be granted a period of time in which to file an unfair prejudice claim. In addition, consideration needs to be given to the protection of creditors who should be able to apply to court to object to the re-domiciliation in certain circumstances.

The report also proposes that re-domiciliation out of the UK could be deemed a “trigger event” for the purposes of the National Security & Investment Act 2021 (NSIA 2021). As such, certain companies may need to obtain clearance under the NSIA 2021 before re-domiciling. See here for more information about the NSIA 2021.

What next?

The government will need to consider these recommendations in depth and there’s likely to be a further consultation once more detailed proposals about the regime have been ironed out. This will need to take into account the views of regulatory bodies, such as the Financial Conduct Authority and the Panel on Takeovers and Mergers.

Many legislative changes will be required and the report sets out numerous amends that will be required to the Companies Act 2006. Taxation legislation will also need amending and other, more specific pieces of legislation may also be affected.

Although the imposition of such a regime is, in our view, to be welcomed, it’s clear that the changes required will not be effected swiftly and the devil will most certainly be in the detail for the lawmakers tasked with putting it in place.

Disclaimer

This note reflects the law as at 29 November 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

Still a long way to go for leasehold reform – Lucy Barber writes for EG

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Lucy Barber, Head of Residential Property, writes for EG on the latest update on the Leasehold and Freehold Reform Act 2024, and comments on how complex the task of reforming the enfranchisement industry will be.

The 2024 Act was sped through legislation in the wake of Rishi Sunak calling for General Election in July, but now “serious flaws” are being highlighted, requiring additional primary legislation before they can be implemented. The Government has prioritised elements of the Act that relate to building safety measures, leaving leaseholders waiting a little (or a lot) longer for the reforms they have been anticipating. The two year rule is set to be scrapped in January 2025, although this has not been considered much of a hindrance, however all else is subject to further consultation. This includes the Act’s ban on building insurance renumeration, and the Act’s provisions on service charges and legal costs, and the valuation rates used for calculating enfranchisement premiums.

The enfranchisement industry, a sector largely on pause for years, would benefit from a prompt decision on the valuation issues within the Act, including changes to deferment rates and capitalisation rates. However, these issues will not be looked at until the “serious flaws” in the Act are fixed. Unless they simply resolve to scrap the proposals to change the valuation basis of lease extensions, the industry will continue to wait in limbo and in addition challenges to the Act have now been initiated using the Human Rights Act 1988 which may delay things further.

As well as the discourse the current Act, the Government has recommitted to publishing a new draft Leasehold and Commonhold Reform Bill in the second half of 2025. The Bill is to be focussed on reinvigoration of commonhold through a comprehensive new legal framework. This would, however, bring changes to mortgages, insurance, conveyancing, and property management. Furthermore, flat owners will be compelled under these commonhold proposals to be the owners of the building and, as such, take on the responsibilities associated under the Building Safety Act 2022, amongst other ownership duties.

“For now, the position is still uncertain, the timing is uncertain and the eventual drafting of the legislation is uncertain. Leaseholders and freeholders are in the same position they have been in for many years. There are no quick and easy answers to any of the issues that have slowed up the legislation to date; if there were we would no doubt be a lot further forward.”

Read the full article here in EG Radius.

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Uncover the proposed amendments to the Employment Rights Bill

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After seven weeks of consultations and discussions, the Government has this week tabled a 53-page Amendment Paper to its landmark Employment Rights Bill (we have summarised the Bill here). The proposed amendments are wide ranging, with some significant reforms hidden amongst other more standard administrative changes. Whilst most of the proposals have been put forward by the Employment Rights Minister, Justin Madders, there are also contributions from several non-Labour MPs. It is unlikely that any of those opposition-led amendments will pass into law, but they certainly provide a useful indication of the perceived shortcomings of the Bill as it currently stands. By contrast, there is a strong likelihood that most, if not all, of Labour’s own proposals will pass into law.

Of those proposals, the headline amendment is the extension of the time limit for bringing claims in the Employment Tribunal. The limit has been stretched from 3 months to 6 months for all Tribunal Claims, giving employees much more time to enforce claims against their employers. Though significant, this amendment is not altogether surprising. It was included as one of several commitments in Labour’s Plan to Make Work Pay earlier this year, and it builds upon the general employee-friendly stance that Labour appears to have taken in recent months.

At this stage, it is not quite clear what impact the extended time limit will have. On the one hand, it could give prospective claimants more time to pursue a resolution with their employer outside of the Tribunal. On the other hand, it could open claims to a whole raft of employees who would have otherwise fallen foul of the relatively tight three-month deadline. If the latter does prove to be the case, then it will be interesting to see how the already-strained Tribunals deal with an even more demanding case load. 

We have summarised some of the other significant proposals in the Amendment Paper below.

1. Initial period of employment

    The Amendment Paper specifies that the ‘initial period of employment’ referred to in the Bill will be between three to nine months. The Government intends to pass secondary legislation in respect of this ‘probationary’ period, lessening the obligations on employers when making dismissals during that time. This amendment directly relates to the Bill’s proposal to give employees protection from unfair dismissal from day one of their employment.

    2. Changes to guaranteed hours

    There have been a number of minor changes to guaranteed hours contracts for workers, including rules on payments to workers when their shifts are moved, cancelled, or curtailed. 

    3. Gender equality” definition

    Under the Employment Rights Bill, the Government can produce secondary legislation requiring employers to create equality actions plans to promote gender equality. To that end, the Amendment Paper has extended the definition of “gender equality” to include menstrual problems and menstrual disorders. 

    4. Non-disclosure agreements

    The Liberal Democrat MP Layla Moran has proposed a clause which will render as void any non-disclosure agreement that purports to prevent workers from disclosing any type of harassment, including sexual harassment. 

    5. Prohibition on ‘substitution clauses’

    The Conservative MP Nick Timothy has proposed a clause which will prohibit the use of ‘substitution clauses’ in agreements between employers and employees, workers, or dependant contractors.

    It now remains for the Public Bill Committee to debate the Bill, as amended, over the next two months. The Committee will hear evidence from a number of academics, industries, and trade unions during that time, with a view to reaching a conclusion on the Bill on 25 January 2025.

    The Terminally Ill Adults (End of Life) Bill – difficult decisions ahead?

    Glass panels reflect warm red and cool blue hues, intersecting at sharp angles against a clear sky, creating an abstract architectural perspective. No text present.

    Summary

    If passed, the Terminally Ill Adults (End of Life) Bill will apply the principles of the Mental Capacity Act 2005 (the “MCA”) when assessing the ability of certain terminally ill individuals to take the decision to seek assistance in dying.

    The Bill frames the matter as an individual’s ability to “make a decision to end their own life”. This implies a holistic assessment, not just a medical decision. The Bill sits uneasily with the existing MCA regime, not least because there is little (if any) law on the capacity required to end one’s life.

    Attorneys appointed under lasting powers of attorney (“LPAs”) for both property and finances and health and care should not be directly involved in an individual’s decision to seek assistance in dying. They could, however, be required to provide support with other decisions surrounding it.

    The Bill recognises that medical professionals’ involvement in the proposed assisted dying regime must be a matter of individual conscience. Should the Bill become law, an attorney’s fiduciary duties may mean that they are not permitted such a conscientious objection.

    Analysis

    Clause 3 of the Bill provides that, at each stage of the proposed assisted dying process, the terminally ill person’s decision-making capacity is to be judged in accordance with the MCA.

    The Bill envisages that, at every relevant stage, the terminally ill person will need to be free of any cognitive impairment that renders him or her unable to: (i) appreciate the information relevant to the decision to end his or her life, (ii) retain it, (iii) use it or weigh it to reach a decision and (iv) communicate that decision (as per the criteria set out at sections 2 and 3 of the MCA).

    Two issues emerge from this proposal:

    1. First, what is the “relevant information” for the purposes of the decision to terminate one’s own life?  It is either an extremely complicated question or a stark, binary one.  Any assessment of capacity to request assistance with dying – required on at least five occasions during the proposed process – will turn on this (as yet undefined) test.

        There is little guidance on the point, not least because suicide was treated as a crime until 1961 and the subject remains largely taboo. The case of Re Z [2004] EWHC 2817 (Fam) considers the question of capacity to end one’s own life, but does not set out a clear test.

        The MCA implies that any decision to seek assistance in accelerating one’s own death would include an understanding of the reasonably foreseeable consequences of deciding to do so (as required by s3(4) MCA). This could set the bar relatively high.

        Any such formulation might come up against a public policy argument in favour of maintaining a lower capacity requirement so that terminally ill individuals are not unduly restricted from accessing a regime intended to alleviate their suffering.

        It has been suggested that, unusually, the relevant test could be set out in separate guidance. In the absence of any clear precedent, this seems a sensible step.

        2. Clause 2 of the Bill restricts its definition of a terminally ill person to an individual who:

        • has an inevitably progressive illness, disease or medical condition which cannot be reversed by treatment; and
        • whose death in consequence of that illness, disease or medical condition can reasonably be expected within 6 months

        An individual might meet the first limb of the Bill’s test, but not the second (meaning access to assisted dying could be desired, but not yet available); or might have a significant disability or medical condition which, whilst not inevitably progressive, is causing them to wish to end their life.

        The MCA involves a regime of supported decision-making. Among other things, it provides that:

        • an individual must not be treated as unable to make a decision unless all practicable steps to help him to do so have been taken without success (section 1(2) MCA); and
        • to the extent that they cannot take a given decision, the decision is to be taken in accordance with their best interests (section 1(4) MCA)

        An individual who has received a terminal diagnosis (but is not yet within the 6 month window proposed by the Bill) might wish to use the assisted dying regime in future. If so, they might require his or her attorneys’ support in arranging their affairs to maximise future opportunities to obtain assistance in dying.

        This could include support with decisions regarding:

        • his or her choice of where to live (e.g. to be close to suitable medical facilities, particularly if his or her physical symptoms are likely to make travel difficult in future)
        • understanding the effects of proposed medical treatment (which might interfere with his or her decision-making capacity, and so preclude future access to assistance in dying) and
        • the costs involved in funding the above (or, indeed, funding the application itself for assistance in dying itself)

        Mental capacity is decision-specific. Depending on the test of capacity adopted, it is possible that an individual might be capable of seeking assistance in dying, but not making other decisions. If so, the decision to seek assistance in dying would be relevant to any best interests decision being made by their attorneys in other areas, meaning the attorneys would need to take the donor’s wishes on this matter into account.

        The Bill includes so-called “conscience clauses”, ensuring medical professionals are not obliged to advise on (clause 4) or participate in (clause 23) the assisted dying process. It would, presumably, be open to LPA attorneys to resign their appointment if they were uncomfortable helping to make arrangements that might help facilitate an assisted death.

        It is to be hoped that the attorneys would not be criticised for any such resignation. Given that any such resignation could leave a terminally ill person or otherwise incapacitous person without an attorney when one is really needed, would an attorney’s decision to step down be treated as requiring a best interests decision? Should the Bill pass, it would be better for any donor to discuss the matter with prospective attorneys from the outset, to ensure anyone appointed is prepared to provide support in taking such decisions if the need ever arises.

        Amy France speaks to Property Week about the Older People’s Housing Taskforce report

        Modern apartment buildings stand in a row, featuring large windows and balconies. The setting includes landscaped paths, benches, and greenery under a partly cloudy sky.

        The long-awaited report from the Older People’s Housing Taskforce has called for a new national strategy for an ageing population, including revisions to the National Planning Policy Framework to strengthen the need for older people’s housing.

        Property Week has reported on the new strategy where many industry professionals have also shared their views. 

        Our Head of Later Living, Amy France, said: “With suitable housing for older people being critically low in the UK, we welcome the recommendations from the Taskforce which outline tangible actions that will boost the delivery of homes, rather than simply reiterate the scale of the issue. 

        “The Taskforce has not forgotten to provide for those who wish to remain and potentially be cared for in existing homes – still the greatest preference amongst older people – with references to the need to think holistically about social care, housing and the NHS. By building up community and primary health services, the aim is to keep patients healthy and out of hospital, with care provided in the home which should provide a massive boost to quality of life and health outcomes, not to mention lowering the burden on the NHS.”

        This full article was published on 26 November 2024 and can be read here.

        Amy France
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        Amy France

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        Ploughing through taxes: what do the IHT changes really mean for farmers?

        Rolling green hills are adorned with scattered trees and stone walls, creating a peaceful rural landscape. In the distance, soft hills rise under a clear, bright sky.

        The latest Government budget, as has been well publicised, has caused outcry amongst the farming community with somewhere between 20,000 – 40,000 braving snow to make their voice heard. But what do the inheritance tax (IHT) changes really mean for farmers?

        Agricultural and Business Property Reliefs

        Most of the discussion has centred around the Agricultural Property and Business Property Reliefs being capped at £1m, with IHT payable at 20% thereafter. The Government say that only 500 estates or so will be affected each year. Is this true? Let’s look at some recent government figures.

        The below graph is from the Government’s “Farm Business Income in England, 2023/24 forecast“. Farm Business Income (“FBI”) is the total output generated by the farm business minus total farm costs. There is some discussion as to what an “average farm” is but the Government suggests that the English average is about 210 acres. It is not immediately obvious how they defined “farm”. For example, is this the area owned by one entity or is it the area farmed by one business? To highlight a different view of “average”, Tom Heathcote, former head of agri-consultancy at Knight Frank and founder of Heathcote Farm Consultancy, said that “an average UK farm to include around 800 acres (600 arable, 150 grass, 50 woodland), one house, two cottages, and a mixture of modern and traditional buildings” (Farmers Weekly).

        Calculating your potential IHT bill

        If we proceed assuming that the “government average” is correct combined with the average price of arable land (£11,000 per acre or so currently), you reach a pure land value (excluding buildings, machinery or any farm houses) of £2,310,000 for an “average” arable farm. Assuming there is a farm house, agricultural buildings, expensive machinery (bearing in mind second hand combine harvesters that are one or two years old can cost £300,000 or more) some woodland and possibly farmworker cottages, this could value of the overall business could easily reach £3,000,000 (if not more).

        Chart showing average farm business income

        The impact on farms

        If we however assume a relatively conservative value of £3,000,000, this means that an “average” arable farm based on government numbers could be looking at an IHT bill now of up to £400,000 (assuming they are paying 20% on the value above £1,000,000). If we assume that it is owned by a married couple, it includes their main home, they make full use of their gifts to each other and some land up to the £1,000,000 cap is transferred to the next generation on the death of the first, this could reduce the bill to nothing (with the £1,000,000 APR allowance having been used twice and the full £1,000,000 nil-rate band having been used). That, however, relies on multiple moving parts, the above assumptions and planning structures that are not appropriate or even possible for many farms.

        An average general cropping farm (according to the Government forecasts) such as this would have made £53,000 in 2023/2024, a cereals farm even less at £34,000. This will also be subject to income and other taxes. Bearing in mind subsidies are disappearing, how volatile farming can be and just how expensive machinery is, how is the “average” farm going to find the money to pay their IHT bills?

        While larger estates, particularly those in trust where the tax bill will be 3% every 10 years on the value above £1,000,000, may be able to absorb the cost, it is still going to have a large impact on farming. I have already been involved in discussions where trust owned estates are planning to move away from agricultural land holdings because they no longer make sense against higher-yielding assets in order to meet their tax liabilities. This will ultimately mean farmland will be sold and it will lead to reduced investment into our agricultural sector. Neither of these are necessarily good for food security or the tenant farming sector.

        Succession planning

        The figures will be much more nuanced than this article suggests, but this will clearly impact many farms. Farm owners will need to ensure that they have considered their succession planning in detail, and not just from a financial perspective. For example, the farm will likely need to provide for the person gifting in their retirement, so gift with reservation of benefit rules need to be carefully considered. It is also a big decision to give away part of your business during your lifetime when you still rely on it and potentially farm on it.

        It is more important than it has been for decades to take advice on farm succession planning. 

        Tax Effective Fundraising

        Exterior of Office Building

        It’s not easy raising funds; it’s high risk for the investor given the majority of start-ups don’t work out.  Investors have different options available to them to protect against this risk, with some start-ups and some investors able to take advantage of various tax incentive schemes that are in place which assist with de-risking investments.  This article takes a look at those schemes.

        Whilst start ups often need external investment in order to grow and scale, investors will want a return on their capital: either reliable dividend income or long-term capital growth or, ideally, both. However, typically start-ups simply do not envisage profits for many years, and when they do start to generate profits, paying out dividends is unlikely to be a priority (for them or investors); often, they will need to plough the profits back into the business instead to scale it. Coupled with higher risks of failure (and so capital losses for investors), the tax system recognises that investors need to be enticed into investing into start-ups and other early-stage businesses.

        Investment schemes

        To give start up companies a level playing field there are a number of investment schemes that give investors enhanced tax breaks when they introduce new capital into the business by subscribing for shares. The Seed Enterprise Investment Scheme (SEIS), Enterprise Investment Scheme (EIS), and Venture Capital Trust Scheme (VCT) each encourage investors to finance smaller companies.

        • Both SEIS and EIS are regularly used by start-ups, though thought should be given to raising capital this way and then later receiving institutional investment from investors that may want liquidation preferences that sit above the ordinary shares held by your early investors.
        • VCT was designed to spread investment risk over a number of companies; investors invest in the venture capital trust, which will then buy shares in a number of qualifying companies.

        Tax breaks

        Traditional investing by a UK tax resident in the shares of a UK company comes with an income tax charge on any dividend for investors, along with a capital gains tax (CGT) charge on the gain they make when they come to sell. Shares are generally acquired out of post-tax income and any capital losses may typically only be set against capital gains.

        The schemes give investors a varying number of tax breaks, which can include:

        1. Deferral of capital gains on assets sold to finance an acquisition of qualifying shares – meaning more money can be spent acquiring more shares and a tax bill delayed
        2. Income tax deduction on a percentage of the value of the investment in the year that it is made
        3. CGT relief on the gain made in the qualifying shares
        4. Ability to set any losses against income

          This makes investing in eligible companies much more attractive, as investors can benefit significantly if values rise, but also have valuable tax benefits if the companies fail. This attempts to make higher risk start up companies that need funding to grow, succeed and thrive a more enticing prospect compared to safer, more reliable, established companies.

          Investee company conditions

          Following perceived abuse of the schemes, new rules were introduced in 2018. These put in place a two-part condition, which requires the investee company to:

          1. Intend to grow and develop over the long-term (e.g have plans in place to increase revenue, customer base and number of employees (i.e. an SPV for a specific project would not meet this test)); and
          2. Have a significant risk of loss of capital to the investor greater than the net return (risk here means the commercial risk of the company failing in the market), i.e. the company must be highly likely not to deliver a return to the investor, including the benefit of tax relief).

            In addition, there are a number of other conditions which the investee company must meet to enable investors to benefit:

            SEISEISVCT
            Type of companyUnquoted (can be listed on AIM)Unquoted (can be listed on AIM)London Stock Exchange or on any other EU regulated Market, i.e. not on AIM. At least 70% of the VCT’s investments must be in unquoted companies (can be listed on AIM)
            Ownership / subsidiariesThe company must not be controlled by another company and must not have any subsidiaries that are not 51% or more subsidiariesThe company must not be a 51% or more subsidiary of any other company and must not have any subsidiaries that are not 51% or more subsidiariesThe VCT itself must not be a close company. Broadly this means that the VCT company must not be controlled by five or fewer shareholders or any number of directors
            AssetsThe company must have no more than £350,000 in gross assetsThe company must have gross assets of less than £15 million before the EIS share issue and less than £16 million afterwardsThe companies that the VCT invests in must have gross assets of less than £15 million before the VCT share issue and less than £16 million afterwards
            EmployeesThe company must have less than 25 employeesThe company must have less than 250 employees (500 if the company is “knowledge intensive”)Each company that the VCT invests in must have less than 250 employees (500 if the company is “knowledge intensive”)
            Time limits / restrictionsNo previous EIS or VCT investments can have been made. The company must be less than three years oldEIS cannot apply if it has been more than seven years since the company’s first commercial sale (ten years if the company is “knowledge intensive”)Subject to some exceptions for “follow up investments”, VCTs cannot invest if it has been more than seven years since the target company’s first commercial sale (ten years if the company is “knowledge intensive”)
            TradeThe company must be trading, not have previously carried out another trade and must not carry out an excluded trade*The company must be a trading company but must not carry out an excluded trade*The VCT’s income must derive wholly or mainly from shares or securities. The VCT must distribute by way of dividend at least 85% of its income from shares. No more than 15% of the value of a VCT’s total investments can be in any one company. At least 70% of the companies invested in must be trading companies but must not carry out an excluded trade*
            LimitsNo more than £250,000 per group can be raised in any three-year period (for SEIS to apply as mentioned above the company must not have any subsidiaries that it owns less than 51% of the shares in – this is the group for these purposes)No more than £5 million per year can be raised from any combination of SEIS, EIS and VCT. No more than a total of £12 million (£20 million if the company is “knowledge intensive”) per group can be raised from any combination of EIS, SEIS and VCTNo more than £5 million per year can be raised from any combination of SEIS, EIS and VCT. No more than a total of £12 million (£20 million if the company is “knowledge intensive”) per group ca be raised from any combination of EIS, SEIS and VCT
            LocationMust be a UK resident company carrying on a trade in the UK or an overseas company with a UK permanent establishment carrying on a tradeMust be a UK resident company carrying on a trade in the UK or an overseas company with a UK permanent establishment carrying on a trade

            *Carrying out an excluded trade means that more than 20% of the company’s business and excluded trades include:

            1. dealing in land, commodities, futures, shares, securities or other financial instruments
            2. dealing in goods other than in the course of an ordinary wholesale or retail distribution trade
            3. financial activities, such as banking or insurance
            4. leasing assets for hire
            5. receiving royalties or licence fees (save for intangible assets)
            6. legal or accountancy services
            7. farming / woodlands and timber production
            8. property development
            9. nursing home or hotel management or operation
            10. producing coal or steel
            11. shipbuilding
            12. energy generation or supplying or creating fuel
            13. providing services to a connected person conducting an above trade

            Investor conditions

            There are also conditions for the investor themselves to meet:

            SEISEISVCT
            Type of shares acquiredNewly issued ordinary sharesNewly issued ordinary sharesShares in the VCT can be bought on the open market, however second-hand shares will not entitle you to up front income tax relief
            Payment for sharesCash onlyCash onlyCash only
            Tax avoidanceThe subscription for the shares of the company must not form part of a scheme or arrangement the main purpose, or one of the main purposes, of which is the avoidance of taxThe subscription for the shares of the company must not form part of a scheme or arrangement the main purpose, or one of the main purposes, of which is the avoidance of tax
            Period of ownership to qualify for CGT relief on saleThree years minimumThree years minimumFive years minimum
            ConnectionThe investor cannot be an employee of the company or any qualifying subsidiary during the period of three years commencing with the date the shares are issued (a director position is acceptable but compensation must not be excessive). The investor must not have a substantial interest in the companyThe investor must not be connected to the company (i.e. either alone or with associates owning or entitled to acquire more than 30% of the share capital, voting power or assets or any subsidiary on a winding up OR being an employee of the company or its group (can be a director but must not receive excessive compensation))VCT cannot have more than 15% of its total investments in any one company

            Investor benefits

            Provided that these conditions are met, the investor can receive the following benefits:

            SEISEISVCT
            Annual investment upon which investor can obtain tax relief£200,000£1 million
            (£2 million if at least £1 million is invested in knowledge intensive companies)
            £200,000
            Percentage of investment on which income tax relief can be claimed50%30%30%
            Income tax relief on dividends?NoNoYes
            CGT relief on initial investment50% capped at £100,000100%N/A
            Type of CGT relief on initial investmentDeferralDeferralN/A
            Gains exempt from capital gains when investment sold?Yes, if income tax relief was receivedYes, if income tax relief was receivedYes. The VCT itself is also exempt from corporation tax on chargeable gains
            Relief for capital losses against incomeYesYesNo
            Inheritance tax (IHT)Any investment made in a SEIS-qualifying company held at the time of death is exempt from IHT after it has been held for two yearsAny investment made in an EIS-qualifying company held at the time of death is exempt from IHT after it has been held for two yearsNo relief from IHT as holding shares in an investment company

            The capital gains deferral for EIS and SEIS allows an investor to defer their gain from the sale of any asset by spending the proceeds on EIS or SEIS shares. You must make the investment between one calendar year before and three calendar years after you sell the asset.

            A bit of maths

            An investor sells an unrelated capital asset for £140,000, making £100,000 of profit. Usually, this £100,000 would be subject to CGT. However, they invest the full £100,000 of profit into a company that qualifies for EIS. Their CGT on the £100,000 is therefore deferred.

            In that year they obtain £30,000 worth of income tax relief. Their net investment cost is therefore, £70,000.

            If you have any questions around any of the above or wish to discuss your options further, please contact our Tax team who would be delighted to assist.

            Disclaimer

            This note reflects the law as at 27 November 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Lifecycle of a Business – Shareholder activism: What can a company do?

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            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, including funding, employment and commercial contracts, but it’s now time to discuss when things go wrong…

            Shareholder activism: What can a company do?

            We have previously written about the rise of shareholder activism (the article can be accessed here). At its heart, shareholder activism is a way in which shareholders in a company can seek to influence the direction of a company, challenge approaches that are being taken, or have their voices heard. This can relate to matters such as the financials of the company (which in turn can affect distributions to shareholders) to its business affairs.

            This article looks at some recent examples of shareholders flexing their muscles and considers how disruption may be minimised in their general meetings; a key place in which activists play a part.

            Recent Examples

            This year has seen ExxonMobil bringing claims against shareholders in the US. They argued that too many petitions were being put to the company, particularly in relation to climate change, stating that, “Our lawsuit put a spotlight on the abuse of the shareholder-access system”. The case has since been dismissed but has underlined that climate change remains high on the agenda for activist shareholders.

            It also saw the activist investor Eminence Capital increasing its stake in Reckitt, the hygiene, health and nutrition brand. This came at a time when the company’s share price fell following a court order in the US for it to pay $60 million in connection with a claim brought in relation to one of its baby formulas. Increasing shareholding is a tactic a number of activist shareholders employ, in order to increase their voting power.

            More recently, AJ Investments is liaising with other shareholders regarding its push for the sale of Ubisoft. This has come after calls were also raised for changes to the management of the company, including for the CEO to step down following poor performance by the company in the video game market against its key competitors.

            Shareholder Rights

            Certain rights are afforded to shareholders in respect of general meetings, many of which are used by activists. These include:

            1. Shareholders holding 5% of the paid-up voting share capital have the right to call for a general meeting to be held and for resolutions to be voted on. This then starts the process by which the directors of the company have to arrange the meeting; a failure to do so will mean that the shareholders can arrange for it to be held.
            2. Shareholders can also require a statement of up to 1,000 words to be circulated to the shareholders of the company relating to a resolution that is to be put to a general meeting or other business to be dealt with at such meeting. Broadly speaking, the company must circulate this statement if it’s received from a shareholder or shareholders holding at least 5% of the voting rights or at least 100 shareholders with the right to vote and who hold shares in the company on which at least £100 has been paid (on average).
            3. At the meeting itself, shareholders may have the right to speak, which can mean posing questions to the directors.
            4. As long as they have voting rights, shareholders can vote at general meetings which means that they can seek to block, or at least record a dissatisfaction, of matters being discussed at the meetings. If they can form a voting block with other shareholders, minority shareholders may, for example, be able to stop special resolutions from being passed. 

            General Meeting

            Once a general meeting has been called, the company and its directors can take steps to assist with the smooth running of proceedings.

            Prior to the start, the chair should be fully prepared, having sought advice on their role and duties at the general meeting and the process for matters to pass. A chair’s script is often prepared which will set out, amongst other matters, the resolutions to be put to the meeting and the voting procedures. If possible, the chair should find out as much about the shareholders attending as possible, including their main concerns and objectives. 

            At the meeting itself, care should be taken to ensure that the relevant persons are in fact able to attend the meeting and speak and vote on the matters that may be put forward. A key form of activism is for shareholders to put questions to a general meeting and to vote for or against certain matters.

            By their nature, general meetings provide a space for active debate and to allow the chance for opinions to be aired and information regarding the company to be sought. However, certain powers are afforded to the chair where matters go beyond this (which may be set out in the articles of association of the company, which should be checked carefully prior to the start of the meeting). Examples include:

            1. So that the general meeting can progress, anyone causing a disruption should be encouraged to ask questions instead or be given the opportunity to discuss the particular matter with the company outside of the meeting. Where a number of people are involved in the disruption, they could be asked to appoint one representative. 
            2. An adjournment of the meeting may be utilised for the purposes of halting any disruptions and regaining the proper order of proceedings.
            3. The ultimate final step is for the chair to remove someone from the meeting. It is advisable for warnings to be given beforehand and for the consent of the meeting to be obtained prior to the removal of such persons. Practically speaking, any removal of shareholders should be dealt with in a reasonable way.

            The key thing to keep in mind is that companies should not automatically assume that all shareholder activism is bad and that they should take all steps possible to stop engagement at general meetings. Professor Alex Edmans (who has been a speaker at a Forsters’ event for full disclosure) has considered activism in detail. His words that “engaged ownership generally create long-term value for shareholders” should be remembered and his exhortation that “rather than viewing activism as blanketly bad (or blanketly good) and seeking to regulate it, we should understand the value of—and seek to promote—the right kind of engagement” is an important one to remember. However, regardless of where you stand on the merits of activism the key takeaway is that no-one will want a disrupted, disjointed, badly run meeting, so companies and executives would do well to prepare themselves along the lines outlined in this article.

            Disclaimer

            This note reflects the law as at 18 November 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Aaron Morris
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            Land Registration Gap – Stalled titles: Tackling the Land Registry Delays

            Rolling green hills are adorned with scattered trees and stone walls, creating a peaceful rural landscape. In the distance, soft hills rise under a clear, bright sky.

            The land registration gap in the UK is a significant issue, being the period between the date of completion of a purchase and the date on which the purchaser is registered as proprietor of the relevant title at HM Land Registry. The “gap” has been exacerbated by delays in processing applications as, although the Land Registry aims to provide an efficient service, many applicants experience extended waiting times, which can hinder property transactions and affect land ownership clarity.

            Recent reports state that the average processing time for straightforward applications has stretched to several weeks and complex cases can linger for months, with registering a transfer of part estimated to take up to 20 months. These delays are often attributed to a combination of increased demand, staffing shortages, and the growing complexity of applications due to changes in property law and ownership structures. As a result, a backlog has developed, leaving many property owners in limbo regarding their land rights. However, the assurance of the Land Registry is that legal ownership rights are secured from the moment the application is received, not at the point at which it is processed and completed. The Land Registry states it protects the transaction it is registering from the day it is received by it.

            Notwithstanding the Land Registry’s position, this registration gap poses various risks. Unregistered land can lead to disputes over ownership, complicate sales or mortgages, and create uncertainty for developers. Furthermore, delays can result in financial losses for individuals and businesses that depend on timely transactions for investment and development. The long delays at the land registry exacerbate issues as parties may not have access to accurate or up-to-date information, which can cause uncertainty when serving break notices and notices under the Landlord and Tenant Act 1954, which must be served by or upon the legal owner. However, should the delay in the registration cause legal, financial, or personal problems not related to a land transaction or put a property transaction at risk, there is the option to apply to the Land Registry for the application to be expediated.  The Land Registry are aiming to process expedited applications within 10 working days.

            To address these challenges, the Land Registry has been implementing measures to improve efficiency, including digital transformation initiatives and enhanced staff training. However, the urgency to close the registration gap remains. Streamlining the application process and reducing wait times is essential for ensuring clearer property rights, fostering confidence in the real estate market, and supporting economic growth in the UK. As these efforts continue, closing the registration gap will be crucial for the stability and transparency of land ownership in the country.

            Forsters’ Family Partner Simon Blain wins Family Law Commentator of the Year award at the LexisNexis Family Law Awards.

            Simon was recognised alongside his co-host Anita Mehta for their Resolution podcast – Talking Family Law.

            As Resolution family law experts, Simon and Anita welcome guests to take a deep dive into topical issues in Family Law including surrogacy, prenups, and navigating parenting after separation.

            This win recognises Simon’s ongoing contributions to the field of Family law, in providing accessible and engaging content for listeners.

            Our Family team are members of Resolution, a community of family law professionals who work with families and individuals to resolve issues in a constructive way. Their main message is around ensuring better support for families and children going through difficult times.

            If you would like to hear more, you can find the Resolution podcast here.

            Simon Blain
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            Forsters’ Middle East team win ‘Family Governance Service Provision Team of the Year’ at the WealthBriefing MENA Awards 2024

            Chair rows face large windows; outside, an aeroplane ascends over the airport runway. Sunlight floods the seating area, casting long shadows on the carpeted floor.

            Forsters’ Private Wealth team has been recognised for their unique approach to advising UHNW families across MENA as they were awarded Family Governance Service Provision Team of the Year at the WealthBriefing MENA Awards 2024 .

            Showcasing ‘best of breed’ in the MENA region, the awards recognise outstanding organisations which the prestigious panel of independent judges deemed to have ‘demonstrated innovation and excellence during the last year’.

            Winners and highly commended companies were announced on 21 November 2024 at the Gala Ceremony in Dubai.

            Forsters’ dedicated Middle East team

            With an established track record in the region stretching back 25 years, our Middle East team is well known for its expertise in family governance. This award acknowledges our reputation for delivering best-in-class aservices to our clients.

            As trusted advisers to individuals and their families across MENA and beyond, our approach to Family Office Governance is truly unique. Placing a significant emphasis on psychology as well as the legal and technical aspects, we look at the overall picture of what the family is seeking to achieve. We take the time to understand each family member and the family as a whole. This allows us to uncover challenges and support them in achieving their goals and long-term prosperity.

            Our use of Family Office structures as a multi-generational succession tool, goes beyond the usual investment purposes and forms part of a wider Family Governance exercise to enable families to make decisions easily.

            Although our office is in London, the team are in the Middle East monthly to advise our clients. Having cultivated strong relationships with many private wealth and family office professionals in the region, we are renowned for our ability to co-ordinate complex, cross-border advice involving multiple jurisdictions.

            The Private Wealth Middle East team is part of Forsters’ wider Middle East group advising clients based in the region on a wide range of services including:

            • Family Governance
            • Estate and Succession Planning
            • UK and International Tax
            • Trusts Structuring
            • UK Residential and Commercial Property
            • Employment
            • Asset Management
            • Banking and Finance
            • Joint Ventures

            Please do get in touch with any of the team, to find out more about our Middle East services.

            Deadline looming for Biometric Residence Permit holders

            UPDATE: The Government have stated that migrants should keep their expired BRP cards and that they may be able to use their expired BRP cards to travel to the UK until 31 March 2025 if both: their BRP expired on or after 31 December 2024, and if they still have permission to stay in the UK.

            Biometric Residence Permits (‘BRP’) will expire at the end of the year. Understand what urgent action is required before 31 December 2024.

            If your BRP expires on or before 31st December 2024, you don’t need to make an application for a BRP renewal of your physical card. Instead, you must register for a UK Visas and Immigration (‘UKVI’) account on the Home Office website before the end of the year, to access your eVisa. Failure to do so will create complications when trying to re-enter the UK in the new year.

            If you hold a BRP card and have an eVisa you are not required to create a UKVI account and no further action is required.

            Why is this happening?

            The UK government is developing a fully digital Border and Immigration system. The Home Office is phasing out physical immigration documents including BRP cards by the end of 2024 and replacing this with an online records system in the form of eVisas.

            What is an eVisa?

            An eVisa is an online record of your immigration status and the conditions of your permission to enter or stay in the UK. In the future you’ll be able to use an eVisa to travel to the UK – you will not need to carry a physical document, except for your current passport, which must be registered to your UKVI account. Until the end of 2024 you will still need to carry your physical document when you travel, if you have one.

            How do I access my eVisa?

            You will need to create a UKVI account online to be able to access your eVisa. Updating your physical document to an eVisa does not affect your immigration status or conditions of your permission to enter or stay in the UK. There is no charge to create a UKVI account.

            What happens when I create a UKVI account?

            By registering for a UKVI account, you will be able to access an eVisa to prove your immigration status with a share code through the Home Office’s ‘View and Prove’ service. This share code will allow you to prove your right to work to an employer and your right to rent to a landlord. The share code can also be issued for other purposes, such as proving your right to study to educational institutions. These share codes can be used prior to the expiry of your physical BRP.

            It is important to be aware that that individuals should still travel with their physical travel documents and visas until 31 December 2024.

            How do I register for a UKVI account?

            All existing Biometric Residence card holders must create an online UKVI account by 31 December 2024. To create a UKVI account, please follow the the link here.

            What do I need to register for a UKVI account?

            To create a UKVI account and access your eVisa, you will need:

              • Your date of birth

              • Your BRP number or Unique Application Number (UAN)

              • Your passport (if you do not have a BRP)

              • Access to an email address and mobile phone number

              • Access to a smart phone

            Once you have created your UKVI account you will be able to view the details of your eVisa online, for example your type of permission, when it expires and your conditions of stay. You will also be able to update your personal details and register your passport in your UKVI account so that you can easily travel to and from the UK.

            How we can help?

            We can help you set up your UKVI account and access your eVisa ahead of the impending deadline or answer any queries you may have. Please do contact our Immigration team or your usual Forsters contact for assistance as soon as possible.

            Deadline looming for Biometric Residence Permit holders

            Download this briefing as a PDF Contact us

            Fountain pen

            Ben Barrison shares his thoughts on potential reforms to the Landlord and Tenant Act 1954

            Exterior office building

            Partner and Head of Real Estate Disputes, Ben Barrison, shared his thoughts with CoStar, Property Week, and BE News, on The Law Commission launching a consultation on potential reforms to the Landlord and Tenant Act 1954.

            The overall consultation focuses on Part 2 of the Act, dealing with ‘security of tenure’ for business tenancies. Discussion points focus on the security of tenure model, alternatives to this, and how this reflects the rise of online retail and sustainability needs. This follows 70 years on from the introduction of the Act, and 20 years since the last review. 

            ‘Of the four options they are considering, a modernised contracting-out regime, to reflect the 20 years of tech advancement since it was last updated, would be an important first step and this would retain the balance the Act brings to commercial landlord and tenant relationships. Apart from security of tenure, there is a great deal of additional work for the Law Commission to do in terms of the other mechanics of the 1954 Act to deliver a modern regime for determining the lease terms and opposing renewal/termination cases. The 1954 Act is currently too slow and cumbersome for the digital age, but the overarching intent remains good.’

            Read the full articles here on CoStar, Property Week, and BE News

            Ben Barrison
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            Lifecycle of a Business – Dispute resolution: What are a company’s options?

            A group of six people is sitting and discussing around a wooden table in a modern office with large windows and colourful sticky notes on the glass.

            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, including funding, employment and commercial contracts, but it’s now time to discuss when things go wrong…

            Dispute resolution: What are a company’s options?

            While disputes are something commercial parties naturally seek to avoid if at all possible, one will arise at some point in the lifecycle of most businesses. When a dispute does arise, there are a variety of legal mechanisms available to seek to resolve matters. These include adversarial proceedings in which a binding decision is made by a court or tribunal, as well as “alternative dispute resolution” procedures based on party to party negotiation.

            Adversarial proceedings: arbitration vs. litigation

            If adversarial proceedings are to be pursued, the two main options are litigation and arbitration. In litigation, disputes are determined by a country’s national Courts. In contrast, when parties choose to arbitrate, they agree to submit their dispute to a privately appointed tribunal for determination, usually pursuant to an arbitration clause in their contract.

            Aside from this difference, the procedures in litigation and arbitration are often similar. The parties will typically serve statements of case, give disclosure of relevant documents and exchange factual or expert witness evidence, with the proceedings culminating in a trial, sometimes known as an evidentiary hearing.

            Whether arbitration or litigation is preferable is context-sensitive. However, litigation may be the better option in the following scenarios:

            • Precedent: Arbitrators’ decisions on points of law do not bind other Courts or tribunals (not least because they are usually confidential – see below). Litigation will therefore be preferable where it is important to obtain a decision that will bind other parties in future (e.g., a case regarding the meaning of a clause in a supplier’s standard terms and conditions).  
            • Multi-party disputes: Arbitration requires all parties to have agreed to submit the dispute to arbitration. It is therefore often unsuitable for cases involving multiple parties, not all of whom have signed up to the same arbitration clause or otherwise agreed to arbitrate. That said, complex transactions increasingly involve all parties signing up to the same arbitration clause with a view to achieving a “one stop shop” for dispute resolution. Further, the rules of the leading arbitral institutions increasingly provide mechanisms for related disputes to be consolidated. Multi-party arbitration is therefore becoming more common.
            • Cost: It is sometimes said that arbitration is cheaper than litigation. While this may be true in some contexts, as a general rule, hard-fought commercial arbitration will often end up being more expensive than litigation, given the need to pay the tribunal’s costs (which can be extensive) on top of the other costs of the proceedings.

            On the other hand, arbitration may be preferable to litigation in some contexts. For example:

            • Enforcement: Most countries are parties to the United Nations Convention on the Recognition and Enforcement of Foreign Arbitral Awards, known as the New York Convention. This makes enforcing arbitral awards more straightforward than enforcing Court judgments in many jurisdictions, particularly emerging markets.
            • Confidentiality: Unlike Court proceedings, arbitral proceedings are conducted in private, with all submissions and evidence remaining confidential. This is likely to be desirable, for example, in cases involving sensitive commercial information or trade secrets.
            • Neutrality: While parties from the same jurisdiction will be content for their disputes to be resolved by the national Courts of that jurisdiction, parties from different jurisdictions may well wish to opt for arbitration to provide a neutral forum.

            Alternatives to adversarial proceedings: “without prejudice” negotiations including mediation

            As an alternative to adversarial proceedings, parties can pursue a variety of negotiation-based forms of “alternative dispute resolution” or “ADR”.

            At its simplest, ADR involves negotiations between the parties or their lawyers either in person or via correspondence on a “without prejudice” basis. Such negotiations cannot be referred to before a Court or tribunal, and this encourages parties to take a pragmatic, “cards on the table” approach to resolving matters.

            If the parties consider that a more structured approach would be beneficial, a further option is mediation. Here a third party mediator is engaged to facilitate the without prejudice negotiations between the parties, usually at an in person meeting. Unlike a Court or tribunal, a mediator will not make any decision which binds the parties. However, they are able to provide an impartial view on the strengths and weaknesses of their cases, and this can be helpful in encouraging more realistic settlement discussions.

            Whichever option is pursued, ADR has the potential to resolve disputes more quickly and cheaply than adversarial proceedings, allowing the parties to return to their day to day business activities and, in some cases, to maintain their business relationship. In circumstances where the outcome of adversarial proceedings is often unpredictable, a settlement via ADR also has the advantage of crystallising the parties’ positions, with neither party being entirely vindicated, but neither losing outright.

            Given these benefits and the burden placed on the state by running the Court system, the English Courts are increasingly keen to encourage parties to explore ADR as an alternative to Court proceedings. In Churchill v Merthyr Tydfil, a landmark Court of Appeal decision in 2023, the Court ruled (contrary to previous authority) that the Courts have the power to stay claims in order to compel ADR in certain circumstances. From May 2024 onwards, certain low value claims (those worth less than £10,000) are also required to be mediated before they can be determined in Court, and it seems likely that compulsory mediation will become increasingly common in future.

            Disclaimer

            This note reflects the law as at 10 October 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Edward Richards
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            Edward Richards

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            Amy France tells EG about the diversification of the later living sector

            A modern block of flats rises upward, featuring glass balconies and mixed cladding. It is set against a bright, blue sky with scattered clouds and nearby leafy branches.

            After a lacklustre year so far, we are finally seeing some positive movements in the later living sector. The exciting part is that many of the new developments demonstrate the diversification of the industry in terms of ownership models and affordability, both of which have been anticipated for some time.

            Although the primary focus on the Older People’s Housing Taskforce has been to explore ways to increase the provision of homes to meet a high level of projected demand, we are also anticipating in-depth guidance on how the sector should adapt to meet the increasingly sophisticated nature of those consumer demands. In practice, this means a much greater choice of tenures across a much wider variety of locations.

            We might still wait with bated breath for the outcomes of the task force, however there are signs that the sector is already rising to the diversification challenge, fuelled by a gradual increase in investment.

            Affordable options

            A recent example is New York-based private investor Meadow Partners’ partnership with shared ownership specialist Affordable Housing & Healthcare Group to build a £500m senior living shared ownership portfolio. AHH is an affordable housing-focused provider with a footprint in the South West which has a unique shared ownership model, in that it typically sells off 50% of its retirement living developments and rents the other half to occupiers. In a similar move, albeit on a smaller scale, Vistry Group has recently agreed a £19m deal with Anchor to build 77 affordable homes in the East Midlands.

            It is not just affordable housing that is spreading beyond its usual parameters. We are also seeing retirement villages, most commonly found in London and the South East, gaining ground elsewhere in the UK. In this regard, Adlington Retirement Living stands out, having recently announced plans to build a 96-home community in Leicester, to add to its 18 independent retirement communities created since 2008 across the North West, Yorkshire, Wales, Bedfordshire and the Midlands.

            The level of amenity is an area that can be adjusted by developers to deliver more affordable options, with some developments scaling back to one multi-purpose community room to accommodate social activities. Mid-market solutions might, for example, forgo an on site restaurant, particularly in town centre locations, where there is less need.

            This trend will continue as economic conditions improve and developers become more ambitious in terms of scale. Shared facilities between a higher number of homes reduces operating costs and consumer prices. There is also hope that the new government, with its emphasis on housing delivery, might finally reduce some of the current strain on senior living developments caused by the planning system and serve to boost numbers.

            Catalyst for action

            Another key shift is a growing provision of rental housing for older people. This is happening for a plethora of reasons that deliver multiple benefits to consumers, providers and the general health of the housing market. These include greater flexibility over the timing of the sale of the family home, quicker access to services and care, no maintenance worries, no exit fees and no long resale periods.

            So far, Birchgrove is the only dedicated developer building retirement homes solely for rent. But with such a huge and growing demand, others are likely to follow. Birchgrove itself is exploring different formats. For example, in conjunction with Hybr, the developer has launched an intergenerational living scheme in north London which will see students, key workers and retirees living alongside one another.

            As the sector races to address the deficit of housing for older people, it is pleasing to see that, at the same time, careful thought is going into meeting the needs of a diverse range of people. The eventual publication of the findings of the task force should act as a further catalyst for action, with backing from the UK’s new pro-housing and development government.

            It would be great to see Labour’s planned new towns becoming a template for delivering the right balance of the different types of senior housing into a single location. Certainly, the older generation deserve to have their varied needs met just as much as other demographics, such as first-time buyers and families, which have been the priority for so long. Let’s hope that this new focus on diversification continues at pace.

            This article was published in EG on 26 October 2024.

            Amy France
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            Forsters continues period of accelerated growth with appointment of new Head of Immigration

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Leading immigration partner Tracy Evlogidis joins Forsters from Withers to head the practice. This latest appointment is the third major lateral partner hire for Forsters this year.

            London: 23 October 2024. Forsters, the leading London firm, announces today that Tracy Evlogidis is to join the firm to head up its immigration practice.  This is the third lateral partner appointment for Forsters in 2024, following the recent arrival of Head of Employment and Partnerships Jo Keddie from Winkworth Sherwood and Dispute Resolution partner Steven Richards from Foot Anstey. Tracy will be joined by two senior associates and an associate.

            Tracy Evlogidis will provide a significant boost to Forsters’ immigration practice which serves a diverse range of private and corporate clients.  She brings over 25 years’ experience heading immigration practices at Withers and previously at Harbottle & Lewis, Speechly Bircham (now Charles Russell Speechlys) and Morgan Lewis. 

            Tracy is a market-leading immigration lawyer with a long track record of delivering successful results for complex citizenship and residency applications. She is ranked in the Legal 500’s “Hall of Fame” and has been recognised as a “Leading Individual” in various Chambers & Partners directories. Recognised as a leading immigration authority, she works closely with the Home Office while being regularly consulted on policy and legislative proposals through her senior level contacts and participation in key working groups.

            She advises on all areas of UK immigration and nationality law and has particular expertise in providing strategic advice to domestic and international businesses and senior executives – specifically high net worth individuals and leaders in the corporate and entertainment sectors. Her client base spans a wide range of industry sectors including, finance, fintech, legal, luxury brands, fashion, sport, education, design and charitable institutions.

            Brexit and the recent removal of the Tier 1 Investor visa have added significant complexity to the UK immigration landscape for high net worth individuals and international businesses alike.  Forsters recognises that the current demand from its clients for leading edge immigration advice is significant.

            Tracy’s client base aligns closely to that of Forsters and her expertise, experience and approach are fully aligned with the firm’s strategy and collegiate working culture.

            Tracy Evlogidis said:‘The recent change in Government and generally emotive mood around UK borders have pushed immigration issues towards the top of the business agenda.  Post Brexit we have a pretty challenging set of circumstances both for corporates and high net worth individuals and against this backdrop Forsters felt like absolutely the right place from which to serve my clients.”

            Xavier Nicholas, Head of Private Client at Forsters, said: ‘We look forward to welcoming Tracy to the firm. She will be a fantastic addition to our talented team of lawyers. She will add immense value – both on the private client side and to our client base of corporates, private equity funds, and family offices – all of which need support in navigating the challenging immigration landscape.’

            Natasha Rees, Senior Partner at Forsters, commented: “The arrival of Tracy Evlogidis at Forsters adds heavyweight immigration expertise at a time when our client base has told us that they really need it.  Tracy is the third major lateral hire we have announced in recent months and we welcome her to the partnership.  She will make an instant and positive impact, for both our team and our clients.’

            For further information please contact:

            Ben Girdlestone, Byfield Consultancy

            [email protected]

            Tel: 07961 405459

            Notes to editors: 

            Founded in 1998, Forsters is a leading law firm based in London’s Marylebone. The firm acts for a diverse range of clients across four key service lines – private client, real estate, corporate and dispute resolution.  Clients include real estate funds, property companies, high net worth individuals, investors and entrepreneurs.

            With 70 partners and more than 500 people, Forsters is widely recognised as having some of the brightest and best talent in the market and a commercial, client-centric and collegiate working culture. 

            Nadine Gibbon
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            Nadine Gibbon

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            Help! How do I stop my neighbour letting out their property on Airbnb?

            Terraced houses in brick stand in a row, featuring black doors and white-framed windows. A street lamp with hanging flowers sits in front, and a sign reads "Shouldham Street W1".

            In the current cost of living crisis, with sky-high property prices, and incoming rental law reform, an increasing number of leaseholders and homeowners are turning to short-term letting agencies such as Airbnb to generate extra income from their property. While these short-term lettings might seem like a quick and easy way to generate income for the occupier, they can be disturbing to those living nearby and can have legal ramifications. So, can you stop your neighbour from letting out their property on a short-term basis?

            Failure to obtain planning permission

            Your neighbour may require planning permission to let the property on a short-term basis. In London, you must obtain planning permission if you are intending to let your property out for over 90 days a year (see Sections 25 and 25A of the Greater London Council (General Powers) Act 1973). You can check the local authority’s planning portal to see whether your neighbour has obtained the relevant permissions. If planning permission has not been obtained, the local authority may be willing to take enforcement action to restrain the unauthorised use.

            Breach of the lease

            If your neighbour holds their property pursuant to a long lease, the lease might require the property to be used only as a private residence: to let the property on a short-term basis is likely to be a breach of this provision. The lease may also prohibit the letting of the property on a short-term basis without consent from the landlord and/or without appropriate planning consent. The use of the property as a short-term letting may also invalidate the building’s insurance and be contrary to the terms of the leaseholder’s mortgage. If any of these apply, you may be able to ask your landlord to take steps to force your neighbour to comply with the terms of their lease.

            Private or statutory nuisance

            The use as a short-term letting may constitute either a private or statutory nuisance, or both.  In the first instance, you may wish to alert the local authority of the actions of your neighbour, as they may be able to take action against the neighbour if their actions amount to a statutory nuisance, which can include things like noise and light from a premises or an accumulation of waste. The local authority may serve an abatement notice to restrain the nuisance. Alternatively, you could bring civil proceedings for an injunction compelling your neighbour to stop any private nuisance. These proceedings are expensive but the threat of proceedings and your neighbour’s liability for costs could be sufficient to stop your neighbour’s actions.  

            If you require advice in relation to any of these issues, please contact our real estate disputes team.

            Katya Churchill
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            Forsters secures a treble win at the STEP Private Client Awards 2024

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            Forsters were recognised as the winners of three awards at the prestigious STEP Private Client Awards 2024, showcasing the firm’s Private Wealth team as a global leader, particularly in family governance and digital assets. The team was also shortlisted for Employer of the Year, Family Business Advisory Practice of the Year and International Legal Team of the Year (large firm).

            The judges commended Forsters in each of the three winning categories:

            Digital Assets Team of the Year

            Forsters has a very established and fast-growing practice on digital assets and has gone from strength-to-strength handling complex client issues, while continuing to deepen its expertise in the area. Not only does it offer trailblazing legal advice on complex, novel international issues, it has shown dedication to development of skills and knowledge across the industry.

            In a very competitive category, Forsters excels across all areas, with outstanding technical expertise and innovative initiatives, particularly in family governance and digital assets. It handles complex multi-jurisdictional matters with a focus on both technical and human aspects of wealth. Its Skills Academy and pro bono work also set it apart.

            Trusted Advisor of the Year – Nicholas Jacobs

            The judges commented that Nicholas Jacobs is in a class of his own. He is the foremost expert on family governance for Asian families and has made it his purpose to understand how cultural norms around communication and respect impact those families. This deep commitment has resulted in meaningful impact to his clients.

            The STEP Private Client Awards took place on 19 September 2024. The awards are regarded as the hallmark of quality within the industry, recognising and celebrating excellence among private client professionals. Attracting entries from across the globe, submissions are judged rigorously by an independent panel of experts made up of internationally renowned private client practitioners.

            Lifecycle of a Business – See you in court…? Employment claims against a company

            Glass panels reflect warm red and cool blue hues, intersecting at sharp angles against a clear sky, creating an abstract architectural perspective. No text present.

            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, including funding, employment and commercial contracts, but it’s now time to discuss when things go wrong…

            See you in court…? Employment claims against a company

            Companies will have disgruntled employees from time to time. Having well drafted contracts, effective policies and procedures and good HR management can often resolve or limit issues, but sometimes employment litigation is inevitable. This article provides a brief introduction to the employment litigation process, but we strongly recommend that you get in touch with your employment legal advisor if litigation is on the cards.

            Most employment litigation takes place in the Employment Tribunal and often relates to:

            • Unfair dismissal – where an employee alleges that their dismissal was not for a “fair” reason (being conduct, capability, redundancy, legal reason, some other substantial reason) or that a fair procedure was not followed. In addition, an employee can bring a claim for automatic unfair dismissal where they have been dismissed for one of ten statutory reasons (such as asserting the right to be paid at least the national minimum wage).
            • Constructive dismissal – where an employee alleges that they have been treated so badly they have no option but to resign and treat themselves as having been dismissed.
            • Discrimination – where an employee alleges that they have suffered some form of adverse treatment due to a “protected characteristic” (such as age, sex or race). Discrimination can take several forms, including direct discrimination (such as not being promoted directly because of your protected characteristic), indirect discrimination (where the employer operates a policy or practice which adversely affects a particular group with the same protected characteristic) and harassment (where an employee is bullied or harassed by colleagues because of a protected characteristic).
            • Whistleblowing – where an employee alleges that they have suffered a form of detriment or been dismissed due to raising concerns about their employer’s practices.
            • Monies owed – where an employee alleges that they have not been paid what is due to them (such as salary, notice pay or in respect of annual leave).

            Compensation for employment claims varies and often depends on the type of claim and the employee’s salary. Compensation for certain claims (such as unfair dismissal) is capped (at the lower of year’s salary and, currently, £115,115). Other claims, for example, whistleblowing and discrimination are uncapped and compensation awards tend to reflect any injury to feelings and, where the employee has been dismissed, the time it will take for them to find comparable income.

            Please note that there are many other types of employment claims which can be brought in the Employment Tribunal. It is also possible for employees to bring certain claims in the county court or high court. These tend to be for breach of contract and can often be valuable – in particular claims in relation to unpaid bonuses.

            Who can bring a claim?

            Generally speaking, all employees can bring most types of employment claims, however some claims have service length requirements. For example, at the time of writing, only employees with at least two years’ service have the right to bring an unfair dismissal claim. However, the Labour government has committed to changing this and we are awaiting the detail.

            Given the current service length requirement, it is a common litigation tactic for employees to allege some form of whistleblowing or discrimination in order get a claim off the ground.

            The process

            The time limits for bringing a claim in the Employment Tribunal are short and employees typically need to take action within three months of the issue (for example, the alleged poor treatment or dismissal) having occurred.

            Before an employee can file a claim in the Employment Tribunal, they need to first follow the ACAS early conciliation process. This provides the parties with an opportunity to see if settlement can be achieved before any claim is filed. If settlement cannot be reached, ACAS will issue the employee with a certificate which allows them to then proceed to file a claim at the Employment Tribunal.

            Once a claim is filed and accepted, the employer will be provided with a copy and is required to submit a response within 28 days. It is important that an employer spends time getting its response correct as this is the first opportunity it will have to set out its position. Once the response has been accepted, the Employment Tribunal will look to list a hearing and set out a timetable leading up to it. In essence, this will require the parties to disclose certain documents, agree a bundle of relevant documents to be referred to at the hearing and exchange witness evidence prior to the hearing.

            The cost of defending employment litigation can be considerable and, unlike in a court, it is not normal for the losing party to pay the winning party’s costs (so it is unlikely that an employer will recover its legal costs even if it wins). Depending on the nature of the allegations, employers may also need to consider the reputational impact of fighting a claim and attending a hearing which will most likely be in the public domain. On the other hand, depending on the nature of the employer’s business and workforce, taking a stand and fighting against the employment claim could help to avoid setting a precedent that a company will always settle.

            Where parties do agree a settlement prior to a hearing, this can be documented by way of an ACAS COT3 agreement or a settlement agreement, normally depending on whether the employee is legally represented or not.

            Disclaimer

            This note reflects the law as at 6 September 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Joe Beeston
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            Joe Beeston

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            Forsters celebrates the recognition of two Partners in the 2024 eprivateclient NextGen Leaders list

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            We are delighted to announce that two of our Partners, George Mitchell and Dickon Ceadel, have been recognised in the 2024 eprivateclient NextGen Leaders list. This definitive annual list highlights the leading young private client practitioners in the UK and UK Crown Dependencies, showcasing their exceptional talent and dedication to the field.

            In light of George and Dickon’s recognition in the list, we got some useful insights into their career journeys to learn more about the pivotal moments that inspired their specialisms, how Forsters has supported their growth, and the advice they would give to their trainee selves. Their stories provide a glimpse into the dedication and passion that drive their success and offer inspiration to aspiring private client practitioners.

            What was the pivotal moment that inspired you to choose your specialism?

            George

            Initially a corporate tax lawyer, I was inspired to become a private wealth lawyer about a decade ago when I helped an entrepreneur navigate a complex tax issue. I found the experience rewarding, as it allowed me to not only solve legal problems but to be part of the client’s personal and business journey. Seeing the impact my advice had on their success sparked a passion for developing long-term relationships with clients and supporting them through significant milestones, as well as helping them to build an enduring legacy, whether in a business or in a family.

            Dickon

            I don’t think there was a specific moment as such. When I started my training contract, I wanted to be a private client lawyer and when in that seat I really enjoyed working with individuals and the problem-solving side of the work. I then had a chance to do a family seat and found that the work ticked those same boxes, but was even more varied – involving strategic and advisory work but also fast-paced litigation and complex negotiations, and helping support people thorough what are often difficult periods of their lives. I ended up doing two family seats and qualifying as a family lawyer and haven’t looked back since.

            How has Forsters supported your growth?

            George

            Forsters has been instrumental in my professional growth over the past decade, from my days as an associate to becoming a partner. Forsters’ entrepreneurial spirit, which has remained a key part of its culture since its founding about 25 years ago, has empowered me to develop my broad practice. The firm’s dynamic environment and supportive culture, combined with Forsters’ reputation for excellence in private wealth law, has enabled me to grow both personally and professionally.

            Dickon

            I joined Forsters in 2017 as a 2.5 years PQE solicitor (having applied for a training contract many years prior but not making it past the interview stage…), became a Senior Associate in 2019 and was made up to Partner in 2023. Forsters has been an amazing environment in which to develop as a lawyer and grow my practice. Throughout my time at the firm, I have been exposed to high quality work and afforded an increasing amount of client contact and responsibility. The firm has always been extremely supportive with, and encouraging of, business and personal development initiatives.

            What is one piece of advice you would give to your trainee self?

            George

            Enjoy making friendships in your intake, as they will support you through work and beyond.

            Dickon

            Polish your shoes more regularly.

            Dickon Ceadel
            Author

            Dickon Ceadel

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            Lifecycle of a Business – Employee grievances

            People are attentively listening, seated in rows, in a modern conference room with large windows. A woman in a patterned blouse is in focus, surrounded by other engaged attendees.

            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, including funding, employment and commercial contracts, but it’s now time to discuss when things go wrong…

            Employee Grievances

            It is fair to say that not everything in business is smooth sailing, especially when it comes to staff. Dealing with staff grievances properly is important to help minimise workplace conflicts and improve employee relations.

            Keep reading if you want to find out:

            • what could trigger a grievance
            • why having a grievance procedure is important
            • our top tips for getting the grievance procedure right.

            What is a grievance?

            An employee could have a grievance (i.e., a complaint) for many reasons. Common grievances that we come across include:

            • how an employee has been treated by another – this could be as a result of a series of events or an isolated incident
            • working conditions relating to hours and/or pay
            • how an employee has been managed by their line manager
            • the nature of an employee’s work – this could be because they are given work they were not hired to do, or they are being given too much or not enough.

            By raising a grievance, an employee forces an employer to investigate the issue with a view to resolving the matter fairly and promptly.

            Employees are generally expected to try and deal with concerns informally first of all, and many matters can often be ‘nipped in the bud’ by discussion with an employee’s line manager. Where concerns cannot be resolved informally, an employee has the right to submit a formal grievance in accordance with his or her employer’s grievance procedure.

            The importance of a grievance procedure

            Employers are required by law to have a written grievance procedure in place. Such a procedure will typically include the following stages:

            • submitting a grievance in writing
            • conducting a hearing (so that the employee can explain the detail of their complaint)
            • investigating the issue(s) at hand
            • delivering a written outcome and implementing any recommendations
            • giving the employee the right of appeal.

            Grievance procedures should adhere to the ACAS code of practice for disciplinary and grievance procedures, which helps ensure that employers act appropriately.

            Failure to follow a fair process can land an employer in hot water. Not dealing with a grievance properly could be a breach of the implied contractual duty of trust and fidelity and generally increase the chances of things ending up in the employment tribunal; in certain circumstances where the principles of the ACAS Code has not been applied, any compensatory award given to the employee could be subject to a 25% uplift.

            Handling a grievance effectively

            Below we set out our top tips to getting the grievance process right:

            • Consider the appropriate people to be involved and ensure decision makers are impartial. Sometimes engaging external support, such as external legal or HR advisors, will be appropriate.
            • Conduct a reasonable investigation to ensure that all the key facts are established.
            • Try to deal with issues promptly and have regard to any timescales set out in the grievance procedure.
            • Allow employees to be accompanied.
            • When making decisions, act consistently with previous decisions around similar grievances, as appropriate.
            • Keep the employee updated, especially if things are taking longer than planned and/or the employee is absent from work.
            • Take steps to keep matters confidential.
            • Take appeals seriously and consider them carefully.

            Disclaimer

            This note reflects the law as at 27 August 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Joe Beeston
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            Joe Beeston

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            Navigating the removal of the Bankers Bonus cap: A fine line for banks to tread

            A large, circular metal vault door with a central wheel and locking mechanisms is mounted on a grey wall, suggesting a secure storage environment.

            The removal of the bonus cap last October 2023 marks a significant shift in the UK banking sector, presenting both opportunities and challenges for banks as employers. This policy change is poised to enhance London’s competitiveness on the global stage, aligning remuneration packages with those offered in major financial hubs such as New York and Tokyo. However, it also brings a host of employment law considerations that banks must navigate carefully.

            Barclays was the first UK bank to axe the bonus cap, following the lead taken earlier this year by Goldman Sachs, JP Morgan and most recently Citi, with more UK banks expected to follow suit. In a recent article for The Banker, Head of Employment and Partnerships, Jo Keddie shared some brief insights for the banking sector, warning of the fine line to tread to ensure changes are implemented in a fair and compliant way.

            In this article Jo provides a more comprehensive overview of the employment issues banks need to consider when removing the bonus cap, to ensure they don’t get caught out.

            Enhancing Competitiveness and Talent Retention

            One of the primary benefits of scrapping the bonus cap is the ability to offer more competitive remuneration packages in London and other banking hubs in the UK. We expect that it will help the City attract and retain top talent, as strong performers seek financial recognition for their contributions. With fewer restrictions on bonus amounts, London can now compete more effectively with other global banking centres, potentially drawing business back to the City from other European banking hubs.

            The removal of the cap is likely to facilitate greater labour mobility. International banks can now transfer employees to UK-based roles without financial detriment, enhancing the UK’s appeal as a destination for top banking talent. Importantly, safeguards such as variable pay with deferral, malus, and clawback provisions remain in place to mitigate excessive risk-taking as the new changes come into effect across a growing number of banks in the UK.

            How to fairly adjust remuneration packages

            Historically, banks responded to the cap by raising base pay levels and introducing role-based allowances. With the cap’s removal, banks face the challenge of adjusting remuneration policies to allow for increased bonuses on top of already high salaries. This may involve phasing out role-based allowances in favour of a more flexible pay structure.

            With these changes comes the potential for an increase in discrimination claims as employees. With “star performers” pressing for significantly increased bonuses, there is inevitably going to be others at various levels who have felt undervalued also pressing for larger bonuses and using the changes to secure better overall packages. When facing these pressures, banks are at risk of creating a two-tier workforce, with disparities between new hires and existing employees potentially leading to disharmony and resentment.

            Contractual and Legal Considerations

            Reducing fixed salaries to accommodate higher bonuses presents contractual and legal challenges. Banks must consult employees and ensure that the overall package is attractive to gain consent for pay reductions. Imposing changes without consent could lead to breach of contract and constructive dismissal claims.
            To avoid contract claims, banks must ensure that discretionary bonus decisions are lawful, rational, and consistent. Building mechanisms into bonus policies that assess factors and KPIs rationally and reasonably is crucial. Failure to do so could result in costly and reputationally damaging claims.

            Moving forward, bankers will be closely scrutinising how any discretionary elements (as opposed to more formulaic criteria) is being exercised in respect of their annual bonus. The case law we regularly relied on when examining the exercise of discretion, may well be revisited when determining whether discretion has been exercised reasonably with regard to all the circumstances or whether, instead, it was perverse and cannot be justified.

            Failure to build in mechanisms to minimise these risks could well result in contract claims that are likely, due to the size of the claim, to be tested in the High Court. This inevitably is reputationally damaging, costly and is not a good use of management time. From experience, it also causes friction and morale issues internally amongst the affected workforce.

            Addressing Discrimination and Equal Pay

            Ensuring fairness in bonus distribution is crucial to avoid discrimination claims. Banks must justify any discrepancies in bonuses and ensure that changes to pay structures are not discriminatory. Historically, gender pay gaps in bonuses have been larger than in fixed pay, necessitating careful consideration of any changes to remuneration ratios.

            Discrimination claims could arise if changes to remuneration and bonuses are perceived to be linked to protected characteristics such as age, sex, race, or religion. Such claims would be heard in Employment Tribunals, where substantial compensation and injury to feelings awards can be granted.

            Trying to get the bonus ratios “right” for the different roles across banks will be important as will the need to try and justify different bonuses for different roles. For example, banks could set different ratios for different categories of employee and should then apply those ratios “equally” i.e. fairly to their employees doing the same work regardless of sex or other characteristics.

            Reputational Risks

            Mishandling the removal of the bonus cap could lead to reputational damage and costly claims. Banks must tread carefully, offering competitive bonus structures while ensuring fairness and legal compliance. Internal processes such as grievances should be followed to address perceived unfairness and imbalance. Remuneration policies must be carefully drafted and approved to maintain a competitive edge.

            Conclusion

            The removal of the bonus cap presents significant opportunities for the UK banking sector to enhance competitiveness and attract top talent. However, banks must navigate a complex landscape of employment law to implement these changes effectively. By ensuring fairness, legal compliance, and careful consideration of employee concerns, banks can successfully transition to a more flexible and competitive remuneration structure.

            Jo Keddie
            Author

            Jo Keddie

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            Is your private drainage system compliant?

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            It is not uncommon to find that rural properties are served by private drainage systems, however, it can be uncommon for property owners to be aware that they must ensure that their system complies with current regulations, known as the General Binding Rules. If a system is not compliant, it can affect or delay the sale of a property. The most recent update to these rules was in October 2023.

            There are different types of private drainage systems, but we find that there are two main types:

            1. Septic tanks
            2. Sewage treatment plants

            The regulations apply to all systems, but septic tanks and sewage treatment plants are especially affected as they can involve discharging sewage or water into natural water courses or the environment in general.

            Septic tanks:

            A septic tank is used for the partial treatment of wastewater from properties that are not connected to a mains sewage system. It works by collecting wastewater from toilets and drains, and retains solids within the tank, while draining the water to (usually) a drainage field, if it is compliant with regulations. The tank itself is then emptied when necessary.

            In the past, septic tanks have been known to drain into water courses which is what the regulations now protect against, as this was causing polluted water. Property owners were required to upgrade their systems before 2020 to ensure that they did not drain to a water course. It is surprising how many systems are still not complaint with the current regulations.

            Any upgrade or replacement system has to comply with the regulations as well as the current British Standards. It also needs to be large enough for your purpose, which is based on the daily volume of waste discharged. A permit is required from the Environment Agency where a system discharges more than two cubic metres of wastewater per day. It is not unusual for property owners to not have the required permit, which can also cause delays when selling a property.

            Since October 2023, it is not permitted to discharge using the same outlet as another property if the combined discharge is more than 2 cubic metres per day; and it is not permitted to have a system which is within 50 metres of another drainage system. This can cause issues if neighbours each have septic tanks.

            Property owners upgrading their systems need to ensure that they have the relevant planning permission and building regulations approval to do so.

            Sewage treatment plants:

            Unlike septic tanks, sewage treatment plants are permitted to discharge into water courses. This is because they include a secondary treatment for waste, making it clean enough to discharge into the water, as well as to a drainage field.

            A sewage treatment plant is subject to all of the same regulations as septic tanks (except for the above difference), must comply with the British Standards and have the relevant planning permission and building regulations approval.

            Summary

            In property transactions, it is always advisable for a buyer to carry out a specific survey to establish whether the drainage system is compliant with current regulations. If it is not, then it is generally a seller’s responsibility to ensure that this is rectified before completion of a sale. In practice, this can be, and is more often than not, dealt with by way of reduction to the sale price of a property, with the buyer confirming they will upgrade the system following purchase. Costs to upgrade a system differ from property to property, but it is said that upgrading a system can cost in the region of £20,000 (and it is not unusual for a sale price to be reduced by that amount), and so it is important for a seller to ensure that their system complies with current regulations before they agree a sale.

            Jayne Beardmore
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            Jayne Beardmore

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            A landlord’s guide to tenant administration

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            Administration is a “rescue” procedure, where the primary statutory objective is to allow a company to carry on trading as a going concern. In practice, most administrations do not achieve this objective and result in a sale of certain assets and the liquidation of the remainder – the original company rarely survives.

            Administration works by imposing a moratorium on legal action against the company by creditors: thus allowing the company breathing space to reorganise its affairs. Once appointed, administrators will have the power to deal with the company’s property and assets. They will often sell off parts of the business to third parties, and may grant third parties the right to occupy the premises.

            Will Rent Be Paid?

            If the administrators continue to use the premises for the purposes of the administration – for example, by trading from it or allowing others to trade from it – then they will be liable to pay the rent and other sums due under the lease in respect of that period as an expense of the administration. This means the sums are payable as a priority, before sums owing to the majority of creditors. They will be payable at a daily rate, for the period that the administrators use the property. Rent paid as an expense is typically paid monthly in arrears, even though the lease might state otherwise (e.g. quarterly in advance).

            Rent and other sums which have fallen due for payment in respect of a period either before the administrators are appointed, or once they have stopped using the premises, are unlikely to be paid immediately or in full.

            What is the Effect on any Guarantee or Other Security?

            The administration of a tenant will not have any impact on a guarantee given by a third party company or individual, unless there are specific provisions governing this in the guarantee agreement. We recommend that you check the terms of any guarantee as soon as you can, and ensure that you understand what steps need to be taken in order to make a claim from the guarantor. If the guarantee is in the form of an authorised guarantee agreement (“AGA”) given by a former tenant, or the guarantor of a former tenant, you will need to serve notice (under s17 of the Landlord and Tenant (Covenants) Act 1995) on the guarantor within 6 months of the sums falling due. This time limit is strict, and the right to recovery will be lost if it is not met.

            The impact of the administration on any rent deposit will depend on how the rent deposit deed has been drafted, and how the deposit is held. Again, we recommend that you check the terms of the rent deposit deed as soon as possible, and ensure you understand what needs to be done in order to withdraw sums. It is usually possible to withdraw sums to settle any outstanding liabilities of the tenant under the lease. The administrators’ prior consent for this is often required, and is usually given.

            Can the Administrators Bring the Lease to an End Without My Consent?

            No. Unlike some other insolvency procedures such as liquidation, administrators do not have the power to disclaim leases.

            If the administrators do not want to use the premises you may find you are offered a surrender early on. Administrators will often ask for a complete release of liability under the lease upon surrender. You should consider any such offer very carefully, since accepting it may bring forward your liability for business rates or limit your ability to recover unpaid arrears or claim for dilapidations.

            You should also be careful of any attempts by the administrators to return keys to the property, as this may give effect to a surrender by operation of law if accepted by the landlord (or its agents). If keys are returned, then it should be made clear that they are being held on the tenant’s behalf for collection.

            Can I Terminate the Lease and Re-Let the Premises?

            Any surrender of the lease requires the agreement of both parties, in the usual way.

            Whilst a tenant is in administration, the usual position is that a landlord may not forfeit the lease without either the consent of the administrators or the permission of the Court. A landlord may request the administrators’ consent to forfeit. If the administrators refuse, their reasoning should be examined carefully- the Court may take a different view.

            If a landlord considers it likely that a tenant may shortly enter administration, it may wish to consider forfeiting the lease at an earlier stage and before these protections come into effect (assuming of course that the landlord has grounds to do so).

            There is a Third Party In Occupation: What Are My Rights?

            Administrators often let third parties into occupation of premises- often in breach of the terms of the lease! This is usually done as part of a sale of the company’s assets, by which the administrators permit the purchaser to occupy pursuant to a licence pending a formal application for landlord’s consent to assign. While the moratorium makes it harder to take action against the administrators, such action will usually be a breach of the tenant’s covenant not to assign without consent and the usual rules and the provisions of lease will apply to any subsequent application for consent that is made. You should check your rights under the lease carefully as this may be an opportunity to insist on the provision of additional security for the new tenant’s covenants and/or payment of any arrears as a condition of the assignment – most modern leases will contain provisions that entitle the landlord invoke such conditions.

            When dealing with such applications, it is worth remembering that the landlord’s duties under the lease and statute are owed to the tenant, not the proposed assignee.

            If your preferred course is to recover the premises, it may be possible to pursue a forfeiture strategy based on the breach of the tenant’s covenants but this will require the court’s permission if the administrators will not consent to it. It may not be possible to convince the Court to grant consent to forfeit where the occupation of the premises by the third party is helping to achieve the aims of the administration, and rent is being paid.

            How Do I Get the Court’s Permission to Forfeit or Enforce the Adminstrators’ Duty To Pay Rent?

            The administration will be listed in the High Court and, like most creditors, landlords can make applications in the administration for the Court to determine. These applications are governed by the insolvency legislation, so the Court will consider your application in the context of the whole administration process and, if successful, its impact on other creditors. These additional considerations can sometimes see one creditor’s rights not enforced even though there appear to be clear grounds for doing so on a purely contractual level. That said, many applications can and do succeed, so it is important to take stock early and execute any strategy with the benefit of expert advice.

            Charlotte Ross
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            The holding pattern for non-doms – interim update but full details yet to come

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            On Monday 29 July, the government published an update on its plans for the UK’s non-dom regime.

            In a few areas, the latest proposals expand on those set out by the previous government on 6 March. For most of the detail, we will need to wait until the budget, which will be published on 30 October. While that is later than expected, it will buy the government time to follow through with its pledge to consult with stakeholders.

            Income and gains – the FIG regime

            The government has confirmed that it will press ahead with the four-year foreign income and gains (“FIG“) regime. This will be residence-based, with the concept of “domicile” being removed for tax purposes.

            The remittance basis, whereby UK residents who are not UK domiciled are not taxed on foreign income and gains unless they are “remitted” to the UK, will be abolished from 6 April 2025.

            Under the FIG regime, individuals who have not been UK tax resident in any of the last 10 tax years will be exempt from tax on their foreign income and gains in their first four years of UK tax residence, regardless of any remittances.

            The previous government had stated that foreign income and gains arising in non-UK resident trusts (and distributions from those trusts) would also be tax-free during the four-year period. The latest paper is silent on this, suggesting that this part of the policy will be retained.

            As announced before, anyone who is not (or ceases to be) eligible for the FIG regime, will be subject to income tax and capital gains tax (“CGT“) on their worldwide income and gains. Outside of the FIG regime, the income and gains of “settlor-interested” trusts will be taxed on settlors.

            Transitional rules

            The previous proposals included transitional rules for individuals who were already UK resident. Here, there are some changes:

            • Reduced rate of tax on foreign income earned in 2025/2026 – Originally, it was proposed that existing remittance basis users who did not qualify for the FIG regime on 6 April 2025 would only pay income tax on 50% of their foreign income in the 2025/2026 tax year. This relief will not be introduced.
            • Temporary Repatriation Facility – The Temporary Repatriation Facility (“the TRF“) will go ahead. This will allow those who have previously been taxed on the remittance basis and who have unremitted income and gains to remit them and pay tax at a reduced rate.

              The TRF was originally intended to be available for a two-year window from 6 April 2025 to 5 April 2027, with a reduced rate of 12%. In the latest paper, it is stated that “the rate and the length of time that the TRF will be available will be set to make use as attractive as possible.” It is, therefore, possible that we could see a lower rate or a longer period to encourage more inward investment.

              The policy paper states that the government is “exploring ways to expand the scope of the TRF, including to stockpiled income and gains within overseas structures”. This is new, as the proposals previously stated that the TRF would not be available for income and gains in trusts.

              Further details on the TRF will be set out in the October budget.
            • Capital gains tax rebasing – The proposed rebasing for CGT purposes of personally held assets is being kept. This will allow current and past remittance basis users to rebase foreign assets to their value on a specific date. This could reduce the chargeable gain if an asset is disposed of on or after 6 April 2025 and the individual is not eligible for the FIG regime.

              Originally, the rebasing date was 5 April 2019. It is now stated that the date will be set in the October budget.

            Inheritance tax

            As was announced in March, the abolition of the concept of domicile will also apply to UK inheritance tax (“IHT“) – again, to be replaced with a residence-based system.

            This change is now due to take effect from 6 April 2025, which is sooner than might have been expected. The previous government had intended to consult on the details. The new government has stated that it will engage further with stakeholders, but does not intend to carry out a formal consultation.

            It is envisaged that, from 6 April 2025:

            • An individual will become liable to IHT on their worldwide assets once they have been UK resident for 10 years. It is not clear whether these 10 years must be consecutive or cumulative over a longer period.
            • Once within the scope of IHT, individuals will remain so for 10 years after ceasing UK residence.
            • The residence status of a settlor will dictate whether non-UK assets within a trust are subject to IHT. It appears that residence will be determined at the time of a “chargeable event”. This would include the transfer of assets into trust, each 10-year anniversary of the trust, and a distribution of trust assets. It would also include the death of a settlor who could benefit from the trust.

            The last of these changes will end the existing IHT shelter on non-UK assets provided by “excluded property” trusts.

            Prior to the general election, the Labour Party had stated that there would be no “grandfathering” of existing excluded property trusts. The latest policy paper states that the government “recognises that trusts will already have been established and structured to reflect the current rules, so is considering how these changes can be introduced in a manner that allows for appropriate adjustment of existing trust arrangements, while ensuring that the treatment of all long-term residents of the UK is the same for IHT purposes.”

            The intrigue caused by this elusive statement looks set to continue until further details are provided in the budget.

            Planning ahead

            The announcements on Monday confirmed the government’s intention to end the non-dom regime and the remittance basis of taxation, which have been features of the UK’s tax system since 1799.

            The transitional provisions for the FIG regime, and the suggestion of concessions on the IHT treatment of existing trusts, will give some reassurance to those who have planned in reliance on the existing regime and now need to map out their future.

            In each case, the path ahead will require careful consideration once further details are announced on 30 October 2024. In the meantime preparatory steps can be taken so that planning can proceed as soon as possible following the budget and ahead of 6 April 2025. Please contact the Forsters Private Client team to find out we can help.

            Xavier Nicholas
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            Xavier Nicholas

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            From Start-up to Exit: the Acqui-Hire

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            As an entrepreneur an exit may seem a long way away when first assembling your team, but if you get that really right, you may find yourself receiving offers from buyers that would like your team for themselves. In a nutshell, that’s an acqui-hire: an acquisition which is aimed at obtaining a team.

            It is otherwise a relatively loose term, and it can take different forms such as:

            1. An acquisition of the corporate entity. However, larger acquisitive corporates may well not want to buy an unknown corporate and bring it into their group, particularly if they only want certain assets and don’t want to pick up liabilities.
            2. An asset acquisition, perhaps where some IP that has been created is to be acquired alongside the team.
            3. A simple payment to release the team from terms such as non-competes, and to waive any possible claims the seller may have against the buyer, perhaps with an IP licence to prevent claims in the future that the buyer is misusing the seller’s IP.

            Acqui-hires usually happen relatively early in the growth trajectory of a business (possibly during a distressed time too), but they aren’t necessarily straightforward. For example, some of the key points that start-up teams faced with the option should be considering are:

            1. What will happen to the company afterwards (assuming the corporate is not acquired)? Is it to be wound down? And if so, how long will that take? Or will there be a retained and continuing business? Linked with this, careful thought needs to be given as to what the deal means to creditors.
            2. How is the price to be structured? The buyer will want to retain the people it’s acquiring, so may seek to defer some value and link it to retention. You’ll need to think through what happens if the buyer, for example, terminates without cause.
            3. What will the price mean for any investors? For those operating in the digital assets space, this may also include people who invested for tokens.
            4. The employment proposition for those moving over. Again, it’s likely that the buyer will seek to include deferred incentives, such as options, as part of the package. In addition, visa/immigration considerations may need to be considered, depending on the circumstances.
            5. The tax treatment of the proposed deal structure. This will depend on many factors so taking early advice is crucial in order to maximise deal value.

            So, if you’re being talked to about an acqui-hire, there’s a fair bit to consider, but at the very least it demonstrates what a great team you have.

            Disclaimer

            This note reflects the law as at 24 July 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Daniel Bryan
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            Daniel Bryan

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            Forsters’ next-gen talent shines through in the latest Chambers HNW Guide 2024

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            Our specialist teams advising high-net-worth private clients continue to be recognised as best in class in the latest Chambers HNW Guide.

            The guide, which ranks the leading professional advisors to the Private Wealth market based on extensive market research, praises Forsters’ blend of experience and energy: “The team covers multiple areas and is made up of very experienced senior team members with ample experience, as well as younger advisers who are full of energy.”

            We maintain high rankings across our full range of expertise:

            • Private Wealth Law – Band 1
            • Private Wealth Disputes – Band 1
            • Real Estate: High Value Residential – Band 1
            • Family/Matrimonial Finance: Ultra High Net Worth- Band 2
            • Art and Cultural Property Law – Band 2.

            This year’s rankings also highlight Forsters’ breadth of Private Wealth talent from seasoned advisors to rising stars with new and elevated individual rankings for Senior Associates and Partners:

            • Emma Gillies, elevated to Band 5 in Private Wealth Law
            • James Brockhurst, newly ranked as Up and Coming in Private Wealth Law
            • Hannah Mantle, elevated to Band 4 in Private Wealth Disputes
            • Anna Jassani, newly ranked as an Associate to Watch in Real Estate: High Value Residential
            • Charles Miéville, elevated to Band 2 in Real Estate: High Value Residential.

            The 2024 HNW Guide recognises a total of 26 individual lawyers at Forsters including a record number of Senior Associates. Other notable highlights include:

            • Catherine Hill, elevated to Band 2 in Art and Cultural Property
            • Nick Jacob and Dan Ugur continue to be recognised as ‘foreign experts’ in Singapore
            • Joanne Edwards continuing inclusion in the Spotlight Table for Family/Matrimonial: Mediators.

            Explore our complete list of 2024 rankings here and do get in touch with any member of our market leading private wealth team to find out how we can support you.

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            ERMAs 2024: Forsters win Solicitors Firm of the Year

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            The ERMAs is a celebration of the professionals working in the leasehold enfranchisement and right to manage sector.

            Enfranchisement is a specialist area of law, and Forsters has been dedicated to developing a team with the ability to advise on all aspects of the regime, from lease extensions to the most complex collective enfranchisements.

            Being awarded ‘Solicitors Firm of the Year’ is a testament not only to the team’s commitment to their clients, but for remaining at the forefront of change in this sector which has recently seen the passing of the Leasehold and Freehold Reform Act 2024.

            “We have an excellent enfranchisement team at Forsters who all share a passion and commitment to enfranchisement and who are involved in some of the most complex enfranchisement cases in the UK. The ERMAs is a special date in the diary for all enfranchisement practitioners and I am so pleased that the team has been acknowledged for their determination and hard work”.

            Natasha Rees, Senior Partner


            “A thoroughly deserved win by our enfranchisement team at the ERMA’s last night which confirms their position as leaders in this specialised area of property law”.

            Lucy Barber, Head of Residential Property


            “As an enfranchisement specialist, it was important for me to work in a firm that was fully committed and experienced in advising on this niche area of law. The Forsters’ enfranchisement team offers that and so much more, and so I’m thrilled that this was recognised last night”.

            Caroline Wild, Senior Associate


            “Forsters has a fantastic enfranchisement team which is packed with talent. It’s great to see that celebrated by this award”.

            James Carpenter, Senior Associate

            ERMAs

            Natasha Rees
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            Natasha Rees

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            Connor Rutherford wins the Property Litigation Association’s Alan Langleben Memorial Blog Competition

            Two women sit and converse on sofas in a modern, open office space. A staircase with glass railings leads to the upper floor, with a person working at a laptop nearby.

            In this year’s ‘The Alan Langleben Memorial Blog Competition’, the Property Litigation Association challenged its members to tackle the topic of leasehold reform. Trainee, Connor Rutherford, was awarded first prize and saw his entry published in EG.

            On Connor’s winning entry, the judges commented:

            “His blog is logical and coherent and points out that although, in respect of the Leasehold and Freehold Reform Bill, the legislators seem to be moving us towards commonhold, there are no suggestions/provisions as to approach and implementation.”

            Since the competition was launched, the Leasehold and Freehold Reform Act 2024 has received royal assent. Follow this link to read our latest briefing.

            Connor Rutherford
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            The future of the UK’s non-dom regime under the Labour Party

            Chair rows face large windows; outside, an aeroplane ascends over the airport runway. Sunlight floods the seating area, casting long shadows on the carpeted floor.

            With promises of ‘change’ ringing through Westminster and across the nation, Sir Keir Starmer has been appointed the new Prime Minister of the United Kingdom. As had widely been expected, the Labour Party obtained a significant majority in the UK General Election and will have a strong mandate to govern. With a new party in Government, what does the future hold for the UK’s non-dom regime?

            Background

            The previous Conservative Government announced on 6 March this year that it would seek to abolish the current tax regime for individuals who are UK resident but not UK domiciled in favour of a residency-based system, which would apply from 6 April 2025.

            The proposals were that, from 6 April 2025, the remittance basis of taxation, which allows UK resident individuals who are not UK domiciled to pay tax only on foreign income and gains that are “remitted” to the UK, would be abolished and be replaced with a new regime under which those who have been UK resident for at least four years would pay income tax and capital gains tax (“CGT”) on their worldwide income and gains. It was made clear that the new rules would also apply to income and gains arising within trusts, such that the generous trust protections introduced in 2017 would no longer be available to those who have been resident for four years, even if their trusts were set up before 6 April 2025.

            For further details of the original Conservative proposals please read our briefing here.

            Labour’s plans

            Income and gains

            No legislation in respect of the proposed reforms to income tax and CGT was put before the previous Parliament, and with that Parliament prorogued on 24 May 2024 (and subsequently dissolved on 30 May 2024), it will be up to the new Parliament to enact legislation to reform or abolish the non-dom regime.

            Labour’s General Election manifesto stated that they would “abolish non-dom status once and for all, replacing it with a modern scheme for people genuinely in the country for a short period.” This has been a long-standing, and much mentioned, aim of the Labour Party, but unknown is

            (i) the extent to which the new regime will mirror the proposals set out by the previous Conservative Government, (ii) when we might see the detail of Labour’s proposals, and (iii) from what date the new regime would take effect.

            Following the March 2024 Budget, Labour expressed broad support for the Conservative proposals, but argued that the proposals still contained a number of “loopholes”, with reference to the transitional reliefs proposed by the Conservatives.

            In particular, Labour have indicated that they would eliminate the proposal that non-domiciled individuals already resident in the UK would only be subject to income tax on 50% of their foreign income in the 2025/2026 tax year. Their manifesto refers obliquely to removing the “non-dom discount loophole in 2025/2026”, which seems to indicate their intention to follow-through with the Conservative proposals with fewer restrictions and that they intend for the changes to take effect from 6 April 2025. Whether the changes will remain a legislative priority now that Labour has gained power remains to be seen.

            At the same time, however, Labour have also suggested that they recognise the need to encourage UK investment and would consider additional incentives. We could, for example, see an extension or reformulation of the Temporary Repatriation Facility. This is likely to be an area where there will be extensive lobbying, so we will need to wait to see what any draft legislation looks like.

            Inheritance tax

            On IHT, Labour have indicated that they do not agree that trusts established prior to 6 April 2025 should continue to be sheltered from IHT.

            In their manifesto, they stated that they “will end the use of offshore trusts to avoid inheritance tax so that everyone who makes their home here in the UK pays their taxes here.” From this, it would seem that Labour also intend to tie the IHT status of assets held in trusts to the residence status of the settlor or the beneficiaries of a trust.

            However, Labour have not commented in detail on the Conservatives’ proposals for a reformed residency based IHT regime, so again we will have to wait for further detail on this front.

            Labour were conspicuously silent on IHT generally in their manifesto and prior to the election refused to rule out reform of the regime. It has been suggested that Labour may also seek to restrict certain IHT reliefs not aimed specifically at non-doms, in particular agricultural property relief and business property relief. It has been suggested that there will be a consultation process on the IHT regime generally and the concept of domicile.

            What next?

            Rachel Reeves, the newly appointed Chancellor of the Exchequer, has said that there will be no “emergency” Budget and that there will not be a Budget before September, and she has stated that she would not deliver a Budget without a formal forecast from the Office of Budget Responsibility, which requires 10 weeks’ notice. Labour’s Annual Conference will take place from 22 to 25 September 2024, so it may be that any Budget is delayed until after this.

            It is possible, if Labour decide to substantially mirror the Conservatives’ proposals, that we might see draft legislation prior to a Budget. However, given that there will be a summer recess (albeit there have been suggestions that the recess may be shorter than usual), and that there will be other legislative objectives, it is more likely that draft legislation will coincide with Labour’s first Budget.

            It is, therefore, likely that we will need to wait a little longer to see the substantive details of Labour’s proposals.

            Whilst we await the details, it is sensible to plan ahead and consider the options available. Please do get in touch with our Private Client team to find out more.  

            John FitzGerald
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            The new Labour Government: 5 key employment law changes

            A group of six people is sitting and discussing around a wooden table in a modern office with large windows and colourful sticky notes on the glass.

            The election is now finally over and the UK has woken up to a new Labour Government. In its campaign, the new Government made it clear that its “New Deal for Working People” would be an integral part of its future plans, suggesting new employment legislation would be introduced within 100 days.

            Given the impact of these changes, we provide a summary of the 5 key employment law changes which we believe employers should be aware of. As always, the devil will be in the detail, and some of these proposals may change over time, but one thing is certain: we will all be kept very busy focussing on how best to address and implement these proposals between now and the Autumn!


            1. Basic Individual Rights from Day 1

            This is the new Government’s most significant change. Briefly:

            • The Government have committed to granting all workers with important rights from the first day of their employment in relation to unfair dismissal, parental leave and sick pay. Currently, these rights are typically subject to minimum service requirements.
            • By far the most significant of these proposals is in respect of unfair dismissal, where the Government has committed to removing the 2-year minimum service requirement for bringing a claim (where compensation is capped at the lower of £115,115 or 1 year’s pay).
            • A requirement of qualifying service has been part of the law of unfair dismissal since it was introduced with the Industrial Relations Act 1971. At the time, the requirement was also two years and, although the threshold has since varied, it has never been less than six months.
            • We foresee that, in the next few weeks and months, employers might consider quick dismissals before the new rules comes into effect – e.g., removing employees where there is any doubt over their long-term future. Currently, it is easier and less expensive to remove employees who have less than 2 years’ service.

            2. Probationary Periods and Hiring Going Forwards

            • The Government has also referred to the need for “probationary periods with fair and transparent rules and processes”. We envisage a maximum length for these being set (to avoid employers extending probationary periods beyond unreasonable limits) and rules requiring employers to follow dismissal procedures when letting staff go and prohibiting them from dismissing employees without justifiable reasons or cause.
            • In practice, employers will likely need to upgrade and fine-tune their recruitment policies and processes to ensure that:
              • they are compliant and reduce the risk of unfair dismissal claims by their new recruits; and
              • any risks are mitigated by hiring the right people in the first place. We expect to see more careful screening by employers, more investment in psychometric or other testing to ensure a potential candidate is a good fit for the role, and far more rigour and time spent in continuous assessment of new hires during the first few months of their employment.
            • Going forwards, there will need to be more formal monitoring and feedback sessions during an employee’s probationary period, and these should be properly documented. Management will need to be focussed on areas of underperformance and conduct issues and not shy away from these matters, to ensure that any later decision to dismiss can be properly justified.

            3. The Right to Disconnect

            • The New Deal states that a new “right to switch off” would provide workers with the right to disconnect from work outside of working hours and not be contacted by their employer.
            • Whilst similar concepts already exist in some other European countries (like Belgium and Ireland), it will be new to the UK so it will be interesting to see how it is adopted, given the UK’s more 24/7 culture.
            • The Government has said that employers and workers will have the opportunity to agree bespoke workplace policies or contractual terms, suggesting that the right would not be absolute. We suspect that future guidance or a Code of Practice may emerge in the coming months; in any event, employers will likely need be creative in this regard and consider practical measures such as training to respect out of hours emails, calls and cover arrangements.
            • It is likely that any ‘disconnect’ proposals which employers consider will need to be considered against other well-being initiative and existing policies, such as those relating to flexible working and leave.

            4. Zero hours contracts

            • The Government has suggested it will introduce new rules designed to prevent the abuse of zero hours contracts. Initially this was thought to be an outright ban on zero hours contracts, but the Labour Party’s position has subsequently softened.
            • Instead, we understand that employers will be allowed to continue to use zero hours contracts provided they are not “abused” or exploitative (for example, where an employer does not guarantee any work, but the worker is obliged to be available for any work that is offered).
            • A new law is planned to set out the minimum standards expected, and there would be a new right to a contract that reflects hours that are regularly worked (as judged against a 12-week reference period).
            • Employers will need to review their use of zero-hour contracts to ensure that they comply with the new rules.

            5. Fire and Re-hire

            • The current Government has introduced a new statutory ACAS Code of Practice on Dismissal and Re-Engagement, which is due to go into effect imminently, on 18 July 2024. Unreasonable failure to comply with this risks a Tribunal award against an employer being increased by 25%. Where this relates to a failure to meet collective consultation obligations, the potential liability could be considerable.
            • The new Labour Government appears poised to go a step further and has suggested that it will end the practice of “fire and rehire” as a lawful way to change an employee’s contractual terms and introduce a new “strengthened” code of practice.
            • Potential areas for change on fire and rehire include:
              • improving information and consultation procedures; and
              • adapting unfair dismissal and redundancy legislation to prevent workers being dismissed for failing to agree to a worse contract.
            • Whilst “fire and rehire” practices have been under scrutiny in recent times, they can, where used reasonably and with proper consultation, be a helpful tool for employers to implement necessary changes. It will be vital to ensure any future exercises comply with the new rules and anticipated code of practice.

            Please do get in touch with our Employment Team if you’d like to discuss how any of these Labour proposals will impact your organisation and how best to plan for these changes.

            Jo Keddie
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            Forsters advise Norgine on HQ letting

            Exterior office building modern

            Forsters have advised Norgine Limited on the acquisition and legal aspects of the fit out of their new 24,000 square foot premises at ARC Uxbridge.

            Norgine is a uniquely positioned, specialty pharmaceutical and consumer healthcare company, with over €500 million of annual revenues and a 120-year track record of bringing life-changing products to patients and consumers across our core markets of Western Europe, Australia and New Zealand.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised Norgine and was assisted by Owen Spencer, Molly Haynes and Polly Streather.

            EPC Conversion Factors – Guidance Note

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            In June 2022, there were updates to the EPC calculation methodology, that are typically seeing worsening of EPCs that use gas and do not comply with the latest building regulations. Typically, non-domestic properties of this type have experienced a 1-grade drop.

            Landlord building implications

            Was your EPC lodged prior to June 2022? Does your property use gas?

            If your property falls into both of the above categories, your current EPC was calculated using the old methodology, at renewal of EPC, you may be at risk of a worse EPC score or rating, even if you have completed improvement works. Depending on the property, a worse EPC may negatively impact:

            • Tenancy contracts/green lease clauses
            • Existing funding or investment agreements (if clauses are linked to the EPC rating)
            • Current Minimum Energy Efficiency Standards, if you are currently close to a D or E rating.

            To understand the potential implications to your EPC, it may be time to commission a new EPC assessment (this does not necessarily need to be lodged if your current EPC is still valid), to enable accurate forward planning if issues arise.

            Landlord lease implications – new leases and tenant alterations

            It is now commonplace for commercial tenants to be under an obligation for their alterations to not negatively impact the EPC rating. The concern for tenants arises where works have been carried out since the EPC was initially lodged (prior to June 2022). Upon completion of the works (if these works necessitate a new EPC), there is a significant risk that the overall EPC rating could come down. Tenants may face challenges proving that the completed works are not the cause of the downgraded EPC rating, which could complicate their position.

            Actions going forward – mutual benefit/clarity

            To provide clarity for both landlords and tenants on the current position of the building where:

            • The EPC was lodged prior to June 2022
            • Gas is used at the property.

            Consider commissioning a new EPC assessment (as previously mentioned this does not necessarily need to be lodged if your current EPC is still valid). This can then be used to evidence a correct baseline which ensures clarity for both a landlord and tenant on the EPC rating of the property (allowing the tenant to accurately assess the impact of any alterations they may be planning) and gives the landlord an ability to plan what future investment will be required to ensure they continue to have a good and marketable asset well into the future.

            Colin Brown
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            Record number of shortlistings at the STEP Private Client Awards 2024/25: Forsters’ named finalists in six categories

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Forsters’ Private Wealth team has been shortlisted in the most number of categories of any firm, with six nominations in the STEP Private Client Awards 2024/25:

            • Private Client Legal Team of the Year (large firm)
            • International Legal Team of the Year (large firm)
            • Family Business Advisory Practice of the Year
            • Employer of the Year
            • Digital Assets Practice of the Year
            • Trusted Advisor of the Year, Nicholas Jacob TEP

            The STEP Private Client Awards are seen as the hallmark of quality within the private client sector, recognising and celebrating excellence among private client professionals. Attracting entries from across the globe, submissions are judged rigorously by a top tier of independent panel of experts comprising of internationally renowned practitioners in the wealth management arena. Finalists are recognised for a wide range of capabilities including their; ability to demonstrate their capacity to undertake complex and demanding client issues; world-class innovation and commitment to the industry.

            Forsters’ six nominations demonstrates the breadth of specialisms that the team advise our private clients on and showcases the strength of the trusted relationships that we build with both our clients and our intermediary network.

            The news follows our continued success at the annual STEP awards, where Forsters have been named winners in at least one category since 2018 and most recently won three awards at the ceremony last year.

            The winners will be announced at the Awards Ceremony on 19 September 2024. The full shortlist can be found here.

            Nick Jacob
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            Lifecycle of a Business – Endeavours clauses

            Stair case in building

            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.

            Endeavours clauses

            An endeavours clause is a provision in a contract that requires a party to use a certain level of effort to try and achieve a specified result. These clauses are commonly used when a party is willing to attempt to fulfil an obligation without committing to do so absolutely. There are several “levels” of endeavours clauses, each of which require different amounts of effort, such that it can be unclear as to how far a party must go to try and meet the obligation.

            Failure to fulfil an enforceable endeavours clause constitutes a breach of contract, which can have various repercussions, including your being liable to pay damages to the other party and termination. As such, it is crucial that you have a clear understanding of the scope of any endeavours clause before agreeing to it.

            Levels of endeavours clauses

            There are three “standard” endeavours clauses (“best endeavours”, “reasonable endeavours” and “all reasonable endeavours”). For two of these, case law has resulted in a fairly clear understanding of what will be required from the endeavouring party (the obligor). Accordingly, the extent of a party’s obligations will depend on the agreed wording of the clause.

            Best endeavours

            A best endeavours clause (for example, “The Company shall use best endeavours to deliver the Goods to the Buyer within the timescales set out in clause 9”) imposes the most onerous standard on the obligor.

            Whilst not an absolute obligation, the starting point is that a best endeavours clause “means what the words say; they do not mean second-best endeavours” (Sheffield District Railway Co v Great Central Railway Co).

            Essentially, the obligor must put itself in the shoes of the person to whom the obligation is owed (the obligee). Therefore, by agreeing to a best endeavours clause you commit to doing everything possible to achieve the desired result, even if it means sacrificing your own commercial interests and incurring significant costs. For example, in a case between Jet2.com and Blackpool Airport, the Court of Appeal held that the airport was obliged to open outside of its usual operating hours to accommodate Jet2’s flight times. By agreeing to use best endeavours to promote the budget airline’s flights, the airport had inadvertently agreed to open during night-time hours, regardless of the inconvenience and financial cost involved.

            If you are the obligor, we recommend that you take legal advice before agreeing to use “best endeavours” but, at the very least, you should think extremely carefully about the steps that such a clause will require you to take (and the cost and practicalities of these).

            Reasonable endeavours

            “Reasonable endeavours” (for example, “The Purchaser shall use reasonable endeavours to obtain the necessary approvals, consents and licences by 20 April 2024”) is the least burdensome of the three standard clauses, but even so, it should not be agreed to lightly.

            Case law has determined that the standard imposed by a requirement to use “reasonable endeavours” is a question of “what would a reasonable and prudent person acting properly in their own commercial interest… have done to try” to achieve the objective (Minerva (Wandsworth) Ltd v Greenland Ram (London) Ltd). This implies an objective approach based on the reasonable obligor, not the obligee as is the case for “best endeavours”.

            The courts have considered the obligations behind a “reasonable endeavours” clause in minute detail. Crucially, the obligor is not typically required to sacrifice its own commercial interests and may be entitled to consider the impact on its profitability. In addition, the likelihood of achieving the desired result should be considered and once the obligor has taken all reasonable steps to achieve the objective, it is not required to continue trying.

            Although less demanding than a “best endeavours” clause, this obligation is still significant and will form an enforceable commitment that may be challenging to meet. In particular, any attempt to manipulate circumstances to avoid fulfilling the obligation will likely constitute a breach.

            All reasonable endeavours

            The third commonly used endeavours clause is “all reasonable endeavours” (for example, “The Contractor shall use all reasonable endeavours to complete the Project by the Long Stop Date”). Whilst such clauses are commonly seen as a compromise between best and reasonable endeavours, this is not necessarily the case, and their meaning is controversial.

            The courts have indicated, without deciding the point, that it is “probably a middle position somewhere between” reasonable endeavours and best endeavours. However, it has also been suggested that in meeting an all reasonable endeavours obligation, an obligor would be required to take all reasonable courses of action, thereby sacrificing its own commercial interests to comply with the obligation.

            The current stance is that a court will interpret it based on the context of the contract and the parties involved. This obviously results in uncertainty as to what an obligor will actually be required to do in practice to comply with such a clause. As such, obligors should be cautious when agreeing to an all reasonable endeavours clause; it would be prudent to consider such a clause to be equally as burdensome as a best endeavours clause and to take legal advice before agreeing to such wording.

            Alternative options

            Over time, variations of the three most commonly used endeavours clauses have come into being. You may see phrases such as “commercially reasonable endeavours” and “all reasonable but commercially prudent endeavours”, which are used to try and soften a reasonable endeavours obligation. However, case law on these terms is inconclusive, making it unclear how the courts might differentiate between them. Consequently, including such clauses in a contract is risky and may result in uncertainty regarding the parties’ obligations. As such, it is advisable to avoid using these variations.

            It is also relatively common to see terms such as “best efforts” instead of “best endeavours” and “all reasonable steps” instead of “all reasonable endeavours”. Although the courts are likely to treat these as interchangeable phrases, we suggest sticking to the tried and tested “endeavours” wording.

            Practical takeaways

            • Ideally, any endeavours clause should clearly outline the steps a party must take to fulfil its obligations. For example, if one party needs to spend money to achieve the result, the contract should specify this and include the maximum amount to be spent. Similarly, if a party is required to speak to certain people within a set timeframe, the contract should list who these people are, what needs to be discussed and include a deadline for the discussions
            • Draft any endeavours clauses very carefully and seek legal advice if you are unsure about the requirements and the extent of your obligations. Failing to meet an endeavours clause may result in your being in breach of contract
            • Limit yourself to “reasonable endeavours” or “best endeavours”. Avoid using vague or diluted language as it can create uncertainty and, if the matter goes to court, you might discover that your obligations are more burdensome than you had anticipated
            • If you are the obligor, maintain an accurate record of the steps taken towards satisfying your obligations. Such evidence could be extremely helpful to you if a dispute arises

            Disclaimer

            This note reflects the law as at 14 June 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Josh Baxter
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            Continued recognition for Forsters family lawyers in Spear’s Family Lawyers Index 2024

            Three cyclists ride along a paved road at sunset, surrounded by grassy fields and distant hills under a vibrant sky.

            Six of our family lawyers from across the team have been listed in this year’s Spears Family Lawyers Index 2024:

            The Index recognises the top family lawyers for high net worth clients in the UK, ranking individuals that have the ability to combine expert legal knowledge with an emotional understanding of a client’s situation to produce the best results.

            Joanne Edwards
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            Forsters boosts Dispute Resolution with appointment of Steven Richards

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            Disputes Partner Steven Richards joins Forsters from Foot Anstey to add specialist fraud and contentious insolvency expertise to the firm’s full-service Dispute Resolution practice.

            Forsters, the leading London law firm, announces today that Steven Richards is to join the firm on 11 June 2024. Steven has over two decades of experience advising on a wide range of commercial litigation and contentious insolvency matters. He joins Forsters from Foot Anstey where he led the dispute resolution practice for several years before heading up the firm’s fraud team. Prior to that Steven trained and practised at Jones Day (formerly Gouldens).

            Steven’s appointment marks a period of continued growth for Forsters following the recent arrival of highly ranked and market recognised Employment Partner Jo Keddie and her team from Winckworth Sherwood. The firm, which celebrated its 25th anniversary in 2024, moved to new premises in Baker Street in January this year.

            Steven has extensive commercial litigation experience and has a strong track record of acting on big ticket, complex disputes and achieving successful outcomes for a range of both domestic and international clients. He advises high net worth individuals, private companies, insolvency practitioners and financial services organisations on a wide range of disputes and has a particular expertise in civil claims involving allegations of dishonesty and fraudulent conduct. He also has significant experience in dealing with corporate disputes, banking and finance litigation, professional negligence, contentious insolvency, insurance claims, business critical issues and injunctive relief.

            The addition of Steven Richards to Forsters’ Disputes Resolution practice will boost its already thriving general commercial litigation capability, while adding specialist contentious and insolvency expertise.

            Benedict Walton, Head of Commercial Dispute Resolution at Forsters, said: “Clients turn to our disputes practice for the most complex commercial claims. Steven’s addition to the team adds significant bench strength in the important areas of fraud and contentious insolvency. I’ve known Steve for many years and he brings a fantastic track record of high profile litigation experience, successful practice building and a progressive and collaborative working approach, all of which will be highly beneficial as the team continues to strengthen and grow.”

            Steven Richards said: “I am really excited to join Forsters at a time when the firm is growing and going from strength to strength. Forsters’ diverse client base and culture feels like a natural fit for me and my practice. The firm is the right place from which to serve my clients who will have access to market leading contentious expertise from the wider practice which, in turn, will help them navigate their most complex business challenges.”

            Natasha Rees, Senior Partner of Forsters, commented: “Forsters is enjoying a period of strong momentum as a business and so we are really pleased to welcome Steven Richards to the partnership. He will be an excellent addition to the Disputes practice and of instant benefit and value to clients across the firm.”

            Forsters’ Asia team win ‘Estate Planning Team of the Year’ for Greater China at the WealthBriefingAsia Awards 2024

            Skyscrapers, illuminated brightly, stand along a harbour with boats; the cityscape is framed by distant mountains under a vibrant sunset sky.

            Named ‘Estate Planning Team of the Year’ (Greater China) at the 2024 Wealth Briefing Asia Awards, Forsters Private Wealth Asia team were recognised for their unique approach to advising HNW individuals and families, trustees and family offices in the region on international cross-border estate and succession planning.

            The annual WealthBriefingAsia Awards programme recognises the most innovative and exceptional firms, teams and individuals. The awards have been designed to showcase outstanding organisations, deemed to have ‘demonstrated innovation and excellence during the last year’.

            The award winners were announced at the ceremony on 30 May 2024 in Singapore.

            Forsters’ dedicated Private Wealth Asia team

            With an established track record in Greater China, including Hong Kong and the wider Asia region stretching back 33 years, Forsters’ Private Wealth Asia team are renowned for their expertise in estate and succession planning with a cross-border focus.

            Taking a unique approach to estate planning particularly in the context of family governance for multigenerational business families; the team make it a priority to understand the psychology of the families they advise and marry this with the practical and commercial aspects to preserving family wealth and mitigating the risk of family disputes.

            Only after taking the time to get to know the family, and understand their dynamics and needs, do the team create the bespoke structures that help establish family harmony and ensure the successful transition of wealth from one generation to the next. Many clients have built international businesses with assets and family members based across the world; lending added complexity to their planning needs.

            The award showcases Forsters’ continued commitment to serving families in Asia and follows the team’s recent promotion of Alfred Liu to Partner. Nick Jacob and Daniel Ugur are also two of only three lawyers recognised in the Chambers HNW Guide as foreign experts for Singapore. This team, which also includes Private Client Global Elite Rising Leader, Patricia Boon, travel to the region monthly to advise clients and have cultivated strong relationships with many private wealth advisors based there.

            The Private Wealth Asia team is part of Forsters’ Asia group advising clients based in the region on a wide range of services including:

            • Estate & Succession Planning
            • Family Governance
            • UK Tax
            • Trusts Structuring
            • UK Residential & Commercial Property
            • Matrimonial & Divorce
            • Contentious Trusts & Estates.

            Please do get in touch with any of the team, to find out more about our Asia services.

            WealthBriefing Asia Awards

            Nick Jacob
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            Lifecycle of a Business – Talking Non-Disclosure Agreements

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            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.

            Talking Non-Disclosure Agreements

            The use of confidentiality or non-disclosure agreements (an NDA) has come under press scrutiny over recent months, largely because of their abuse in relation to sexual harassment cases. Their use in the commercial and corporate world is, thankfully, far less sinister, but it is nonetheless important to understand how NDAs operate, when you might be asked to sign one and what you should look out for before signing one.

            Why have an NDA?

            In the corporate/commercial context, parties to a prospective transaction or commercial arrangement may need to disclose commercially sensitive business information to one another for the purposes of evaluating whether to enter into the transaction/arrangement. For example, a prospective investor who is considering providing funds to a tech company may insist on seeing ‘proof of concept’ or reviewing other competitive information prior to agreeing to invest. The tech company would of course be looking to protect itself against the prospective investor running off with its billion-pound idea. In a commercial scenario, a service contract will in all likelihood contain confidentiality provisions, but during the contract negotiations, a SaaS provider, for example, may need details about the prospective customer’s technical infrastructure or business processes in order to be able to tailor its service or evaluate whether it can in fact provide the service. In such a situation, it would be highly advisable for the prospective customer to seek the protection of an NDA.

            An NDA aims to provide a level of protection for the party disclosing the confidential information (the Discloser) who is at risk of the information being:

            • used on an unauthorised basis;
            • misused to obtain a commercial advantage; or
            • accessed by unauthorised parties due to a failure to protect it.

            At what stage is an NDA required?

            A Discloser should ideally ensure that the party receiving the confidential information (the Recipient) is bound by adequate confidentiality obligations prior to its disclosing the sensitive information. Although making a disclosure prior to such obligations being in place is not necessarily fatal from a protection point of view, an NDA executed after a disclosure has already been made will need to expressly apply to any such disclosures; this could require jumping through some additional contract law hoops relating to ‘consideration’ and so should be avoided if at all possible.

            What should an NDA include?

            The structure and level of detail included in an NDA are generally driven by the type and sensitivity of information being disclosed (e.g. trade secrets or sensitive personal data), the reason for the disclosure, the identity of the Recipient (e.g. is it a large company with multiple employees and advisors or a single individual?), the Recipient’s standing in the market (e.g. is it a potential competitor of the Discloser?) and the timing of the exchange of information.

            Some NDAs may be structured as full form agreements whereas others might take the form of a shorter form letter agreement but either way, the NDA should deal with the following elements:

            What is classified as “confidential information”?

            A Discloser is likely to prefer a broad, catch-all definition which identifies illustrative categories of confidential information, rather than an exhaustive or more precise definition which could result in loopholes.

            However, information will not necessarily be deemed to be “confidential information” simply because it is defined as such in the NDA and attempting to capture non-sensitive information may result in the courts ruling that the NDA is unenforceable. The information in question must be worthy of some protection, for example because the Discloser may suffer damage if the information were to become commercially available to its competitors.

            The parties will also need to clarify what is excluded from the definition. This will usually include information already in the public domain or developed independently by the Recipient.

            What is the term or duration of the NDA?

            This will depend on the particular transaction, but an NDA may endure indefinitely, for a specific term or it could terminate upon the occurrence of a particular event (such as completion of the Recipient’s acquisition of the Discloser’s company).

            An indefinite term shouldn’t be included as a matter of course; the sensitivity of most confidential information will decrease over a period of time and in such a case, the courts may deem an ever-lasting NDA to be unreasonable. The parties should instead consider what would be a reasonable term in the context of their transaction/arrangement, taking into account the type of information, how long it is likely to retain its commercial significance and any security measures that the Discloser requires to be put in place.

            How may the confidential information be used?

            An NDA will likely detail the purpose for which the confidential information may be used, for example in the Recipient’s evaluation of a transaction.

            It is also likely to include certain other circumstances when disclosure of the confidential information will not be deemed a breach of the NDA. For example, a Recipient should be permitted to disclose the confidential information if ordered to do so by a court or regulatory authority.

            The Recipient’s treatment of the confidential information?

            A Discloser may require the Recipient to implement certain security measures to safeguard the confidential information, which could include record-keeping obligations, protective software, restrictions on the number of physical copies that may be made and so on. The parties should try to strike a balance between the sensitivity of the information, the term of the NDA and the security measures the Recipient is required to implement, as it may be too onerous for the Recipient to be obliged to maintain costly security measures in respect of information that isn’t particularly sensitive.

            The NDA may also provide that the Recipient must return or destroy the confidential information upon request by the Discloser or upon termination of the NDA. Again, the parties will need to strike a balance as the Discloser may want this requirement to be unconditional, whereas the Recipient may have a legitimate need to retain the information in case it is required to disclose it to a regulatory or other authority, or it may be impractical to destroy the information or guarantee to erase every last piece of data from all of its systems which may be stored on historic encrypted back-ups.

            Consideration should be given to the treatment of information which the Recipient creates itself, but which derives from the disclosed confidential information, such as internal reports, notes, analyses and so on. This is likely to be a particular issue where the Discloser and Recipient operate within similar industries or even compete with one another. In the context of acquisition discussions which break down, the Discloser will want to ensure that these derivative materials are destroyed, lest they be used by the Recipient to develop a similar product or otherwise compete against the Discloser.

            What are the remedies for breach?

            When an NDA is breached, the Discloser faces the challenging task of proving the loss incurred, often complicated by questions of remoteness, foreseeability and mitigation. To address these challenges and ensure adequate protection, NDAs may include various remedies. For example, liquidated damages provisions set predetermined amounts which are payable upon breach. While, on the plus side, this enables complex evidentiary issues to be bypassed, the Discloser should take care that the agreed amount is not disproportionate to its legitimate interest, otherwise a court may rule that it is an unenforceable penalty.

            Additionally, NDAs often expressly reserve the right for the Discloser to pursue equitable remedies, such as an injunction to stop the breach. In reality, it is these types of remedies which a Discloser is likely to want to pursue to prevent the confidential information from being circulated more widely, although once a breach has occurred, the damage has often already been done.

            Restrictive covenants

            Sometimes the Discloser requires an added layer of protection in the form of restrictive covenants to prevent, for example, the Recipient from soliciting the Discloser’s customers, employees and suppliers, particularly if they are an existing or potential competitor.

            Health warning

            In the main, Recipients have no intention of acting dishonourably, understand the need to enter into an NDA and are happy to comply with their confidentiality obligations. However, it is important to bear in mind that while NDAs serve as important legal tools in focusing the parties’ minds and deterring breaches through the threat of legal consequences, they are not absolute barriers against the unauthorised use or disclosure of confidential information and cannot physically prevent a determined Recipient from misappropriating your sensitive data.

            Enforcement relies on the ability to detect the breach and pursue prompt legal action using the remedies provided for in the NDA. As such, it is recommended to seek legal advice to ensure that your NDA is tailored for your transaction/arrangement and includes remedies relevant to your particular circumstances, while also using those tried and tested terms that the courts have ruminated over time and time again. Using such terms helps to create certainty between the parties and their legal advisors as to what is meant by the provisions and also assists the courts, in the event of a dispute, to correctly interpret the terms of the NDA and make an appropriate order.

            If you have any queries about the above or wish to discuss your NDA requirements 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 24 May 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Diversification opportunities for farmers following recent planning changes

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            There has been some good news for owners of farms and estates with the government confirming a series of reforms to permitted development rights under Classes Q and R of the GPDO 2015 which will make diversification and growth on farms and estates easier.

            Class Q covers the change of use from agricultural buildings to dwellinghouses, and Class R covers the change of use from agricultural buildings to various commercial buildings. The new reforms introduce the following changes:

            • An increase from five to ten on the maximum number of residential dwellings which can be created from a barn conversation;
            • An increase from 865m2 to 1,000m2 on the total permissible floorspace for residential dwellings created from barns, with a limit of 150m2 per individual unit;
            • The ability to construct small single storey extensions to barns (subject to certain size constraints);
            • An extension of the permitted uses to which agricultural buildings can be converted under Class R. The new permitted uses include outdoor sport and recreation facilities, larger farm shops, and farm training centres; and
            • An increase from 500m2 to 1,000m2 on the limit to the total internal floorspace of buildings that can be converted under Class R.

            As of 21 May 2024, all of these changes have now taken effect. However, it is worth noting that the changes will not apply to ‘Article 2(3) land’ such as National Parks, World Heritage Sites, the Broads, Areas of Outstanding Natural Beauty, or conservation areas. In addition, the changes are subject to a number of more specific parameters, limiting their scope in places.

            The changes have come as a result of the Department for Levelling Up, Housing and Communities’ consultation on introducing additional flexibility to the agricultural sector, published last year. The intention behind the changes is to encourage greater housebuilding and commercial development on farms, areas which have typically lagged in light of stringent planning requirements. It will also help create new sources of income, diverse business opportunities and increase the value of property. It remains to be seen whether the major parties will commit to any further changes to permitted development rights going into the upcoming General Election, but the recently published DLUHC consultation on changes to permitted development rights certainly indicates that this could be the case.

            Sophie Smith
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            Forsters shortlisted for ‘Solicitors Firm of the Year’ at the 2024 ERMAs

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            We received the exciting news today that Forsters has been shortlisted as a finalist in the ‘Solicitors Firm of the Year’ category at the News on the Block Enfranchisement and Right to Manage Awards 2024.

            Celebrating its 15th anniversary, we are delighted to participate and be recognised in this prestigious awards ceremony. Well done to our Enfranchisement Team in securing this shortlisting, and good luck to all the other finalists.

            We look forward to the award ceremony, and celebrating the excellence in our industry, on 11 July at Leonardo Royal Hotel, St. Paul’s.

            Click here to view the full shortlist.

            ERMAs

            Natasha Rees
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            Private drainage systems on third party land – all the information you need at your disposal…

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            Buying a property with a private drainage system, such as a septic tank, comes with an array of factors to consider. However, those factors are amplified when the system is located on land that is not part of your property.

            The first and most pressing concern is to understand how a system on third party land works (for example, who uses it, rights to use it, access for maintenance, splitting maintenance costs). 

            You also need to consider whether the drainage system complies with the General Binding Rules.

            How the drainage system works

            Where a drainage system is located on third party land it may either be used exclusively by your property, or sometimes is shared with neighbouring parties.

            Where the drainage system is located on neighbouring land you should ask the question:

            ‘Does the title to the property have a sufficient legal easement for use of, and access to, the  drainage system (for repair and maintenance)?’

            The length of time the drainage system has been there should also be considered. There may be the possibility of acquiring an easement due to a long historic period of use. If this is the case, and you are buying the property in question, you should obtain a statement of truth or statutory declaration. The statement can be from the seller, or the neighbours on whose land the drainage system is located (if amenable and with sufficient period of knowledge), which will confirm the length of use. This will support an easement application at the Land Registry.

            If the drainage system is shared with neighbouring properties you should make enquiries as to how many share the system, any maintenance regimes and costs, and consider a survey to ensure there are no issues.

            The General Binding Rules

            Drainage systems can either be:

            • Cesspits/cesspools – these are sealed tanks that collect effluent, but don’t discharge any liquid residue to the surrounding land.
            • Septic tanks – these collect effluent and historically then filter liquids out over a ‘soakaway’ or ‘drainage field’. Soakaways are no longer permitted and need to be upgraded to a drainage field. It is also illegal to discharge effluent into a watercourse from a septic tank without an environmental permit. Without such a permit, the septic tank would need to be upgraded to a sewage treatment plant (mentioned below) or connected to the public foul sewer, however this may not be possible. 
            • Sewage treatment plants – these clean the effluent to a greater degree, and so can sometimes discharge into ditches or watercourses. 

            The General Binding Rules (the guidance to which was most recently updated in 2023) govern situations where a septic tank or small sewage treatment plant discharges waste water to surface water (such as a stream or other watercourse). They therefore do not apply to cesspools.

            Where a drainage system which is subject to the General Binding Rules doesn’t comply with them, the person responsible for it must either connect it to a public foul sewer, or change the system so that it complies. If neither of these things are possible, the operator must apply for a permit. Note that a permit won’t be granted if the Environment Agency think it is reasonable for the operator to connect to the public foul sewer, or that it could meet the General Binding Rules by making changes to the system.

            The guidance to the General Binding Rules particularly notes that, in the case of septic tanks, prior to a sale an agreement taking responsibility for the replacement or upgrading of the septic tank should form part of the sale negotiations.

            Once you have determined that the General Binding Rules apply, which ones the system needs to comply with depends in part on when it was installed. The key dates are:

            • discharges starting before 1 January 2015
            • discharges that started after 1 January 2015 but before 2 October 2023; and
            • discharges starting after 2 October 2023. 

            Some of the rules apply to all discharges irrespective of when the system was installed. Examples include:

            • limits to discharge volumes
            • the type of waste that may be discharged; and
            • ensuring that any discharges are not in a groundwater source (protection zone 1) without an environmental permit. 

            On a sale, it is therefore important to determine the nature of the drainage system in order to assess whether the General Binding Rules apply, how the system complies with them, and if an agreement for upgrading or replacing the system will be needed. 

            Please note that building regulations and planning permission may also have been, or will be, needed for any drainage system. 

            Key takeaways:

            • If the drainage system is on third party land, it is important to establish that there are adequate rights to use it.
            • The application of the General Binding Rules depends on the nature of the drainage system and the date of commencement of discharges.
            • It may be necessary to agree to upgrade or replace any non-compliant septic tank as part of a sale.

            Will Tidy
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            The Leasehold and Freehold Reform Act 2024

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            On 24 May 2024, the Leasehold and Freehold Reform Act (the “Act”) was the last act passed in the current Parliament, and, quite possibly, by this Government. It was pushed through the Commons at speed to ensure it received Royal Assent before Parliament was prorogued. The debate of the House of Lords amendments started at 19:21 and 11 minutes later all 67 amendments were passed. Parliament was prorogued at 20:46.

            It is striking that the Act grew from 65 clauses and 8 schedules to 124 clauses and 13 schedules during its passage through Parliament. That speaks to the complex and technical nature of the matter area; but equally raises questions about the scrutiny those amendments received.

            In the course of the debate, Sir Peter Bottomly praised Michael Gove for “getting a grip of the horrors in residential leasehold.” However, it remains to be seen whether the Leasehold and Freehold Reform Act and indeed Michael Gove’s legacy will stand the test of time. The new Act’s journey into the statute book has obvious parallels with the Landlord and Tenant Act 1987. The 1987 Act was also rushed through by a Conservative government three days before the dissolution of Parliament in the build up to the General Election of that year. It is widely regarded as one of the worst examples of legislative drafting and has a resulted in significant amounts of often unnecessary litigation for tenants and landlords alike. Unfortunately, there is scope for the new Act to go the same way.

            Much of the commentary so far has focused on what is not in the Act. Michael Gove’s plan to remove ground rent for existing leaseholders or cap it at £250 was the most high-profile absentee. However, the ban on forfeiture of long residential leases and the introduction of commonhold also ended up on the cutting floor.

            So what now? The Act is, of course, not yet in force. The parts of the Act that amend the Building Safety Act 2022, and deal with rent charge arrears, will become law on 24 July 2024. The remainder of the Act (including the 990 year lease extension, the new ‘standard valuation method’ (which will make it less costly for leaseholders to extend their lease or buy the freehold), the tenant’s right to buy out its rent, the ban on leasehold houses and the changes to service charge demands to make them more transparent) will be commenced by the Secretary of State via statutory instrument.

            As Parliament is now in purdah, this responsibility will fall to the next government. The question of how the deferment and capitalisation rate should be fixed is complicated, politically charged and is highly likely to result in a human rights challenge. However, given the broad cross-party support for the Act, there is little doubt that the next government will grasp the nettle and bring the Act into force. When exactly this will be is anyone’s guess. Perhaps the most realistic guide is Baroness Scott’s 1 April 2024 written response, which estimated that the majority of the reforms would come into effect during 2025-2026.

            In the interim, the leasehold enfranchisement industry remains in purgatory, although we now at least have an Act. For now, all we can do is work together to ensure that the new legislative landscape is understood as clearly as possible, so we are ready for the new Act when it becomes law.

            James Carpenter
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            Lifecycle of a Business – Commercial Contracts: Key Features

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            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.

            Naomi Trinh
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            The rise of the Branded Residence

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            True to its name, a Branded Residence is a property attached to a brand. Historically, we’ve predominantly seen renowned hotel brands absorbing the lion’s share of the market: Six Senses/The Whiteley, The Four Seasons/Twenty Grosvenor Square, Raffles/the OWO, the Peninsula/the Peninsula Residences, to name but a few.

            Recently, other well-known names have started to move into the market: fashion designers, car manufacturers, jewellers and even luxury restaurants are demanding a place at the branded residence table.

            Why invest in a Branded Residence?

            These prestigious brands have a track record in the highest levels of customer care, hospitality and amenities, resulting in, quite literally, all singing all dancing accommodation – residential living with the services, facilities and luxuries of a hotel.

            Never has the word “turnkey” been more apt than for a hotel branded residence. Need your car? The valet will have it at the entrance before you’ve made it downstairs. Staying in the UK intermittently/for short periods at a time? Someone will stock your groceries before you arrive. Looking for somewhere to eat? The concierge knows a place – and can get you a table, at short notice. And that doesn’t even cover the world-class gyms, swimming pools, spas, private dining rooms, private cinemas, not to mention the highest levels of security… the list goes on.

            On top of this, there is of course the fact, that by aligning themselves to a particular property/development, these brands are accepting a certain level of responsibility with regard to the running and overall “feel” of a building, often beyond their contractual duties; there is automatically a reassurance as to the quality and management. Whilst there is likely to be an independent managing agent “running” the residential aspects, it is likely be the household name that people remember and automatically associate with the property, wrongly or rightly and for good or bad reasons. This offers comfort to buyers – they are not just purchasing a property, they are investing in a trusted brand.

            What are the legal implications?

            The agreement for lease (i.e. the purchase contract) and the long residential lease which would need to be entered into by buyers on completion are likely to be very similar to those seen on a high-end new build estate without the branded element. The legal paperwork will often be more detailed than that of a second-hand sale and purchase in order to:

            1. cover the ongoing development;
            2. deal with snagging/the Seller’s pre-completion obligations;
            3. address any other complexities across the site; and
            4. take into account any third party operator involved (such as a hotel brand).

            That said, there is unlikely to be a significant amount to consider legally on the branding side. This can be positive (global brands often means hugely complex, sensitive and probably confidential agreements) but ultimately this is simply because it is unlikely that a brand operating at this level will agree to enter into a direct contractual relationship with individual buyers.

            Given that the majority of “new” long residential leases are granted for a term of 250 – 999 years, it is understandable that these companies are unwilling to be held to ransom for the duration of these leases which often vastly exceed the term of the agreement between the freeholder/superior landlord and the brand in question. In some instances, developers (and/or the brands themselves) may even require a waiver signed by the buyer, confirming that they understand the brand could withdraw from the estate in future.

            The considerations are largely commercial and, as one might expect, tend to relate to the costs involved. A luxury brand is likely to come with a luxury price tag, not to mention luxury services and therefore, luxury service charges. Service charge deposit deeds requiring 6 – 12 months of service charge on account are often required by management companies at this level, employing concierge teams of the highest calibre costs money and buildings insurance on these schemes isn’t cheap.

            In conclusion, branded residences offer a harmonious blend of luxurious living and hotel-style services. With turnkey convenience, world-class amenities, and the assurance of a trusted brand, buyers invest not only in property but also in a lifestyle. While, as a potential buyer, considerations on the branding side are likely to be more commercial than legal, buyers should be sure to appoint a lawyer who is well-versed in the intricacies of new developments/off-plan paperwork, and of course be prepared for the potential costs of such a high-end living experience.

            Georgina Haddon
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            Forsters’ CTE team support the inaugural Junior Litigators Forum

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Head of Contentious Trusts and Estates, Roberta Harvey will be chairing the inaugural Junior Litigators Forum, hosted by ConTrA and Informa Connect.

            Taking place from 9-10 May 2024 at The Grand Hotel in Birmingham, the conference will bring together junior litigators to discuss issues surrounding trusts and estates. The agenda will be delivered by senior industry figures and rising stars, including topics such as:

            • Keynote sessions delivered by HHJ Paul Matthews and Ellen Radley (Forensic Document Examiner).
            • Debate: Will challenges get easier every year (and so they should).
            • It’s a free country: testamentary freedom verses forced heirship Professional negligence in wills, trusts, and probate.
            • When the gloves come off: dirty tricks in litigation and how to deal with them.
            • Trustee blessing applications and other useful directions.
            • Building your personal brand.

            Senior associate, Ashleigh Carr, will be giving the ConTrA address alongside her ConTrA Co-Chair James Lister, Partner at Stevens and Bolton.

            Spear’s Legal Indices: Forsters’ Landed Estates lawyers retain their Top Recommended status

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            Forsters Partners Henry Cecil, Andrew Lane, Rupert Mead, Polly Montoneri and Consultants Penny Elliot and Christopher Findley, have retained their ‘Top Recommended’ status in the latest Spear’s Legal Index.

            The Spear’s rankings showcase the highest calibre of landed estates lawyers, advisers who can support their clients on wide ranging issues, from tax and succession planning to land development and diversification.

            The full listing can be viewed here.

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            Chambers High Net Worth Awards 2024: Forsters shortlisted for Residential Property Team of the Year

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            Forsters have been shortlisted for ‘Residential Property Team of the Year’ at the Chambers High Net Worth Awards 2024.

            The awards reflect the team’s achievements over the past 12 months including their outstanding work and excellence in client service. The awards honour law firms across the world and we are delighted to be recognised.

            The winners will be announced on 11 July.

            HNW Awards Shortlist

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            Lifecycle of a Business – An Introduction to Incentive Arrangements and their Associated Tax Treatment

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            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 and shareholder-related matters, but now let’s concentrate on “Employment: 9 to 5”.

            An Introduction to Incentive Arrangements and their Associated Tax Treatment

            In this article, we briefly outline some of the common types of share and cash incentives provided to directors/employees, and their associated tax treatment. Such incentives are a great way for businesses to attract and retain talent, ensuring that employees are rewarded in a way which aligns with the interests of a business more generally. In essence, they allow an employee to benefit from the growth in value of a business.

            References to employees in this article include directors.

            Issue of shares

            Employees can be issued shares in a business. This gives an employee real ownership in a business straightaway (rather than an option to buy later), often with certain voting rights and the right to dividends. Such shares can be gifted or purchased by an employee.

            Income tax will normally be due from the employee to the extent that the employee pays less than the market value of the shares that are issued to them. However, if the shares are subject to forfeiture provisions which last for no more than five years, a different tax treatment can apply.

            A number of elections can also be made which will alter the tax treatment in some circumstances.

            Enterprise Management Incentive (EMI) share option scheme

            EMI schemes can be a very tax efficient way to incentivise staff, especially where a company has the potential for growth. Under the HMRC approved EMI share option scheme, employees can be granted options over shares (i.e. the right to acquire them at a certain price in the future) having a maximum value (at the date of grant) of £250,000. As with all option plans, the hope is that the value of the shares is worth more than the pre-agreed price at the time they are acquired.

            EMI schemes can also include conditionality and time frames; companies can, for example, set performance or length of service milestones which need to be met before EMI options vest.

            However, although EMI options benefit from favourable tax treatment, the company in question must be carrying on a “qualifying trade” and so it is not always possible to grant EMI options; for example, the business of owning and operating hotels is not a qualifying trade for EMI purposes.

            CSOP share option scheme

            Another form of HMRC approved share option scheme is the CSOP, under which an employee can be granted options over shares having a value (at the date of grant) of up to £60,000.

            Unlike the EMI scheme, it is not necessary for the company to be carrying on a qualifying trade and, provided that the option is exercised, broadly, no earlier than three years from the time that the option is granted, the employee will not be subject to income tax on either the grant or exercise of the option. (Note that in some situations, it is possible for the option to be exercised earlier, for example, if the company is subject to a successful takeover.) Instead, the employee will be subject to capital gains tax (CGT) on the difference between the price paid on exercise and the market value of the shares when sold. At present CGT is payable at a much lower rate than income tax so this is a significant advantage of exercising a CSOP option.

            Since CSOPs must comply with a number of HMRC conditions, it is necessary to ensure that these conditions are, and will continue to be, satisfied. In addition, given that the options have to be granted at a price equal to the current market value of the shares when the option is granted, a CSOP scheme will only act as a successful incentive if the share price increases after the date of grant.

            Unapproved share option schemes

            As the name suggests, unapproved share option schemes are not approved by HMRC and therefore the drafting of the scheme rules can be flexible. However, although income tax is not payable when the option is granted, on the exercise of the option the employee will be subject to income tax on the difference between the price paid on exercise and the value of the shares at that point.

            If the shares are tradeable at the point of exercise (for example, because the exercise is triggered by an exit event such as a takeover) employer and employee national insurance contributions (NICs) will also be due.

            Phantom share scheme

            Under a phantom share scheme, the employee does not hold shares or a share option, but the economic effect is to track the performance of the shares as if the employee held shares or an option over shares.

            Since the employee will only ever receive cash, the proceeds under a phantom share scheme are treated in the same way as other remuneration and so are subject to income tax and to employer’s and employee’s NICs.

            Cash bonus scheme

            A cash bonus scheme is treated in the same way as if the employee had received a salary and so the amount received under the scheme will be subject to income tax deducted under the PAYE scheme and also to employer’s and employee’s NICs.

            What happens when an employee leaves?

            With all incentive plans, companies should think about what happens to a participant’s interest once their employment comes to an end. It is important that this is made clear in any scheme documentation to avoid any later dispute. Typically, schemes will have a concept of “good” and “bad” leaver. “Good” leavers are normally those who leave due to no fault of their own (such as ill health or where they have been made redundant) and will often retain some of their interest (subject to any specific HMRC restrictions) – this could be all of it or only that which has vested before their employment ends. “Bad” leavers (such as those whose employment is terminated for cause) will often forfeit all of their entitlements.

            If you would like to discuss any of the points raised in this article or incentive arrangements in any more detail, please get in touch with your usual Forsters’ contact or a member of the Forsters’ Corporate Tax team or Employment and Partnerships team.

            Disclaimer

            This note reflects the law as at 30 April 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice. In particular, incentive arrangements and their tax treatment are complex. This note provides a brief summary of the key points only.

            Forsters advised Stax on leasing new space

            Exterior office building at night

            Forsters have acted for Stax subsidiary Stax UKCo Ltd in relation to taking a new lease in the West End of London.

            Stax is a global management consulting firm, providing services to corporate and private equity clients.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, led the team and was assisted by Owen Spencer and Molly Haynes.

            The Economic Crime and Corporate Transparency Act 2023 – an overview

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            The Economic Crime and Corporate Transparency Act 2023 (ECCTA) received Royal Assent in October 2023 and aims to reform the law relating to economic crime and corporate transparency. These reforms were begun by the passing of the Economic Crime (Transparency and Enforcement) Act 2022 (ECA), which we have previously written about, but ECCTA goes further and, in some cases, amends the ECA.

            As such, ECCTA is a wide-ranging piece of legislation, touching on many areas. Certain parts are already in force, while others require secondary legislation before they can take effect. This overview summarises the key provisions. More detailed notes about specific areas will follow.


            Economic Crime Act


            Register of Overseas Entities (ROE)

            The ROE was established pursuant to the ECA and, broadly, requires the registration of overseas entities which hold UK property and such entities’ beneficial owners. ECCTA will result in several amendments to the current ROE regime. These amends generally close gaps which were left open by the ECA and as a result, ECCTA is an attempt to ensure that the true beneficial owners of UK property are registered, rather than other entities within the corporate structure. Many of the amends are now in force, but in some important cases are subject to transitional provisions that defer their practical effect until after 4 June 2024. Other measures require the drafting of secondary legislation before they can take effect.

            The most significant changes expand the scope of who constitutes a registrable beneficial owner (RBO) where trusts are involved in the structure.

            For example, ECCTA widens the definition of an RBO so that any corporate trustee in the chain of ownership will need to be registered, regardless of whether it was exempt from registration under the ECA. So, where an overseas entity is owned by a UK company which is then owned by a corporate trustee, the current ROE regime would only require the registration of the UK company as an RBO; however, the new regime will require details of the corporate trustee to be registered as well.

            Currently, where UK property is owned by an overseas entity, which is acting as a nominee, the details of the beneficial owners of that nominee entity are required to be registered. ECCTA will close this loophole, such that the true beneficial owners of the property will need to be registered.

            Another key change is that overseas entities which have not complied with their ROE updating duties or which have failed to provide additional information requested by the Registrar of Companies will not be able to register title to property at HM Land Registry and so will be prevented from buying or selling UK property until they comply.

            Trust information held on the ROE which is currently protected from disclosure except to government and law enforcement is expected to become disclosable on application. Further regulations are needed on this particular change to determine who may bring such an application and on what grounds. Such secondary legislation is expected to be published later this year.

            Companies House

            ECCTA widens the powers and role of the Registrar of Companies and tightens the information and filing requirements for bodies corporate and limited partnerships.

            Prior to ECCTA, Companies House was essentially a repository for certain information which, by law, had to be filed by (mainly) corporate entities. As such, the reliability of the register was restricted by the accuracy of the information provided, with the Registrar of Companies having limited power to query any aspects of this information, correct errors and follow up on inconsistencies. Under the provisions of ECCTA, the Registrar of Companies is better able to question the information provided and even reject it in certain cases.

            Other provisions tighten requirements in relation to certain administrative details, such as registered office addresses and company names, some of which are already in effect.

            Perhaps the most significant change for the majority of entities will be the requirement to verify the identity of both new and existing directors, members of limited liability partnerships, persons with significant control and certain people connected with limited partnerships. Although not yet in force, this will require such persons to verify their identity with Companies House (probably by scanning in a form of photo ID) and, in the case of directors, will preclude their being appointed until completed.

            Currently governed by the Limited Partnerships Act 1907, limited partnerships will find that their information provisions and filing requirements will be quite substantially increased by ECCTA. The new provisions seek to better align these requirements with those in place for bodies corporate and so, for example, comprehensive information about the partners will need to be filed going forward.

            The process of filing itself will also be more tightly regulated, with only ID verified persons or Authorised Corporate Service Providers (such as solicitors) permitted to make filings.

            Strict penalties will apply for failure to comply, including fines and imprisonment. The person making the filing or causing the filing to be made could also be guilty of a criminal offence if such filings include any false statements.

            Corporate criminal liability

            Failure to prevent fraud

            A new offence, failure to prevent fraud, has been created by ECCTA. This will hold large organisations liable for certain fraud offences which are committed by their associates (being an employee, agent, subsidiary or someone who performs services on the organisation’s behalf) if the organisation benefits from the fraud and does not have reasonable fraud prevention procedures in place. What constitutes “reasonable fraud prevention procedures” has not yet been clarified but we expect governmental guidance to be issued in due course.

            The offence applies to “large” organisations only, i.e. those that in the financial year preceding the offence satisfy at least two of the following three conditions:

            1. a turnover of more than £36 million
            2. a balance sheet total of more than £18 million
            3. more than 250 employees.

            Corporate groups are caught if they cumulatively satisfy two of these thresholds. Although “smaller” entities are not caught directly by the legislation, we expect that those organisations which do satisfy the thresholds, will require their suppliers and other entities involved with their businesses to evidence that they have the appropriate procedures in place, resulting in the legislation having a wider remit than appears on a literal reading.

            An organisation found guilty of the offence could be liable to an unlimited fine and of course, there is likely to be significant reputational damage.

            Identification principle changes

            Until the coming into force of ECCTA, a body corporate could only be found criminally liable for an offence if the actual offence was committed by an individual who represented the entity’s “directing mind and will”. As organisations have grown in size and management complexity over the last 50 years, this became an increasingly difficult criteria to fulfil, with the end result being that it was usually smaller organisations that were prosecuted.

            ECCTA has now amended this area of the law by putting in place a new test whereby an organisation can be found liable if a “senior manager” acting within the scope of their authority commits one of the specified economic crime offences set out in the legislation.

            If found guilty, the organisation will be subject to a (potentially unlimited) fine and the individual in question may also be imprisoned.

            Cryptoassets

            Additional powers have been granted to law enforcement agencies so that they are better able to seize and recover cryptoassets which are either associated with illicit activity or constitute the proceeds of crime.

            Money laundering

            ECCTA aims to tighten legislation which deals with money laundering by providing law enforcement agencies with new intelligence gathering powers and enabling businesses to share information between themselves more easily for the purposes of preventing, detecting and investigating economic crime.

            Strategic lawsuits against public participation (SLAPPs)

            SLAPPs, being legal actions essentially intended to harass and intimidate the other side, have become rather a media focus, often being brought against investigative journalists and other writers. ECCTA seeks to provide the defendants of these actions with more rights and protection.

            Removal of statutory cap on Solicitors’ Regulation Authority (SRA) financial penalties

            The SRA is the body which regulates solicitors in England and Wales. Prior to ECCTA coming into force, the SRA was restrained by a £25,000 cap on any financial penalty it awarded; this cap has now been abolished and no limit applies.

            Disclaimer

            This note reflects the law as at 22 April 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice. In particular, ECCTA is a lengthy, detailed and complex piece of legislation. This note provides a brief summary of the key provisions only.

            Changes to planning controls bring consistency to enforcement rules and increased powers to local planning authorities (LPAs)

            Construction Planning

            Reforms which change the planning enforcement rules set out in the Levelling-Up and Regeneration Act 2023 (LURA) will come into force on 25 April 2024.

            It will now be the case that LPAs can enforce against all breaches of planning control for a period of up to 10 years. This marks an increase from the previous 4-year time limit for bringing enforcement action against building or engineering operations and changes of use to a single dwelling-house. The single 10-year tariff for bringing enforcement will apply where alleged operational development was substantially completed on or after 25 April 2024, or where the date of an alleged change of use to a single dwelling-house was on or after 25 April 2024. These changes will not apply where the alleged operational development or change of use occurred before 25 April 2024, as confirmed by a Government statement published earlier this month; this will be welcome news to developers, who will be ‘in the clear’ for enforcement action where an LPA has not taken action within 4 years and where they are able to demonstrate that any unlawful use of a single dwelling-house or unauthorised works were substantially completed on or before this date.

            The regulations also give power to LPAs to use Enforcement Warning Notices (EWNs). EWNs constitute the taking of enforcement action and allow LPAs to invite regularisation applications when it appears that a breach of planning control has occurred.

            The restriction on appeals against enforcement notices is a further key change to planning controls. Changes to Ground (a) (an application for retrospective planning permission) will limit circumstances in which an appeal against an enforcement notice can be brought on Ground (a). This will apply in circumstances where an application for planning permission has already been made to regularise the breach. These amendments do not apply to appeals against enforcement notices that were issued, and have not been withdrawn, before 25 April 2024.

            The Planning Inspectorate will also have the power to dismiss appeals against enforcement notices and certificates of lawfulness on the grounds of undue delay by the appellant in progressing the appeal, unless steps are taken by the appellant, within a period specified by notice, to expedite the appeal. These changes do not apply to enforcement appeals or appeals against a refusal to grant a certificate of lawfulness that were made before 25 April 2024.

            The Secretary of State also gains the authority to determine the procedure for lawful development certificate appeals.

            Please get in touch with our Planning Team if you would like to find out more.

            Forsters promotes four Senior Associates in annual promotions round

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            Forsters, the leading London firm, announces today the promotion of four Senior Associates to new roles with effect from 1 April 2024.

            The promotions are as follows:

            • Private Client Senior Associate Alfred Liu has joined the Forsters partnership
            • Commercial Real Estate Senior Associates Joanna Brown and Andrew McEwan are promoted to Counsel
            • Rural Land & Business Senior Associate Victoria Salter-Galbraith is also promoted to Counsel.

            Natasha Rees, Senior Partner at Forsters, said: ‘We have promoted four outstanding Senior Associates this year. They are all talented individuals who have consistently demonstrated exceptional legal expertise and a relentless focus on delivering results for our clients. They will all continue to contribute greatly to the success of the firm in their new roles. These promotions demonstrate the ongoing growth of and investment in the firm following our recent move to Marylebone and the arrival of Employment & Partnership partner Jo Keddie, Counsel Danielle Crawford and Senior Associate Daniel Parker’.

            Alfred Liu joined Forsters in 2017 from Gowling WLG. Nominated as a Rising Star in The Legal 500, he was also named as one of ePrivateclient’s Top 35 under 35 in 2020. He advises high net worth individuals, fiduciaries and family offices on a diverse range of private wealth matters, particularly where there are international and multigenerational complexities. With family roots in Hong Kong, Asia is his second home and he has focused a large part of business on growing client relationships in the region.

            Joanna Brown joined Forsters in 2020 as part of a team from Orrick. Her practice focuses on commercial real estate, including landlord and tenant matters with a focus on the retail sector. With a long track record of advising shopping centre clients, Joanna brings extensive expertise to the table in respect of major shopping centre developments, commercial office space and prime retail real estate across the UK.

            Andrew McEwan trained at Forsters before qualifying into the Commercial Real Estate team in 2014. He has developed broad commercial real estate expertise but enjoys complex development work in particular. Alongside this practice focus, he plays a leading role at Forsters in shaping the use of generative AI and technology in relation to real estate transactions.

            Victoria Salter-Galbraith joined Forsters in 2018 from Bircham Dyson Bell. Victoria was made a Fellow of the Agricultural Law Association in 2024. Named in ePrivateclient’s Top 35 under 35 in 2021, in addition to appearing in the CityWealth Leaders List since 2020 for Landed Estates & Property, she regularly acts on all aspects of agricultural and rural property matters (with particular expertise in historic property and viticulture).

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            Forsters secures Disability Confident Committed Certification

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            As part of its ongoing focus on inclusion in the workplace and commitment to minimising employment barriers for people living with disabilities, Forsters is proud to announce it has obtained the UK government’s Disability Confident Committed Certification. Disability Confident is a government scheme designed to encourage employers to recruit and retain disabled people and those with health conditions.

            Championing inclusion is a core part of Forsters’ strategy, and the firm’s EnABLE committee develops and drives initiatives which support individuals with disabilities. Most recently this has included contributing to the design of Forsters’ new premises in London’s Marylebone by engaging a third-party consultant to review the building plans from a disability perspective. Key adjustments were made to ensure that accessibility was at the heart of the design of the new offices.

            Additional actions Forsters has taken to obtain Disability Confident Committed Certification include:

            • Promoting a culture of being Disability Confident and ensuring that all partners and employees have sufficient disability equality awareness including relevant training.
            • Introducing a comprehensive Workplace Adjustments Policy, which standardises the process, making adjustments easily accessible for people with all types of disabilities.
            • Forsters’ Talent team participating in training with MyPlus, a specialist disability consultancy, equipping them with enhanced knowledge and understanding of disability inclusion.
            • Providing a fully inclusive and accessible recruitment process with disabled people who meet the minimum criteria for the job being offered an interview.
            • Being flexible when assessing people so disabled job applicants have the best opportunity to demonstrate that they can do the job.
            • Supporting employees to manage their disabilities or health conditions.
            • Ensuring managers are aware of how they can support staff who are sick or absent from work.
            • Ensuring Forsters’ website is disability friendly.

            Dearbhla Quigley, Chair of Forsters’ EnABLE committee, said:

            “Our move to new offices in Marylebone is a major milestone for the firm and the fact that accessibility has been at the heart of its design is testament to the importance placed on creating an environment that works for all. The EnABLE Committee continues to seek out ways in which Forsters can be as supportive as possible to all of those with disabilities, whatever their form and however they are affected.”

            Emily Exton, Forsters’ Managing Partner, added:

            “People are at the heart of Forsters and securing Disability Confident accreditation is another stride towards ensuring access, equality and opportunity for all. Removing barriers to employment allows us to recruit and retain the best talent and is part of ensuring the kind of inclusive and diverse working environment which we know leads to provision of the highest levels of service to our clients.”

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            Key partner hire for Forsters with the appointment of Jo Keddie

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            Highly ranked and market recognised Partner Jo Keddie joins the firm from Winckworth Sherwood to strengthen Forsters’ full service Employment and Partnerships practice, which will continue to deliver leading edge employment advice to a diverse client base.

            Forsters, the leading London firm, announces today that Jo Keddie is to join the firm on 2 April 2024. Jo joins from Winckworth Sherwood LLP, where she headed its Employment and Partnerships team. She also led the firm as Senior Partner from 2021 to 2023, having originally joined the partnership in 2010. In addition to Jo, colleagues Danielle Crawford and Daniel Parker will be joining the team at Forsters as Counsel and Senior Associate respectively.

            Jo’s practice is a close strategic fit to that of Forsters. She represents a broad suite of clients in contentious and non-contentious matters, including corporates, senior executives and charities and has a wealth of experience in investigatory work involving regulatory bodies, corporate clients, and individuals.

            Jo has top tier rankings in both the Legal 500 and Chambers directories for her expertise in acting in partnership and senior executive cases and has recently featured in The Lawyer’s prestigious Hot 100 listing for the second time.

            Over the past year, Jo has acted in a number of high-profile litigation matters and investigations delivering her hallmark of pragmatic, commercial and strategic advice. Jo’s recent experience includes acting for several FTSE 100 C-Suite clients and Fund Managers in respect of their high value (regularly seven figures) and often complex departure terms. She has also advised a number of financial institutions, corporates and charities in successfully investigating and defending claims for unfair dismissal, whistleblowing, race and religious discrimination, sex discrimination/harassment and age discrimination.

            The appointment of Jo is a significant boost to Forsters’ Employment and Partnerships team. Jo, who will head the practice, will join employment partner Joe Beeston and his team, adding further strength, depth and experience to the firm’s offering. The addition of three senior lawyers to Forsters’ full-service employment practice will bolster and scale up Forsters’ market presence, including in the financial and professional services, partnerships, private equity, sciences, technology, real estate and healthcare sectors among others.

            Jo Keddie said: ‘This is such an exciting time to be joining Forsters following its move into amazing new premises at Baker Street. The opportunity to play a lead role in the firm’s strategic investment in employment and partnerships was compelling for me personally and we now have a fantastic platform to grow our team dynamically, as well as enhance the range of services we offer to our clients.

            ‘Culturally we are completely aligned in as much as we are focused on delivering successful strategies and outcomes for a diverse range of clients. Danielle, Dan and I greatly look forward to working closely with Joe and all our new colleagues to deliver a client-led strategy at Forsters. It is a perfect fit for us and our clients at every level.’

            Natasha Rees, Senior Partner of Forsters, commented: ‘We are thrilled to have Jo Keddie and her team join us at Forsters. They will be a fantastic addition to the Employment and Partnerships team and the wider firm. Our clients have just seen us move to superb new premises at Baker Street, which are designed to help us deliver best-in-class advice. Our decision to appoint Jo was completely driven by what our clients need from us. We are really excited to have Jo joining the Forsters partnership and we are delighted that three such talented lawyers will be enhancing our team.’

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            Totum’s Rising Star Award 2024: Natalie Carter is awarded Highly Commended

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Business Development and Marketing Executive, Natalie Carter, has been awarded Highly Commended in Totum’s Rising Star Awards 2024.

            Working with our Private Wealth department, Natalie has been charged with seeking new business opportunities, building connections and developing strategic partnerships.

            She joined Forsters in 2019 on a work experience placement, which turned into a permanent role in the BD & Marketing team. Over the last five years, her role has evolved from dealing with practical, task-driven responsibilities to that of a trusted advisor.

            Natalie’s recognition is a testament to her focus and dedication, as well as the firm’s commitment to the career development of their employees.

            The full article on this year’s winners can be read here.

            Lifecycle of a Business – Getting the most out of recruitment and motivating and retaining valued staff

            Abstract Office Building

            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 and shareholder-related matters, but now let’s concentrate on “Employment: 9 to 5”.

            Getting the most out of recruitment and motivating and retaining valued staff

            Our recent article talked about the steps that a first-time employer needs to take before they actually employ any staff . We’re now going to think about the next stage.

            A plethora of factors is causing employers to step back and evaluate their approach to staffing; factors which have been around for a while but which, cumulatively, are having a significant impact.

            First, there was Brexit, which resulted in the net migration out of the UK of a notable portion of the workforce. This was followed by COVID-19, which triggered a seismic shift in working practices, including a move towards home and hybrid working. There has also been the introduction of Gen-Z into the workforce, who have brought with them a fresh mindset and different approach to established working norms. On top of these, economic factors, including higher interest rates and the “cost-of-living-crisis”, have resulted in job applicants requesting more from their remuneration packages. All of these factors have shifted the priorities of the workforce and have changed the demands being placed on employers.

            So, how can an employer ensure that they appeal to the right recruits for their business? How can an employer motivate somebody to reach their potential in the business? And how might an employer look to retain valued individuals?

            We’ll consider some potential responses to these questions below.

            Recruiting for your business: not just a job role

            The nature of recruitment has changed steadily over recent years, with the involvement of recruiters becoming increasingly prevalent, as opposed to individuals approaching potential employers directly.

            With this “middle-man” approach seemingly becoming the norm, it is important that you (as an employer) know what you are looking for. Are you looking for an individual to fulfil a perfectly sculpted job description? Or, are you looking for an individual who can grow with the business as a long term prospect? The likelihood of finding the best talent will be increased by focusing on the latter.

            A high-level job specification and having an awareness of the key competencies is very important, but actually contemplating how the successful recruit will integrate with your existing workforce is paramount. Recruiters not only have on-going relationships with employers, but with candidates as well, and will be very familiar with the candidate’s personality and their fit with your business. Therefore, being able to articulate the personal specifications that you envisage the successful candidate having has become just as important as knowing what their role will entail.

            Motivation: getting the best from your workforce

            With the labour market becoming fairly volatile, it is particularly important that employers know how to both motivate and retain their workforce to ensure that they stay incentivised to give their time and energy to your business.

            When looking to motivate an individual, the key lies in effective two-way communication. Line managers should seek to understand what an individual is seeking to gain from their role: this could include taking on specific types of work or specialist projects, for example. There might be a long term goal that the individual wants to work towards (such as a promotion or qualification), and working towards this together is likely to incentivise the individual to equally invest their time in the company when they appreciate that the company is also investing in their development.

            Financial motivation is also a reality. Following the introduction of gender pay reporting and ethnicity pay reporting, there is a growing conversation surrounding pay and remuneration transparency. Although reporting is not a requirement for all businesses, much of the workforce are beginning to look towards, and expect, transparent remuneration structures.

            How to keep those motivated individuals working for YOU

            Motivation and retention employ similar techniques, but whilst motivation is best seen through a professional lens and can be identified as having a cohesive workforce where everybody is positively achieving their individual professional goals and the goals of the company, retention tends to take a more personal perspective and results in individuals staying at a company long-term.

            Retention can result from the “perks” of a job, including a competitive benefits and remuneration package, an inclusive culture and a sustainable work-life balance. Strong remuneration and a benefits package have long been the key ingredients for retention within the job market, but the cultural aspects of a workplace are becoming increasingly significant. For example, in determining what makes a “good employer”, employees now often cite the importance of an employer nurturing diversity and allowing individuals flexibility in their working day, including flexibility of working hours and location.

            The younger generation of the workforce are increasingly looking for an environment that nurtures their authentic selves which means that, if an employer is looking to retain their workforce, they would do well to allow the differences amongst their workforce to thrive and be recognised.

            Disclaimer

            This note reflects the law as at 13 March 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Joe Beeston
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            Commitment to Sustainability: Forsters and Kelly Noel-Smith shortlisted for industry awards

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            Forsters LLP and CSR Partner, Kelly Noel-Smith, have been shortlisted in The Legal 500 ESG and LexisNexis Legal Awards 2024.

            LexisNexis Legal Awards: Award for Sustainability – Forsters

            Since our inception in 1998, Forsters has pioneered its approach to sustainability, and we are proud to see this commitment recognised.

            This year has seen our most ambitious commitments to date.

            In 2021, we signed up to a science-based emission reduction target to halve our greenhouse gas emissions by 2030. We were one of the first firms of our size to make this pledge. In Autumn 2023 our reduction target was approved by the Science Based Target initiative.

            We have a rigorous best practice programme in place driven by significant external commitments and characterised by a thoroughness of approach both internally and in how we support our clients and wider stakeholders.

            The LexisNexis Legal Awards celebrate groundbreaking contributions to the legal industry. The winners will be announced on 14 March.

            The Legal 500 ESG Awards: Environmental/Sustainability: Private Practice Champion of the year (internal) – Kelly Noel-Smith

            We are delighted to announce that Kelly has been recognised for leading our approach to sustainability and establishing Forsters’ best practice programme.

            Kelly has been an integral driver of change, which has included:

            • Building a CSR team
            • Creating our Green Impact Group
            • Spearheading our 2021 commitment to a science-based emission reduction target
            • Creating and leading our Sustainability Board
            • Establishing our Sustainability Hub in 2020
            • Initiating a Sustainability Collaborations programme with clients and intermediaries to consolidate sustainable ways of working operationally.

            The inaugural Legal 500 ESG UK Awards will celebrate the very best ESG initiatives across the UK legal market. The winners will be announced on 24 April.

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            Forsters’ Residential Property team shortlisted in the RESI Awards 2024

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            Once again our Residential Property team at Forsters has been shortlisted for ‘Legal/Professional Team of the Year’ in the RESI Awards 2024.

            The RESI Awards, organised by Property Week, celebrate the fantastic achievements of the residential property sector.

            This shortlisting recognises the high-quality work we deliver for our clients. We are delighted to be named amongst other industry leaders.

            Our Residential Property team acts for clients on all aspects of their property requirements, supporting clients to navigate the legal practicalities of buying, selling, financing, and managing your asset. We provide a client-focused service, giving technical advice whilst also taking a commercial approach to ensure we achieve our clients objectives.

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            Maryam Oghanna and Ashleigh Carr to speak at the Trusts in Litigation Conference 2024

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            Contentious Trusts and Estates Senior Associates, Maryam Oghanna and Ashleigh Carr are attending and speaking at the Trusts in Litigation 2024 Conference taking place 21-22 March 2024.

            The conference, hosted by the Contentious Trusts Association (ConTrA) and Informa Connect, brings together professionals in the world of contentious trusts to share knowledge and develop networks.

            Ashleigh, as the co-chair of ConTrA, will be chairing the conference alongside the founders of ConTrA and her current ConTrA co-chair, James Lister, Partner at Stevens and Bolton.

            Maryam will be presenting the session entitled ‘Enforcement across borders’, exploring methods of enforcement for offshore assets and the difficulties arising in pursuing a judgment debtor in multiple jurisdictions. She will be joined by Sebastian Auer, Partner at Gasser Partner; Ami Sweeney, Associate Director at Grant Thornton; and Faye Hall, Partner at FRP Advisory.

            Non-dom rules to be replaced with four-year temporary residence regime

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            The Chancellor of the Exchequer, Jeremy Hunt, has announced that the government will abolish the current tax regime for individuals who are UK resident but not UK domiciled in favour of a residency-based system, which will apply from 6 April 2025.

            The proposed changes are wide-ranging and will affect both individuals currently living in the UK and those planning to move to the UK. The good news is that the 6 April 2025 implementation date gives those who are already UK resident time to take advice and plan before the changes take effect.


            Non-Dom Rules Replaced


            Summary

            From 6 April 2025, the remittance basis of taxation, which allows UK resident individuals who are not UK domiciled to pay tax only on foreign income and gains that are “remitted” to the UK, will be abolished. It will be replaced with a new regime under which those who have been UK resident for at least four years will pay income tax and capital gains tax (“CGT“) on their worldwide income and gains.

            Draft legislation has not been published, but the government has made it clear that the new rules will also apply to income and gains arising within trusts. The result is that the generous trust protections introduced in 2017 will no longer be available to those who have been resident for four years, even if their trusts were set up before 6 April 2025.

            Four years of residence tax-free

            • Individuals who become UK resident after a period of at least 10 years of non-UK residence will not pay UK income tax or CGT on their foreign income and gains in their first four years of UK residence, even if they bring the income and gains to the UK.
            • This means that individuals who are only temporarily UK resident will be able to spend their foreign income and gains freely in the UK without incurring UK tax – and without the need to navigate the complicated remittance basis rules.
            • Foreign income and gains arising in non-resident trusts, and distributions from those trusts, will also be tax-free during the four year period.

            Transitional rules

            For those who are already UK resident, there will be several transitional rules.

            Pre-6 April 2025 income and gains

            • The remittance rules will continue to apply to unremitted foreign income and gains generated prior to 6 April 2025 on assets held personally. That is, the income and gains will continue to be free of tax provided they are not remitted.
            • This will not be the case for income and gains arising in trusts before 6 April 2025, which will be taxed in full if matched against distributions made on or after 6 April 2025 regardless of whether they are remitted (though distributions made within the first four years of residence won’t be matched or taxed).
            • Those who are already UK resident may need to consider planning in advance of the changes.

            Temporary Repatriation Facility

            • A new Temporary Repatriation Facility will be available from 6 April 2025 to 5 April 2027. This will allow those with pre-6 April 2025 unremitted income and gains to remit them and pay tax at a reduced rate of 12%. Again, this will not be available for pre-6 April 2025 income and gains in trusts.

            Reduced rate of tax on foreign income earned in 2025/26

            • Existing remittance basis users who will have been UK resident for at least four years on 6 April 2025 will only pay income tax on 50% of their foreign income in the 2025/2026 tax year.

            Capital gains tax rebasing

            • Those who have been UK resident for more than four years (whether in 2025/26 or later) will be able to choose to “rebase” any assets held personally on or before 5 April 2019 to their market value on that date, so that only the post-5 April 2019 gain will be subject to CGT on a disposal.

            Inheritance tax

            The inheritance tax (“IHT“) regime, which is currently based predominantly on domicile, will also move to a residency-based system. The government intends to consult on the details. However, it is proposed that individuals will be subject to IHT on their worldwide assets after they have been UK resident for at least 10 years, and will remain so for 10 years after ceasing residence.

            It is envisaged that the current regime will continue to apply to non-UK situated assets settled onto trust by a non-UK domiciled individual prior to 6 April 2025. For trusts established on or after 6 April 2025, chargeability to IHT will depend on whether the individual was within the scope of IHT at the time of funding the trust.

            Planning ahead

            The remittance basis has been a feature of the UK’s tax system since 1799. With both the government and the main opposition party now committed to its abolition, its future seems all but certain. Hopes that a replacement regime would be the subject of consultation (not just on the detail of the IHT aspects) will be dwindling rapidly. Many will be disappointed that both main political parties have committed to a limited inpatriate regime when compared to those offered by some other countries in Europe.

            For those who are already UK resident, however, the transitional provisions that have been announced present opportunities that will deserve careful consideration as further details become available.

            Lifecycle of a Business – What to think about as a first-time employer

            Employee meeting

            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 and shareholder-related matters, but now let’s concentrate on “Employment: 9 to 5”.

            What to think about as a first-time employer

            A key part of any operating business is its workforce. To the untrained eye, becoming an employer appears to happen overnight; one minute there is just a company name, the next it has employees (…and much more!). But “appearances can be deceptive” and there are some non-negotiable foundations to be laid before the first employee walks through the door (or logs on remotely).

            In no particular order, the housekeeping matters that you will need to have addressed as a first-time employer are: employer’s liability insurance, immigration considerations, relevant documentation and payroll and pension services.

            Employer’s liability insurance

            All employers have an obligation to ensure the health and safety of their employees. One way that the law ensures that this obligation is fulfilled is by requiring all employers to take out a valid employer’s liability insurance policy, covering disease and bodily injury of employees in the UK, with minimum cover of £5 million for each potential claim. Failure to have this in place on or before an employee’s first day is a criminal offence, carrying with it fines of up to £2,500 for every day that a valid policy is not in place.

            Immigration

            Unless an employee has the automatic right to work in the UK (i.e. they are a British or Irish national) or otherwise has a visa allowing them to work, the employee will need to be “sponsored” by their employer in order to have the right to work in the UK. Where this is the case, the employing entity will need a “sponsor licence”. To get this arranged, a comprehensive application needs to be submitted to the Home Office; this can take a few months to process, meaning that some pre-planning will be required in the event a future hire needs to be sponsored.

            Documentation

            There is a minimum suite of documentation that an employer must provide to new employees. This includes certain mandatory policies (such as disciplinary and grievance procedures), best practice policies (such as those relating to equal opportunities and whistle-blowing), the minimum particulars of employment and data privacy documentation.

            The particulars of employment, which must be provided to an employee on or before their first day of employment, set out the bare bones of the employment arrangement, such as the names of the parties, rate of pay, commencement date, place of work, job title and so on. Typically, however, employers will provide more comprehensive contracts of employment which, if well drafted, will include bespoke clauses for the specific employment relationship, including in relation to confidentiality, intellectual property and post-employment restrictive covenants.

            Employers process lots of employee and candidate data and they must provide privacy notices to the individuals whose data they will be processing, explaining how and why they will process their personal data.

            Payroll and pensions

            Last, but absolutely not least, employers must organise all applicable financial processes (and if necessary, appoint a payroll provider to manage the processes on their behalf). This will include setting up an auto-enrolment pension scheme for all eligible employees and making sure that all pay arrangements meet the National Minimum Wage requirements. Employers must also ensure that they are registered with HMRC (which they can do up to four weeks in advance) and that appropriate deductions for income tax and National Insurance contributions are made.

            All of this might feel a little daunting, particularly alongside everything else which goes with establishing a business in the UK but, thankfully, the Forsters’ employment team are always at hand to assist and guide new businesses during these early stages…and beyond…

            Disclaimer

            This note reflects the law as at 6 March 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Joe Beeston
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            Anthony Goodmaker awarded Property Lawyer of the Year at the YN Property Awards 2024

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Following the announcement in early February that Anthony Goodmaker, Partner in Forsters’ Commercial Real Estate team, was made a finalist in the YN Property Awards, we are delighted to share he has since been awarded Property Lawyer of the Year 2024.

            This award is testament to his dedication to his work and his clients. Speaking of the award, Anthony says “I am delighted to win this award at an event which raises significant funds for an amazing charity in the community. I am honoured to have been chosen by the judging panel in what has been a difficult year in the real estate industry. We hear a lot about this being the era of the specialist lawyer but hopefully this award also shows that there’s nothing wrong with being a generalist too, especially in this market!”

            The YN Property Awards are an opportunity for professionals across real estate to come together and celebrate industry successes while raising vital funds for Norwood, the oldest Jewish charity in the UK. Each year Norwood supports more than 2,500 people, including some of the Jewish community’s most vulnerable children, adults and families. From specialist therapy to counselling to parent programmes, their work is invaluable. We are very pleased to continue supporting this worthy cause.

            Well done to Anthony, alongside all the other winners and finalists for their achievements.

            Anthony Goodmaker
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            Lifecycle of a Business – How can a company reduce its share capital?

            Interior abstract office building

            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.

            So far, we’ve covered initial considerations, directors and funding, so now let’s have a think about “Shareholders”.

            How can a company reduce its share capital?

            Every company limited by shares has a share capital. This is the amount of money paid to the company by its shareholders when they subscribe for their shares and consists of the nominal value of the share plus any share premium. It might total pennies or hundreds of millions of pounds.

            In theory, because the shareholders of a company have the protection of limited liability and so cannot be liable for the company’s debts, a company’s share capital is the fund of last resort for its creditors. The company may make distributions of its realised profits to shareholders, but they cannot get their capital back. However, companies have many reasons for wanting to reduce their share capital. These might include:

            1. having too much share capital;
            2. having lost capital, so the share capital no longer represents the company’s assets;
            3. cancelling liabilities on partly paid shares;
            4. creating distributable reserves; or
            5. simplifying corporate structures.

            For example, a company might have a substantial share premium account. It might also have significant cash, but also accumulated losses that prevent it from paying a dividend. If the share premium account is reduced, it could increase its reserves, so enabling a dividend to be paid, while not affecting the number of shares in issue.

            Company law therefore allows reductions of capital subject to strict limitations. A company can reduce its share capital by a special resolution confirmed by the court (as has long been the case), but the Companies Act 2006 gave private companies access to a quicker and easier method, where the special resolution is supported by a solvency statement by the directors and the court is not involved.

            A reduction of capital supported by a solvency statement is conducted as follows:

            1. The directors meet to approve the reduction and sign the solvency statement. All the directors must sign the solvency statement to confirm that:
              1. they have taken into account the company’s liabilities; and
              2. there is no grounds on which the company could be found to be unable to pay its debts and that it will continue to be able to do so for the next 12 months (or, if the company is to be wound up, that it will continue to be able to do so within 12 months of the commencement of the winding up).
            2. The shareholders approve any amendment required to the company’s articles of association (for example, because they prohibit a reduction of capital) and the reduction of capital, each by special resolution, either at a general meeting or by written resolution. The solvency statement must be signed by the directors not more than 15 days before the resolution is passed and be made available at the general meeting or circulated with the written resolution.
            3. The directors all sign a statement of compliance confirming that:
              1. the solvency statement was provided to all the shareholders; and
              2. the resolution was passed within 15 days of the solvency statement being made.
            4. Within 15 days of the special resolution being passed, the signed solvency statement, a copy of the special resolution(s), the compliance statement, Companies House form SH19 and a copy of any amended articles of association are delivered to Companies House with the necessary fee (currently £10 or £50 for same day processing, although Companies House fees are to increase from 1 May 2024 with the revised fee for registering a reduction of capital being £33 or £136 for same day processing). The reduction of capital takes effect only when the registrar has accepted and registered the filing.

            Once registered, the company can then take the steps approved by the resolution, usually either by repaying the shareholders directly or crediting the amount reduced to a reserve, and making any necessary changes in its registers. The company is permitted to reduce its share capital “in any way” as long as there is at least one non-redeemable share remaining, so it has a great deal of scope to reorganise its capital under this section.

            The above assumes that all shareholders are being treated in the same way. If it is intended to treat shareholders differently (perhaps to pay one shareholder out or to return capital relating to a certain class of shares) it may be necessary to consider obtaining class consents and take into account the risk of a shareholder bringing a claim for unfair prejudice.

            Reductions of capital: a tax perspective

            Repayment of share capital

            When capital is returned to an individual shareholder without first passing through the company reserves, the repayment of capital (i.e. the amount paid for the shares, which will be the sum of the nominal value and the share premium (if any)), is treated by HMRC as a capital distribution and so within the capital gains tax (CGT) / corporation tax on chargeable gains rules. There is a part disposal of the underlying shares (some small part disposals may be ignored at the time of the repayment and, instead, the consideration in question is deducted from the allowable deductions on the subsequent disposal of the shares). Where the repayment is not “small” then it may be possible to claim Business Asset Disposal Relief (BADR) but HMRC are alive to possible abuse and may recharacterise as income under the transactions in securities (TIS) rules (and it is often prudent to seek a clearance from HMRC before undertaking the transaction where the reduction of capital is in respect of a “close” company).

            If the payment goes beyond the amount paid for the shares there is an income distribution.

            Distribution from reserves

            If a company decides to transfer the funds from the capital reduction to its reserves, generally this is treated as a realised profit. The company can then decide to make a dividend payment to its shareholders from that profit or leave it in its reserves.

            If it decides to pay a dividend to its shareholders then an individual recipient will be subject to income tax, but a corporate shareholder will generally be able to rely on an exemption from corporation tax.

            Conclusion

            Undertaking a capital reduction within your company can be a complex process and the best method of doing so will vary greatly depending on the circumstances of your company and your shareholders. Please contact the Forsters’ Corporate team if you would like tailored advice for your company.

            Disclaimer

            This note reflects the law as at 29 February 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Elizabeth Small
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            Anson Revisited: What does HMRC’s updated guidance mean for UK resident members of US LLCs?

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            The US and the UK are separated by the vast and tumultuous waters of the Atlantic Ocean. Those with connections to both countries will often find themselves rowing against the tide between two very different and complex regimes. With the right specialist advice, they can navigate the cross-border challenges safely and make the best use of planning opportunities.

            Understand the issues, avoid the traps, and discover ways to plan ahead in our Navigating the Atlantic series for US-connected clients.

            UK Tax Treatment for Members of US LLCS

            In this instalment, we explore the impact of HMRC’s recently updated guidance on the UK tax treatment of US LLCs and why planning ahead is more important than ever to avoid double taxation.


            Moving to the UK


            Introduction

            On 12 December 2023 HMRC published updated guidance (issued in International Manual 180050, see also 161040) on the UK tax treatment of profits arising within a limited liability company (an “LLC”) incorporated in the US. The guidance indicates that taxpayers will face an uphill struggle if they now wish to claim double tax relief on the basis of the decision of the United Kingdom’s Supreme Court in Anson v HMRC [2015] UKSC 44 (“Anson”).

            Background

            In Anson, the taxpayer (Mr Anson), who was UK resident, was a member of a Delaware incorporated LLC. The profits of the LLC were apportioned between and distributed each quarter to its members. The LLC was classified as a partnership for US tax purposes and was, therefore, transparent for US federal and state tax purposes: Mr Anson (and not the LLC) was liable to US tax on his share of the profits as they arose.

            HMRC sought to charge Mr Anson to UK income tax on the profits he received from the LLC (i.e. on the distributions) and argued that the profits that had been taxed in the US were the profits of the LLC and not of Mr Anson. On that basis, they argued that Mr Anson was not entitled to the benefit of the US/UK double tax treaty because the US tax and the UK tax were not payable on the same profits.

            The First-tier tribunal (“the FTT”) found in Mr Anson’s favour, finding as fact that under Delaware law the profits of the LLC belonged to the members and not to the LLC. The case ultimately reached the Supreme Court, which also found in favour of Mr Anson by virtue of the FTT’s finding of fact: if Mr Anson’s share of the profits belonged to him under Delaware law, the distribution of his profits to him represented the mechanics by which he received the profits to which he was entitled and did not represent a separate profit source. As both US and UK tax arose on the same profits, Mr Anson was able to benefit from relief under the US/UK double tax treaty.

            HMRC’s Initial Guidance Relating to Anson Published On 25 September 2015

            Shortly after the Supreme Court’s decision in Anson, HMRC published guidance in which they stated that “HMRC has after careful consideration concluded that the decision is specific to the facts found in the case…Individuals claiming double tax relief and relying on the Anson v HMRC decision will be considered on a case by case basis.”

            Perhaps tellingly HMRC also said that “where US LLCs have been treated as companies within a group structure HMRC will continue to treat the US LLCs as companies, and where a US LLC has itself been treated as carrying on a trade or business, HMRC will continue to treat the US LLC as carrying on a trade or business”. HMRC’s guidance reassured the corporate community that group relief would continue to be available where US LLCs were part of the group structure.

            Although not particularly helpful, this guidance suggested that HMRC conceded that where the facts of a case and those found in Anson were alike, the profits of an LLC should be treated as belonging to its members such that double taxation relief would be available.

            HMRC’s Guidance Published in December 2023

            However, it appears from the latest guidance that HMRC has decided to take a more robust approach. In INTM180050 HMRC now state: “Based on HMRC’s understanding of Delaware LLC law (as at 06 December 2023), and contrary to the conclusion reached by the FTT in HMRC v Anson…HMRC continue to believe that the profits of an LLC will generally belong to the LLC in the first instance and that members will generally not be treated as “receiving or entitled to the profits”of an LLC.”

            HMRC go on to say that it understands that the LLC law of the other US states is largely the same as that of Delaware so that it would generally not regard the profits of other US LLCs as belonging as they arise to the members.

            From HMRC’s perspective it follows that individual members will only be chargeable to UK tax on any dividends or other distributions that they receive from the LLC (a consequence of HMRC continuing to regard LLCs as being ‘opaque’ for UK tax purposes), and that such receipts will be taxed at the dividend rate of income tax (currently up to 39.35%). If the LLC is taxed as a partnership in the US, HMRC warns that in its view no relief is available under the treaty because it believes the same income is not being taxed in both jurisdictions.

            Based on HMRC’s 2015 guidance taxpayers with similar facts to Anson were claiming treaty relief but in its new guidance HMRC say that where a taxpayer has claimed such relief, “HMRC will consider opening an enquiry or making a discovery assessment in accordance with its normal riskbased approach.”

            Implications of HMRC’s Updated Guidance

            For UK resident individuals who are members of US LLCs, the significance of the latest guidance is that HMRC is putting the taxpayer on notice that it disagrees with the FTT’s finding of fact in respect of Delaware law; as this finding underpinned the Supreme Court’s decision that Mr Anson could claim double tax relief, HMRC are now asserting that taxpayers with similar facts to Anson cannot rely on that decision to claim such relief.

            Whilst the FTT’s finding in relation to Delaware law is treated as a finding of fact and therefore does not set a binding precedent for future cases, the Supreme Court considered that the FTT was entitled to make its findings about the interaction between Delaware legislation and the LLC’s operating agreement (it is generally understood that the LLC in Anson was not unusual). Further, as HMRC’s revised position is not based on new law but merely disagreement with the decision in Anson, it remains open for taxpayers to continue to file on the basis of Anson (with appropriate disclosure in the tax return).

            What Planning Options are there Beyond Relying on Anson?

            The latest guidance indicates that HMRC are likely to push back on any attempt by a taxpayer simply to rely on Anson and may intend to re-litigate the point (albeit largely running the same arguments). HMRC may or may not win on any re-run of the Anson litigation. However, unless a taxpayer is determined to fight the point, if possible, we would suggest that it would be more time and cost effective for a taxpayer to structure their affairs so as to avoid the risk of double taxation. For example, to the extent possible, taxpayers could:

            • structure their investments/ business interests through an entity that is treated as being either transparent or opaque in both the US and the UK; or
            • if they are able to do so, claim the remittance basis of taxation and not remit any income from the LLC.

            Conclusion

            There is a certain policy logic for HMRC’s revised guidance which doubles down on its view that US LLCs should generally be treated as ‘opaque’ (often the desired treatment from a UK corporation tax perspective); HMRC’s position enables it to adopt a more uniform approach that, in practice, does not require it to review the relevant state legislation and an LLC’s operating agreement in every case.

            However, it is an unsatisfactory outcome for individual taxpayers, particularly for those who want to receive their distributions in the UK and who justifiably wish to rely on the Supreme Court decision to benefit from treaty relief but do not want to incur the expense of challenging HMRC’s updated view. Taxpayers who want certainty of treatment may have to either accept an unpalatable double tax cost or see if they can structure or restructure their affairs accordingly.

            Disclaimer

            The members of our US/UK team are admitted to practise in England and Wales and cannot advise on foreign law. Comments made in this article relating to US tax and legal matters reflect the authors’ understanding of the US position, based on experience of advising on US-connected matters. The circumstances of each case vary, and this article should not be relied upon in place of specific legal advice.

            This article has also been published in ePrivateClient, which can be found here.

            Rosie Schumm to speak at Private Client Forum Americas 2024

            Three cyclists ride along a paved road at sunset, surrounded by grassy fields and distant hills under a vibrant sky.

            Family Partner, Rosie Schumm, has been invited to speak at the Private Client Forum Americas 2024.

            The Private Client Forum Americas is a prestigious forum that brings together the most elite advisors to ultra-high net worth individuals, to discuss issues across the Americas, with an outlook on the rest of the world.

            The 2024 conference will take place in Mexico, from February 28 until March 1.

            Rosie will be co-presenting a session on Wednesday 28 February entitled, ‘Private Affairs, Public Interest: Family and Divorce’, alongside Gretchen Schumann of Rabin, Schumann and Partners, Nancy Murphy, of Teitler and Teitler and Santiago Garcia Luque of Garcia Alocer.

            Rosie Schumm
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            Victoria Salter-Galbraith is named Fellow of the Agricultural Law Association

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            We are delighted to announce that Rural Land and Business Senior Associate, Victoria Salter-Galbraith, has been made a Fellow of the Agricultural Law Association (ALA).

            The ALA is the UK’s most esteemed organisation on matters related to law and business of the countryside. The association focuses on the law in an apolitical way to promote its knowledge and understanding among those who advise rural business.

            To achieve the status of Fellow, Victoria sat an in-depth examination for which she received the joint highest mark in the country.

            Victoria Salter-Galbraith
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            Lifecycle of a Business – General meetings – a step by step guide

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            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.

            So far, we’ve covered initial considerations, directors and funding, so now let’s have a think about “Shareholders”.

            General meetings – a step by step guide

            While the board of directors of a company is responsible for the day-to-day, operating decisions of the company, there are various issues which, under the Companies Act 2006 (the Act), require shareholder approval. (A company’s articles of association (the articles) and any shareholders’ agreement which is in place may also set out matters which require shareholder consent.) For private limited companies incorporated in England and Wales, such approval is usually obtained by the passing of shareholder resolutions, either in an actual meeting of the shareholders or by written resolution.

            Shareholder meetings

            Meetings of shareholders are referred to as general meetings and any number of general meetings can be held throughout the year. Private companies may also hold an annual general meeting (AGM) once a year, at which, for example, directors may be elected, dividends declared and the annual accounts approved. Private companies are not required to hold an AGM under the Act, although their articles may provide otherwise.

            Until recently, general meetings were usually held in-person but as technology has improved and become more widespread, there’s now the option to hold virtual or hybrid general meetings as well. There are pros and cons to such meetings, which pose additional factors to consider and as such, they fall outside the scope of this article.

            Step 1: Calling the general meeting

            General meetings are usually called by the board of directors and the calling of the general meeting, together with the form of the notice of the general meeting, should be approved by the directors.

            Shareholders representing at least 5% of the paid-up voting shares in the company may also request the directors to call a general meeting. (The process for calling such a general meeting is a little different and is outside the scope of this article.)

            Notice of the general meeting must be sent to all shareholders who are entitled to receive notice (plus the directors and company’s auditors (if any)) and the notice must include certain information. As a minimum, the notice must set out the date, time and location of the general meeting and the general nature of the business to be conducted. If any special resolutions are to be tabled at the meeting, the wording of the special resolutions must be included in the notice. Other, administrative information must also be provided, such as how a member can appoint a proxy to attend the meeting and vote on their behalf. In addition, the articles and any shareholders’ agreement must be reviewed to ensure that any provisions dealing with notice entitlement are complied with; this may be particularly relevant where, for example, there are different classes of shares in issue. Failure to send due notice will result in the meeting not having been validly convened.

            It’s also important to consider what supporting information (if any) is required to be provided to the shareholders ahead of the meeting. For example, when an AGM is being called, a copy of the company’s annual report and accounts will need to be provided; these usually accompany the AGM notice.

            Notice of the general meeting can be sent in hard copy form or, subject to certain requirements, in electronic form. Notice may also be placed on a website (again, subject to certain requirements).

            Step 2: Ensure that the correct notice period is given

            Under the Act, the length of notice required to be given for a general meeting called by the directors is generally a minimum of 14 clear days, although the articles may set out a longer period. (A longer period is also required where certain resolutions are being proposed.) Reference to “clear days” means that the day that the notice is given and the day of the meeting are not to be taken into account. When calculating the notice period, don’t forget about delivery. Under the Act, delivery by post or e-mail is deemed to occur 48 hours after posting or sending (non-working days shouldn’t be taken into account), although the articles may provide for a shorter deemed delivery period. So, for example, assuming that the articles are silent about deemed delivery, if notice is sent on Monday 25th March 2024, the earliest date that the general meeting can be held will be 11th April 2024.

            A shorter notice period may be given if a majority in number of shareholders who, together hold at least 90% of the nominal value of the voting shares, agree. This percentage can be increased in the articles to a maximum of 95%.

            Step 3: Is the meeting quorate?

            The day of the meeting has arrived but in order to be valid, the meeting must be quorate. Generally, there must be two people present (and those people must represent different shareholders) for quorum to be achieved, unless the company only has one shareholder or the articles provide otherwise.

            If the meeting isn’t quorate, the chair may choose to adjourn the meeting. Adjournment provisions are usually included in the articles.

            Step 4: Running the general meeting

            A chair will need to be appointed to facilitate and lead the meeting. This will usually be the chair of the board or another director, but a shareholder or a proxy can also take on this role. Depending on the size of the company and the nature of the business of the meeting, it may be advisable for the chair to use a pre-prepared script.

            Shareholders, proxies and, usually, directors, as well as certain other persons, are able to speak at a general meeting and it’s advisable for the chair to let them do so. The chair can, however, take certain steps to stop obstructive behaviour, including adjourning the meeting and even removing the person(s) in question from the meeting, although removal should only be used as a last resort.

            Step 4: Passing the resolutions

            How the proposed resolutions are passed will depend on how the vote is taken and the type of resolution.

            Votes can be taken on a simple show of hands (where each shareholder has one vote) or on a poll (where each shareholder has one vote for every ordinary share held). Votes will be taken on a show of hands unless a poll is specifically requested.

            An ordinary resolution will be passed:

            • on a show of hands if it’s passed by a simple majority of the votes cast by the shareholders entitled to vote; or
            • on a poll if it’s passed by shareholders representing a simple majority of the total votes of the shareholders who vote on the resolution.

            A special resolution will be passed:

            • on a show of hands if it’s passed by a majority of not less than 75% of the votes cast by the shareholders entitled to vote; or
            • on a poll if it’s passed by shareholders representing at least 75% of the total voting rights of the shareholders who vote on the resolution.

            Step 5: Post-meeting matters

            The end of the meeting doesn’t necessarily mean that the process is complete. Various formalities will need to be dealt with, for example, writing up the minutes of the meeting, making any requisite filings at Companies House and updating any registers of the company.

            Written resolutions

            Instead of holding a general meeting, the shareholders of private companies can also pass written resolutions for the majority of actions which require their approval. This is helpful for companies who have only a small number of shareholders and can be a much quicker way of obtaining shareholder approval. The procedure is set out in the Act and failure to follow this correctly can constitute a criminal offence.

            The procedural specifics will depend on whether the directors or shareholders propose the written resolution but broadly, a written resolution must:

            • be sent to all shareholders entitled to vote on the date that the resolution is circulated (the circulation date);
            • state whether any proposed resolutions are special resolutions;
            • include directions as to how to approve the resolution; and
            • set out the deadline for when the resolution must be passed (28 days after the circulation date unless the articles say otherwise). If the resolution isn’t passed by the deadline date, it will lapse.

            A copy must also be sent to the company’s auditors (if any).

            If the shareholder agrees to the resolution, they must signify as such on the document and return it to the company. A written ordinary resolution will pass if shareholders representing over 50% of the total voting rights of the shareholders entitled to vote approve it. A written special resolution will pass if shareholders representing at least 75% of the total voting rights of the shareholders entitled to vote approve it.

            Practical points

            The steps to be taken to call and hold a general meeting are fairly formulaic, especially for companies with a smaller shareholder base. However, don’t forget to consider whether a written resolution may be a more practical option.

            Thinking ahead, where possible, is advisable. Preparing the documentation required well in advance and being clear on the resolutions to be proposed and the voting process, will minimise the risk of errors and omissions.

            Whether you choose to call a general meeting or circulate a written resolution, it’s important that the statutory procedure is followed correctly and that the articles and any shareholders’ agreement are checked to ensure that they are complied with. Getting this wrong could invalidate the meeting or even be a criminal offence. Your legal advisors will be able to assist if you’re unsure.

            Lianne Baker
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            Biodiversity Net Gain obligations

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            BNG planning obligations came into effect on 12 February 2024. This means that for most developments, any planning application submitted from this date will be subject to the BNG requirements. Any existing permissions, or applications pending at this date, are not affected.

            The obligations are onerous and developers will need specific guidance. Forsters’ planning experts can offer guidance and practical advice on how to navigate the BNG requirements.

            Read our introductory briefing note

            Read our follow-up briefing note from February 2024

            Further guidance and practical examples will be circulated when available.

            For more information, get in touch with our Planning team to discuss how we can help.

            Lifecycle of a Business – Dividends

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            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.

            So far, we’ve covered initial considerations, directors and funding, so now let’s have a think about “Shareholders”.

            Dividends

            Our recent articles have referred to the payment of dividends to shareholders . In this article, we delve into how profits and retained earnings of a private company can be distributed among its shareholders by way of dividend. We discuss when and how much may be distributed and also look at restrictions that might apply to private companies (the additional restrictions placed on public companies with respect to dividends are out of scope of this particular article).

            What are dividends?

            Dividends are a type of distribution made by a company to its shareholders and are a way of returning some of the profits of a company directly to its shareholders. They’re generally paid in cash, but might also be non-monetary payments such as shares in the company (scrip dividends) or physical assets (dividends in specie).

            Where a company declares a dividend, and that company has only one class of share in issue, it must declare and pay dividends equally on each share. Companies with more than one class of share in issue may wish to allocate different dividend rights to each class.

            When can dividends be paid?

            A company may only distribute dividends out of the profits available to it for any such distribution, that is, the company’s accumulated, realised profits, less its accumulated, realised losses, as they are stated in the company’s annual, interim, or initial accounts (as the case requires). In other words, the company must have sufficient distributable profits to pay the dividend.

            As to timing, a dividend can be paid at any point in time but will generally be paid:

            • as a final dividend once the company’s end of year financial statements have been prepared. This usually requires shareholder approval, often at the company’s annual general meeting; or
            • as an interim dividend at any time during the financial year before the company determines its annual profits. This does not usually require shareholder approval.

            Special or “one-off” dividends can also be paid as and when appropriate.

            Amount of any dividend

            Provided there are sufficient distributable profits available to the company to cover any payment of any declared dividend, and its constitutional documents allow it, there is no restriction as to the amount of dividend that may be declared and distributed to a company’s shareholders.

            Declaring a dividend

            The manner in which a company may declare a dividend (if at all) will usually be set out in its articles of association or in a shareholders’ agreement in relation to that company and these should always be checked before declaring any dividend.

            There is no legal obligation on the company or its directors to declare a dividend. As such, a company may decide to use its profits for other purposes, for example, as working capital, to invest, to pay dividends at a later date (retained earnings), to cover any unexpected circumstances that might arise, to reinvest in its business for growth and expansion, or to pay down debt.

            Final dividends

            A final dividend usually requires the approval by ordinary resolution of the company’s shareholders (where the directors have resolved to recommend the amount of any such dividend). This approval is usually obtained at the company’s annual general meeting at which the annual accounts are also approved.

            Once a final dividend has been declared by its shareholders, it becomes a debt due and payable by the company on the date of the resolution, unless some future date for payment is specified.

            Interim dividends

            Provided that the company’s articles of association or any shareholders’ agreement allows, the directors may decide to pay interim dividends at any time, provided that the company has sufficient distributable profits. (It should be noted that the model articles of association permit the payment of interim dividends by default.) The company’s annual and interim accounts will likely be produced at the board meeting at which the interim dividend is to be approved.

            An interim dividend may be varied or rescinded at any time after it is declared and before payment is actually made and may, therefore, only be regarded as due and payable when it is actually paid.

            Tax implications

            The payment of a dividend by a UK company is not deductible when the company’s taxable profits are computed.

            Generally, there is no withholding tax when a UK company pays a dividend (although there are exceptions for some types of investment funds).

            When a company may not pay a dividend

            A company’s articles of association or any shareholders’ agreement in force in relation to a company might place certain restrictions on the directors’ and/or shareholders’ ability to make dividends.

            In addition, dividends which contravene certain sections of the Companies Act 2006 (the Act) (for example, one declared where a company does not have sufficient distributable profits) or common law (for example, a distribution out of capital) are classed as unlawful dividends and should not be paid.

            Consequences of making an unlawful dividend

            Where the directors declare and distribute a dividend in circumstances where there are insufficient profits available to distribute, they will likely be in breach of their statutory duties contained in the Act, such as their duty to promote the success of the company for the benefit of its shareholders as a whole, or their common law duty to consider the interests of the company’s creditors (rather than the shareholders) in circumstances where the company is facing insolvency (our article, “A Balancing Act – when do directors owe a duty to creditors?“, considers the circumstances when a director owes a duty to creditors following the Supreme Court judgment in BTI v Sequana). This could have various adverse consequences, including disqualification as a director.

            No criminal penalties attach to the payment of unlawful dividends, but a director could be held personally liable to repay the company. For further information about this, please see here.

            Paying a dividend when the company is insolvent or subsequently becomes insolvent could also have consequences under insolvency law.

            Takeaways

            Paying dividends can send a positive message about a company’s current financial strength and future prospects. Many investors like the income associated with dividends and so may be more likely to invest in a company that pays regular dividends.

            On the other hand, a company that is still growing should carefully consider whether paying a dividend is advisable; it may be preferable to instead reinvest any profits into its future growth, pay off some debt or use the profits for working capital purposes, for example. And, as discussed above, a company that doesn’t have sufficient profits shouldn’t declare a dividend in the first place; doing so could result in the directors being held personally liable to repay the company.

            The decision whether to pay a dividend or not may not be clear-cut. Directors must consider their statutory duties, as well as the financial situation of the company, its constitutional documents, and any tax implications. Speaking to your legal advisor or accountant (or both) is advisable in this situation.

            Disclaimer

            This note reflects the law as at 14 February 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Heather Corben
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            Forsters’ lawyers recognised in the Spear’s 500 Directory 2024

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            We are delighted to see 33 of our lawyers recognised in the Spears 500 Directory 2024:

            Property Lawyers:

            Corporate Lawyers:

            Landed Estates Lawyers:

            Family Lawyers:

            Tax and Trusts:

            Cryptocurrency:

            Spears 500 is a highly regarded guide, showcasing the best private client advisors in the industry for HNW and UHNW clients.

            Emily Exton
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            Kelly Noel-Smith shortlisted in The Legal500 ESG UK Awards – Environmental/Sustainable Champion Award

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            We are delighted to share that CSR Partner, Kelly Noel-Smith, has been shortlisted in The Legal500 ESG UK Awards – Environmental/Sustainability Champion.

            The award acknowledges truly exceptional individual contributions to improving sustainability in private practice over the last year, with a focus on internal initiatives at law firms.

            Since joining the firm as a Partner in 2009, Kelly Noel-Smith has pioneered our approach to sustainability, developing and leading our best practice programme. Kelly spearheaded Forsters’ 2021 commitment to a science-based emission reduction target to halve our greenhouse gas emissions by 2030. We were one of the first firms of our size to make this pledge. In Autumn 2023 our reduction target was approved by the Science Based Target initiative.

            The winner of the award will be announced on 24 April.

            We are also delighted that Forsters has been shortlisted for the Lexis Nexis Legal Awards 2024 – Award for Sustainability. Winners will be announced on 14 March.

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            Natalie Carter shortlisted in Totum’s BD and Marketing Rising Star Award

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            We are delighted to share that BD and Marketing Executive Natalie Carter, has been shortlisted in Totum’s Rising Star Award.

            The award celebrates the rising stars of the next generation of talented business service professionals and Natalie has been nominated in the BD and Marketing category.

            Natalie joined Forsters in 2019 and has supported a wide range of practice areas throughout her time at Forsters. Her current role includes developing and executing BD and Marketing plans for the Private Wealth practice with a focus on our residential and rural property teams. Natalie was instrumental in the development and launch of our cross-practice Vineyards campaign.

            The winner of the award will be announced on 13 February.

            Forsters Announces Exciting Partnership with Local Charity the Marylebone Project

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            Forsters are delighted to be partnering with the Marylebone Project as part of the firm’s commitment to supporting charities and community groups. The relationship forms part of our wider CSR strategy, and our focus will be supporting the Marylebone Project’s various initiatives and services designed to protect vulnerable women facing homelessness. Our recent move to our new office in Marylebone provides a great opportunity for us to support our local community, with the Marylebone Project on our doorstep.

            The Marylebone Project provides a life-changing service for women facing homelessness, empowering them towards independent living. It is the largest and longest-running centre of its kind in London and the UK with over 90 years’ experience and 112 residential beds across two buildings. It is the only women’s-only homelessness centre that is open 24/7, 365 days a year.

            Marylebone Project.

            As a firm we are proud of our values; being driven by what really matters and supporting everyone to achieve. We are also a firm with strong female leadership (as of February 2024, 53% of our partners were women, including our Senior Partner and Managing Partner) which actively supports women with their professional development. The Marylebone Project aims to do the same with one of its main values being empowerment, equipping women to make informed choices and to have a voice. We look forward to working together in partnership to enrich the lives of women supported by the Marylebone Project.

            We will directly support the Marylebone Project’s services and women through fundraising, material donations, social activities and volunteering. Longer term, we hope our partnership will raise awareness of the Marylebone Project’s vital services, the experience of women who are experiencing homelessness in London and also provide skills-based support, empowering women to live fulfilling independent lives.

            Towards the end of 2023, Miriam Kennedy (Centre Manager), Evie Oglethorpe (Fundraising Officer) and Ruhamah Sonson (Operations Manager) from the Marylebone Project came to speak to the team at Forsters and to launch our partnership. The session provided an opportunity for the firm to find out more about the Marylebone Project’s vital services and hear to the stories of the women who have benefitted from its support. Evie also shared details of the ways in which Forsters’ employees can get involved and provide support throughout the course of the partnership.

            Marylebone Project.

            During the event, attendees enjoyed a delicious lunch provided by Munch, the Marylebone Project’s social enterprise catering business. Munch food is prepared by a team of women from the Marylebone Project, providing opportunities for them to improve their wellbeing, whilst gaining catering skills and qualifications.

            Marylebone Project.

            We look forward to kickstarting this partnership by supporting the London Homeless Collective’s London Walk in March, raising funds for the Marylebone Project. The London Homeless Collective is a movement of more than 25 charities that help people experiencing homelessness in London.

            “Forsters’ recent move to Marylebone provides a perfect opportunity for us to support our local community and we are thrilled to announce the Marylebone Project as our next charitable partner. As a firm we are proud of our values which include being driven by what really matters and supporting everyone to achieve. We are committed to supporting the Marylebone Project as they continue to empower women to lead independent and fulfilling lives.” – Emily Exton, Managing Partner

            “We look forward to working with the Marylebone Project to deliver a meaningful partnership, enriching the lives of vulnerable women affected by homelessness. Together, our partners and employees will participate in a range of fundraising and volunteering activities that will benefit the women supported by the Marylebone Project.” – Jeremy Roberston and Michael Armstrong, Co-leads of the Forsters’ Charity and Community Committee

            “We are so pleased Forsters has chosen to partner with the Marylebone Project, coinciding with their recent move to the area. We are grateful that Forsters feel inspired by our mission to support women in overcoming homelessness and living full, independent lives, and we’re excited for the expertise, committed volunteers and community spirit they will bring to the project.” – Miriam Kennedy, Centre Manager at the Marylebone Project


            Marylebone Project.
            Marylebone Project.

            Lifecycle of a Business – Protections for Minority Shareholders

            Exterior office building

            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.

            So far, we’ve covered initial considerations, directors and funding, so now let’s have a think about “Shareholders”.

            Protections for Minority Shareholders

            Minority shareholders are those who cannot, by themselves, control the direction a company will take and, as a result, may be adversely affected by decisions made by the majority shareholder(s). This article sets out some of the rights a minority shareholder may seek in a private limited company in England and Wales and those provisions that majority shareholders can expect their minority shareholders to raise.

            Legislation

            Legislation offers certain limited protections for minority shareholders, some of which were mentioned in our last article, ‘What are your rights as a shareholder?’. In addition to the points mentioned in that article:

            1. a shareholder can block special resolutions where they, either by themselves or with other shareholders, hold more than 25% of the voting shares in the company. This can stop key matters passing, such as changing the company’s articles of association;
            2. a shareholder can cause a general meeting of the shareholders to be called where they, either by themselves or with other shareholders, hold at least 5% of the paid-up shares that have the right to vote. Alternatively, those shareholders with 5% of the voting rights can arrange for a written resolution to be circulated. Either action will enable the shareholder(s) to put matters in front of the other shareholders for them to vote on;
            3. any shareholder can bring a claim for unfair prejudice against the company (where actions have been, or are being, taken that are, or would be, unfairly prejudicial to the shareholders, or some of them), although it should be noted that a common outcome of this process is that the court orders the majority shareholder to buy out the minority shareholder;
            4. any shareholder can bring a derivative action against a director for actions such as negligence, default, breach of duty or a breach of trust. However, bear in mind that this is an action brought in the name of the company and so any damages recovered would not go to the shareholder; and
            5. in certain qualifying cases, where a shareholder has held their shares for at least six of the preceding 18 months, they can apply to the court for the winding-up of the company, although it should be noted that the bar for success with this route is high.

            Given the limited nature of the statutory protections on offer, minority shareholders often seek to negotiate contractual minority protections at the outset of their investment.

            Contractual Protections

            Contractual protections are usually found in the company’s articles of association and any shareholders’ agreement or investment agreement (which governs the relationship between the shareholders of a company) that is in place. They can include the following (subject to the specific requirements of the transaction and negotiations):

            1. Reserved Matters: A majority shareholder may agree a list of matters which the company cannot carry out without the consent of the minority shareholder(s). These are usually the most important matters relating to the company which would affect a minority shareholder’s position, such as changes being made to the company’s articles of association, the taking out of a substantial loan by the company, the entry into significant contracts by it or the winding-up of the company.
            2. Pre-Emption (Share Issue): Pre-emption rights on an issue of shares by the company enable a minority shareholder to avoid their shareholding being diluted by the future issue of new shares to third parties (or other shareholders), by giving the minority shareholder a right of first refusal to take up any of the new shares, usually in proportion to their shareholding at the time of issue. If a contractual protection is not included, and reliance is instead placed on the statutory pre-emption right, those holding 75% of the voting shares in the company can disapply the provision. That said, the purchase price for a minority stake can be substantial.
            3. Pre-Emption (Share Transfer): Similarly, pre-emption rights can be included in respect of a transfer of shares, giving the minority shareholder a right to purchase certain of the shares of an outgoing shareholder, usually in proportion to the shares the minority shareholder already holds in the company. However, this can again be a costly process and the minority shareholder will need to ensure they have the funds to purchase the shares.
            4. Board of Directors: A minority shareholder can, if its minority shareholding is appropriately significant (usually by reference to a percentage shareholding), request the right to appoint a director to the board and for that person to be present in order for any meeting to be quorate. If they are not able to obtain this right, they may be able to appoint an observer at board meetings so that they are aware of matters discussed by the board, albeit without having the voting rights that come with being a director.
            5. Exit Right: Tag-along rights provide an exit route for minority shareholders where there will be a change of control of the company. Here, they are able to sell their shares to the same purchaser of the majority shareholder’s shares and on the same terms. This ensures that a consistent value is paid for the shares in the company and avoids the minority shareholder(s) being left in the business with a new party. Additionally, a minority shareholder may seek to include a put option, to ensure that if a dispute arises between the shareholders, for example, they will receive an agreed value for their shares or have a mechanism in place for an independent third party to confirm the value.
            6. Information Rights: In addition to the statutory right to see certain company information, such as the company’s annual accounts and directors’ report, a minority shareholder may be able to obtain management reports throughout the year as a means of monitoring their investment in, and the performance of, the company.
            7. Dividend Policy: Having a clear dividend policy in place will help to give certainty to a minority shareholder as to when they are likely to receive a dividend from the company in respect of their investment. Without this, minority shareholders are unable to pass or block an ordinary resolution to declare dividends.
            8. Business Plan: In a joint venture scenario, a minority shareholder is likely to want to have a say in the signing-off of the annual business plan of the company, to ensure that the commercial objectives of the parties are clearly aligned.

            Protections of this nature have been in the news recently with Sir Jim Ratcliffe’s investment into Manchester United. It is reported that he will have a right of first refusal for a year if the Glazer family sell their shares, but the Glazer family will be able to drag-along Sir Jim Ratcliffe if there is a full sale of the club after 18 months of the completion of his investment and provided that he receives at least $33 per share.

            Conclusion

            If you are a minority shareholder investing in a company, or a majority shareholder who has received a request for protections from an incoming investor, please do not hesitate to get in touch with a member of our Corporate team, who will be happy to assist you.

            Disclaimer

            This note reflects the law as at 2 February 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Aaron Morris
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            Anthony Goodmaker shortlisted for Lawyer of the Year at the YN Property Awards 2024

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            We are delighted to announce that Anthony Goodmaker, Partner in Forsters’ Commercial Real Estate team, has been shortlisted for Property Lawyer of the Year at the YN Property Awards 2024.

            The annual YN Property Awards celebrate industry achievements across the property sector and raise vital funds for Norwood, the oldest Jewish charity in the UK. Founded in 1795, Norwood supports people with learning disabilities and autism, and offers support to vulnerable children and families.

            The winners will be announced in February 2024.

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            Private Water Supplies

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            About one percent of the population rely on a private water supply, where water is drawn from a borehole, well, spring, lake, stream or river to service their properties. A borehole is likely the most common method for domestic properties.

            There are extensive regulations surrounding a private water supply, these are contained in the Private Water Supplies Regulations 2016, which focus on the quality of water, and the Water Resources Act 1991, which focusses quantity and supply. Local authorities have wide powers to enforce these regulations, and breaching them, or abstracting water without a licence can be a criminal offence.

            Relevant persons:

            Responsibility for the quality and quantity of private water supplies lies with the owners/occupiers of the property serviced by the water supply, the owners/occupiers of the property where the water supply is sourced, or any other person who has management or control of the water supply. The law identifies these people as ‘relevant persons’.

            Understandably, there is a requirement for a water supply to meet basic regulatory standards, ensuring that it is safe for use and consumption at all times. This is measured by testing the number of contaminants in the water and depends on the size and nature of the supply.

            1. Commercial supplies (including supplies to a number of dwellings):

            These are defined as supplies of a daily average of over 10m3 or to either public or commercial premises. Properties let to third parties also fall under this category. Risk assessments must be carried out at least every 5 years and a water test must be carried out at least annually. If it is determined that a supply is a danger to human health, a local authority has a duty to warn the occupants of the property and advise how to minimise the danger.

            2. Standard private supplies:

            This is a supply to any premises, other than a single dwelling, not used for commercial purposes. Again, these are subject to 5-yearly risk assessments and an annual test, however, a narrower number of contaminants are tested.

            3. Single dwelling supplies:

            Single dwellings that are not used for any commercial activity. In this case, a risk assessment is required only, and the supply is monitored, if requested by the owner or occupier of the property.

            4. Distributed mains supplies:

            These are rare, but occur where water is supplied by a mains provider and then further distributed through a private water network. Risk assessments are still required, even though the water originates from a mains source.

            Relevant persons are also responsible for the sufficiency of a private water supply. Supply can change in drought or severe cold weather, or as a result of a burst or leaking pipe etc.

            In these cases, relevant persons are responsible for putting in place alternative arrangements and central responsibility is with the owners of the supplies, who should have an emergency plan in place. An owner of a water supply can never just disconnect the supply, even in the event of non-payment by a user.

            If a local authority finds that a water supply is insufficient, either due to quality or quantity, then they are able to serve a ‘private supply notice’ on the owner of the supply, setting out the steps they must take to rectify the situation. This can prove expensive, particularly if the required action is to connect to a mains water supply. If an owner of a water supply does not comply with the notice, the local authority can do it on their behalf and recover the costs from the owner.

            A more serious notice – ‘a regulation 18 notice’ is served where a supply is proved to be a danger to human life. If this is not complied with, it is a criminal offence carrying up to 2 years’ imprisonment, and/or a fine.

            Abstraction:

            Taking water from a source is known as abstraction. A licence is required from the Environment Agency where an average of over 20m3 is abstracted daily. This is unlikely to be the case for a single residential dwelling. Again, abstraction without a licence, where one is required, can be a criminal offence.

            Licences are transferred with a property on a sale, but a buyer does need to contact the Environment Agency to transfer the rights under the licence.

            Summary:

            To summarise, a relevant person is responsible for the quality and quantity of a private water supply, with central responsibility lying with the owner of the supply. Local authorities can enforce the regulations, and it can be costly to comply with them, and it is essential that an abstraction licence is obtained where an average of over 20m3 of water is abstracted daily.

            Advice from a specialist should be obtained if you are purchasing a property responsible for a private water supply or serviced by one.

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            Forsters’ Private Wealth lawyers recognised in Legal Week’s Private Client Global Elite Directory 2024

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            12 lawyers from our Private Wealth practice have been recognised in Legal Week’s Private Client Global Elite Directory 2024.

            Private Client Global Elite:

            Private Client Global Excellence:

            The Private Client Global Elite Directory was created with the awareness that referrals and recommendations are the key to the private client sector. To know that someone is an excellent technical practitioner is essential, but it is also integral for the maintenance of client relationships that the advisors you refer to your clients are good personality fits and masters of communication. As such, Private Client Global Elite recognised excellent individuals as chosen by their own peers within the private wealth industry.

            The full directory can be viewed here.

            Lifecycle of a Business – What are your rights as a shareholder?

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            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.

            So far, we’ve covered initial considerations, directors and funding, so now let’s have a think about “Shareholders”.

            What are your rights as a shareholder?

            A company acts through two bodies of people – its shareholders and its board of directors. While the directors manage the day-to-day running of the business, shareholders can still exert a significant amount of influence.

            The rights of shareholders are derived from the Companies Act 2006 (the “Companies Act“), the articles of association of the company (the “Articles“) and any shareholders’ agreement in place. The rights attaching to shares will depend on the class (type) of shares that you hold and will vary from company to company. It is therefore important that you fully understand which class(es) of shares you own and the rights which apply to them.

            In this article we will consider the key shareholder rights that are provided in the Companies Act.

            Attendance and voting at general meetings

            Generally, shareholders are entitled to attend and vote at general meetings of the company. However, some classes of shares may not have this right, while others may provide weighted voting rights or a veto right over certain issues; if this is the case, it should be set out in the Articles or any shareholders’ agreement.

            Subject to any specific rights set out in the Articles or a shareholders’ agreement, a shareholder’s voting power will usually depend on the proportion of shares held (where the vote is by poll); however, in some instances a vote may be taken by show of hands and in this case, shareholders with a very small shareholding may have a significant impact on the vote. In the main, resolutions proposed at a general meeting will be either an ordinary resolution or a special resolution. An ordinary resolution is passed by simple majority (i.e. over 50%) while a special resolution must be passed by 75%.

            In addition, subject to certain conditions being satisfied, shareholders have the right to require the directors to call a general meeting, the right to require the company to circulate a written resolution and the right to require the directors to circulate a statement with respect to a matter referred to in a proposed resolution or other business to be dealt with at a meeting.

            If you are unable to attend a general meeting, you should be able to appoint a proxy to attend the meeting and vote on your behalf.

            Right to dividends

            Most shareholders will have the right to receive a share of the company’s profits in return for their investment. If a company is profitable, the directors may decide to distribute profits to shareholders by declaring the payment of a dividend (usually in cash).

            Although it is the directors who will recommend the payment of a dividend, shareholders may have to vote to approve it (this is usually the case with a final dividend, which is paid once the annual accounts have been drawn up; interim dividends which are paid throughout the year are usually declared by the directors). The shareholders cannot vote to pay a final dividend which is more than the directors have recommended, although they can vote to reduce the amount of the dividend to be paid.

            It should be remembered that the directors are under no legal obligation to declare the payment of a dividend. For example, the directors will not recommend a dividend if the company is not profitable or if it is profitable, they may decide that the profits should be re-invested into the business.

            Right to return of capital

            The share capital of a company is not owned by the shareholders, but by the company. This is to protect the creditors of the company who will often have no control over how the company is being managed and operated. If the company becomes insolvent, its creditors will rank ahead of the shareholders in terms of being “paid back” and if necessary, the share capital will be used to do this. For private companies with a small amount of share capital, this might not be of much help to creditors in reality, but the principle remains.

            That said, shareholders do have capital rights and if any share capital remains once creditors have been repaid (although this is unlikely in an insolvency context), this will be repaid to the shareholders, usually in proportion to the number of shares that they hold.

            Right to information

            Shareholders also have rights to receive certain, albeit limited information, about the company. For example, they are entitled to a copy of the company’s annual accounts and any annual report and can request to see a copy of the company’s register of members, any minutes of general meetings and the terms of the directors’ service contracts.

            Pre-emption rights

            Under the Companies Act, shareholders have a pre-emption right on the allotment of shares. Such rights may also be included in the Articles or any shareholders’ agreement. These rights aim to protect existing shareholders from having their shareholdings diluted, by requiring the company to give existing shareholders a right of first refusal over the allotment of new shares, usually in proportion to their current shareholding.

            Pre-emption rights may also apply on the transfer of shares and if so, these and the process to be followed will be set out in the Articles or a shareholders’ agreement. Such rights require any shareholder wishing to transfer their shares to offer them first to the existing shareholders, again, usually in proportion to their current shareholding.

            In determining what rights a shareholder has, much will turn on the Articles or any shareholders’ agreement. It is therefore important to check these before taking any action as a shareholder. Our next article will focus on the protections which may be afforded to minority shareholders.

            If you have any queries or concerns about your rights as a shareholder, please do not hesitate to get in touch with a member of our Corporate team who would be happy to assist you.

            Disclaimer

            This note reflects the law as at 19 January 2024. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Simon Blain to speak at The Practitioner’s Forum on Trusts in Divorce 2024

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            Family Partner, Simon Blain, has been invited to speak at The Practitioner’s Forum on Trusts in Divorce 2024.

            Hosted in London on 15 February, the in-person forum brings together Trust and Family lawyers to discuss the complex issues that can arise from trusts in divorce. It is an opportunity to discover the various perspectives that shape trusts in divorce and gain insight from experienced lawyers on how to navigate these intricacies.

            Simon will be joined by Stacey Nevin of Kingsley Napley, Emma Holland of Stewarts and Tom Deely of Howard Kennedy LLP. Their session, ‘Understanding How and When Trusts are Brought into Divorce’ will cover:

            • The trust as an asset
            • Stress testing against divorce
            • The powers of the family court

            The full article can be read here.

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            Forsters represent Elsevier in HQ sale and new letting

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            Forsters advised Elsevier in relation to the sale of their long-term UK HQ in Kidlington, Oxford and associated relocation into new premises.

            Part of the FTSE 100 RELX Group plc, Elsevier is an academic publishing company specializing in scientific, technical, and medical content.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised Elsevier and was assisted by Owen Spencer and Molly Haynes.


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            Xavier Nicholas recognised as one of the 50 Most Influential in ePrivateclient 2024

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            Xavier Nicholas, Partner and Head of Private Client, has been named as one of ePrivateclient’s 50 Most Influential in 2024.

            The listing identifies the leading practitioners of the private client sector, showcasing 50 of the most talented and highly regarded private client advisors.

            Xavier has been recognised for his technical expertise and his ability to advise on the most complex and high-value matters. He was also listed in the 2022 edition.

            The full 2024 ranking can be viewed here.

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            Hannah Mantle to speak at The 2024 Practitioners’ Forum on Stress Testing Trust Structures

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            Contentious Trusts and Estates Partner, Hannah Mantle, has been invited to speak at the ThoughtLeaders4 conference ‘The 2024 Practitioners’ Forum on Stress Testing Trust Structures’ on 18 January in London.

            The conference will unite contentious and non-contentious private client practitioners to examine the best practice for enhancing the resilience of trust structures and mitigating risks of attack.

            Hannah will be joining Hugh Gunson of Charles Russell Speechlys, Helen McGhee of Joseph Hage Aaronson and Christopher S. Cook of Baker McKenzie for a session, entitled ‘Fortifying Trusts Against Tax Authority Attacks’. In the session, the speakers will cover:

            • Changes in tax law that could leave a trust vulnerable
            • Trust and corporate residence issues
            • Mitigating tax implications
            • Implementation of tax advice over time
            • Other commonly encountered tax issues.

            You can register to attend the conference here.

            Hannah Mantle
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            Jo Edwards joins ITV’s Lorraine alongside ‘Mother Pukka’ founder Anna Whitehouse to share her top tips for a good divorce on so-called ‘divorce day’

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            Head of Family, Jo Edwards, made a further appearance on ITV’s Lorraine to share her advice for married couples considering a divorce at the start of the year (traditionally the busiest time of the year for couples making enquiries about separation).

            Jo stressed the importance of not rushing into a divorce after a difficult holiday period but taking time to reflect, consider counselling, and seeking some initial legal advice.

            Jo also discussed with Lorraine the benefits of No Fault Divorce, which has been in place in England and Wales for nearly two years. As separating couples are no longer required to apportion blame as part of the process, a “good divorce” is a reality.

            In light of Jo’s appearance on Lorraine here are Jo’s three top tips for a good divorce:

            1. Unless the relationship is abusive, don’t rush to divorce
              Try counselling and give thought to what needs “fixing” and how that may be worked on. If there is a divorce down the line, it is more likely to be amicable if you both feel you have given it your all and are emotionally ready.
            2. Don’t use children as pawns
              It’s parental conflict, not separation, which is known to cause most damage to children. If you restrict the other parent’s time with the children, or press for strict equal shared care despite the other parent having more available time, that may inflict emotional harm that stretches into adulthood. Children are entitled to grow up understanding the rich fabric of their genetic makeup; usually that means having a meaningful relationship with both sides of their family.
            3. Plan
              Surround yourself with a good support network as you go through divorce; have individual therapy; familiarise yourself with the process by reading up. Above all else, be kind to yourself (and to your spouse, if they’re struggling).

            Although Jo has extensive experience of taking cases to court where needed, she is well-known for her conciliatory, pragmatic approach and desire to settle even the most complex of cases where possible. As a trained mediator and collaborative lawyer, Jo is one of only a handful of lawyers in London qualified to consult with children in mediation.

            For more information, please contact Jo Edwards.

            Joanne Edwards
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            Employment Law: Looking Back on 2023 and the Forecast for 2024

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            It can be tough being an employer: many are still grappling with the new employment landscape left after Covid (such as remote and hybrid working arrangements) and are still trying to understand the expectations of the new generation of worker, all whilst trying to keep up-to-date with a never-ending raft of legislative changes.

            The beginning of a new year presents an opportunity to reflect on the year gone by and look forward to the year ahead. With 2024 underway, we reflect on the key employment law developments of 2023 and highlight some anticipated changes for you to look out for in 2024.

            Employment Law Review – 2023

            2023 was a significant year for employment law. The Retained EU Law (Revocation and Reform) Act 2023 created a suite of new legislation in relation to holiday, working time, TUPE and the Equality Act 2010. There were changes to flexible working and family-related rights that are due to come into effect later this year (2024). In case law, we had landmark judgments in respect of holiday pay and employment status, which offer some long-awaited clarity.

            2023 – Important case law developments

            Chief Constable of the Police Service of NI v Agnew – holiday pay

            In the significant case of Agnew, the Supreme Court held that although an unlawful deductions claim must be brought within three months of the date the last payment was made (or where there is a series of deductions, the date of the last in the series), a gap of three months in deductions does not automatically break the “chain” and neither does a correct payment. A series is not necessarily determined by a period in time but a “common fault or unifying or central vice”. As such, a series of deductions may no longer be broken by a gap of more than three months, meaning an employee could, depending on the circumstances, make a claim in respect of underpayments which were made prior to any such gap.

            This decision will have significant implications for employers across the UK. For one, it is likely to cost the Police Service of Northern Ireland £30-40 million in back pay for holiday pay claims. That being said, in Great Britain there is a two-year backstop on how far back holiday claims can go. Nonetheless, this case serves as a notable reminder of the importance of calculating holiday pay correctly.

            Independent Workers Union of Great Britain v Central Arbitration Committee (Deliveroo) – employment status

            In November 2023, the Supreme Court unanimously held that Deliveroo riders are not employees and therefore cannot be represented by trade unions for collective bargaining purposes. The key factor for determining self-employed status was that the riders have an unfettered right to appoint a substitute to perform their obligations under their contract and in practice.

            Whilst the judgment provides clarification to employers (and a helpful reminder that a genuine right of substitution will nearly always mean that an individual is not an employee), it has received criticism regarding the potential risks it poses to vulnerable workers across the UK. The Labour Party has previously indicated a desire to reform the law on employment status and to strengthen the rights and protections for workers. With an election looming this year, this is definitely an area to watch.

            Our summary of the judgment can be found here.

            Boydell v NZP Limited and other – the enforceability of non-competes

            In Boydell v NZP Ltd the Court of Appeal upheld an injunction and the decision of the High Court that it was permissible to sever part of a 12-month non-compete clause. Boydell was employed as Head of Commercial – Speciality Products for NZP Limited (“NZP”). NZP’s business, the sale of bile acid derivatives, is a niche area of the pharmaceutical industry. When Boydell resigned to work as head of the bile acid division of one of their main competitors, NZP sought an injunction relying on the 12-month non-compete in Boydell’s employment contract. Boydell argued that the non-compete was too wide to be enforceable, principally in that it benefitted not only NZP but other companies it its group. The Court of Appeal found that the non-compete clause was clearly directed towards the specialist activities of NZP and therefore the clause was capable of severance. Severing part of the restriction, to remove the benefit to group companies, did not change the overall effect of the non-compete because it was primarily aimed at the specialist activities of NZP. Although this case demonstrates the courts’ flexibility in their approach to construction of covenants, it is a reminder that, to be enforceable, restrictions should be tailored to the specific needs of the business.

            The impact of this case may be limited given the government’s proposal to reform the law on non-compete restrictions to a maximum duration of three months (see below).

            Charalambous v National Bank of Greece – the disciplinary process

            In the Charalambous case, the Employment Appeal Tribunal (the “EAT”) confirmed that it is possible for a dismissal to be fair in circumstances where the dismissing manager does not hold a disciplinary hearing with the employee. Although the dismissing manager was not present at the claimant’s disciplinary hearing, the EAT found that this was corrected at the appeal stage. In upholding the tribunal’s decision, the EAT noted, perhaps surprisingly, that although it is desirable for a meeting between the employee and decision-maker to take place, direct personal communication is not a requirement.

            Lynskey v Direct Line Insurance Services Ltd – menopause and discrimination

            The case of Lynskey v Direct Line provides a reminder for employers to be aware of the complex issues surrounding menopause and the way in which symptoms can impact performance. It has been established in a number of tribunal cases that menopause symptoms can amount to a disability under the Equality Act 2010. Ms Lynskey was successful in arguing that Direct Line had failed to make reasonable adjustments where the requirement to meet the performance standards of her role put her at a substantial disadvantage in comparison to employees who were not experiencing symptoms of menopause.

            However, whilst this case demonstrates that the tribunal may take a more holistic approach to a disciplinary process, it should not be taken as an invitation to dispense with important aspects of procedure.

            Higgs v Farmor’s School – belief discrimination

            In Higgs v Farmor’s School the EAT found that the tribunal had erred in its finding that Farmor School had not dismissed Ms Higgs for reasons connected to her protected beliefs. Ms Higgs was dismissed following a number of Facebook posts which the school considered to be prejudicial to the LGBTQ+ community. The EAT found that Ms Higgs’s views were protected under the Equality Act 2010 and remitted the case to the tribunal for redetermination. The EAT gave helpful guidance on the legal framework around the right to protection in respect of one’s belief or religion and the factors that should be taken into consideration when determining whether manifestation of belief was so objectionable as to justify the actions taken by an employer.

            Haycocks v ADP RPO – the redundancy process

            The EAT’s decision in Haycocks v ADP RPO confirmed that a redundancy appeal cannot correct a lack of consultation. How reasonable a redundancy process is will depend on the employer and the circumstances giving rise to redundancy, however this case serves as a reminder to employers of the importance of consultation at a formative stage in the redundancy process.

            2023 – Key legislation

            Minimum service levels

            Following a year (or two) consistently peppered with strikes in the rail, health, emergency services and teaching sectors, the government has now enacted its controversial Strike (Minimum Service Levels) Act 2023, which requires minimum service levels to be maintained, even during periods of strike.

            Allocation of tips

            We previously provided commentary back in October 2021 on the anticipated Employment (Allocation of Tips) Act 2023. This Act gained Royal Assent in 2023, with the measures coming into effect during 2024. The motivation behind the legislation is to provide workers with fair pay and to ensure that tips are allocated fairly amongst the workforce.

            Workers (Predictable Terms and Conditions) Act 2023

            Continuing the pursuit of instilling fairness amongst the workforce, this Act was granted Royal Assent in September 2023 and places obligations on employers to give a minimum period of notice of shift patterns or of ad hoc work to their workforce. Moreover, eligible employees will gain the right to request a “predictable work pattern”.

            Worker Protection (Amendment of Equality Act 2010) Act 2023

            This Act will require employers to take proactive steps to prevent their employees from being sexually harassed at work. The Equality and Human Rights Commission (the “EHRC”) will be publishing new guidance on what proactive steps employers are expected to take. Not only should employers carefully consider the EHRC guidance (when it is published) but they should also review and amend their existing policies to ensure compliance with the new requirements.

            Employment Rights (Amendment, Revocation and Transitional Provision) Regulations 2023

            We commented in November 2023 on the changes to holiday pay, TUPE and working time reporting which came into effect on 1 January 2024. The government has now published guidance on calculating holiday pay in line with the changes.

            The Employment Relations (Flexible Working) Act 2023

            The Employment Relations (Flexible Working) Act gained Royal Assent in July 2023 and was partially enacted on 11 December via the Flexible Working (Amendment) Regulations 2023. With effect from 6 April 2024, all employees will have a right to submit a statutory flexible working request from day one of their employment. We discussed the impact of this legislation here, including the changes required in the way that employers are expected to respond to flexible working requests.

            The Carer’s Leave Act 2023

            The Carer’s Leave Act received Royal Assent in May 2023 and allows employees who have a dependant with a long-term care need to take leave to care for that dependent. One week of carer’s leave can be taken each year (regardless of the number of dependants an employee may have). Whilst there are notification requirements on the employee, an employer cannot require an employee to supply evidence in relation to a request before granting leave. An employer can postpone a request in limited circumstances.

            Extension of the protections from redundancy – pregnancy and family leave

            In December 2023, draft regulations were laid before Parliament to bring the Redundancy (Pregnancy and Family Leave) Act 2023 into operation. Under the new Act, from 6 April 2024, protection from redundancy afforded to employees on maternity, adoption or shared parental leave will be extended to employees who are pregnant and returning from such leave. More details on the impact of these protections can be found here.

            What Can We Expect In 2024

            The bills which gained Royal Assent in 2023 are very likely to be enacted in 2024. This will mean that employees and workers will benefit from the applicable enhanced rights and employers will need to ensure their compliance with any additional policies and procedures prescribed by the new legislation and be alive to the potential claims that an individual could bring.

            In addition to legislative changes, there will also be the usual changes to national statutory rates, including those for minimum wage, statutory maternity pay and statutory sick pay, which are summarised below.

            Key dates to look out for include:

            1. 1 January 2024 – the changes set out in the draft Retained EU Law (Revocation and Reform) Act 2023 and the Equality Act 2010 (Amendment) Regulations 2023 came into effect
            2. 6 April 2024 – the following regulations will come into effect:
              1. Flexible Working (Amendment) Regulations 2023
              2. Maternity Leave, Adoption Leave and Shared Parental Leave (Amendment) Regulations 2023
            3. September 2024 – it is anticipated that the new rights created by the Workers (Predictable Terms and Conditions) Act 2023 will come into force
            4. 26 October 2024 – the Worker Protection (Amendment of Equality Act 2010) Act 2013 will come into force.

            In addition:

            • in May 2023, the government published its response to the consultation on the reform of non-compete clauses which proposed capping such clauses at three months. This may also be something to look out for in 2024; and
            • the government’s Statutory Code of Practice on “fire and rehire” practices should be published in spring 2024.

            Undoubtedly the speaking point of 2024 will be the next general election. If, as currently predicted by the polls, the Labour Party is successful, we are likely to see a number of employment law reforms designed to improve workers’ rights and protections.

            April 2024 rate changes

            National Minimum Wage

            Category of worker 2023/2024 2024/2025
            Aged 23+
              £10.42
              £11.44
            Aged 21 – 22 inclusive
              £10.18
              £11.44
            Aged 18 – 20 inclusive
              £7.49
              £8.60
            Aged under 18
              £5.28
              £6.40
            Apprentice rate
              £5.28
              £6.40

            Statutory weekly cap

            2023/2024 2024/2025
            Statutory sick pay
              £109.50
              £184.03
            Statutory maternity, paternity, adoption and shared parental pay together with maternity allowance
              £172.48
              £116.75

            If you wish to discuss the above in any more detail or have any other employment or HR law related issues, please contact Joe Beeston, Partner, or Remy Ormesher, Associate, in our corporate group.

            Disclaimer

            This note reflects our opinion and views as of 5 January 2024 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Joe Beeston
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            Joe Beeston

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            Forsters represent OmLog in taking new logistics lease

            White geometric structure with sharp angles stands against a clear blue sky, creating a minimalist architectural scene with clean lines and bright contrast.

            Forsters have advised OmLog SpA on the acquisition and legal aspects of the fit out of their new 126,000 square foot logistic hub in Brentwood, London.

            OmLog specialises in logistics and technology for the fashion, luxury and lifestyle sector.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised OmLog and was assisted by Owen Spencer and Sarah Cook.

            Fearn v Tate named as top property case of 2023 by EG

            Curved metal building facade reflects sunlight, forming a wave-like pattern. It frames a clear blue sky above.

            In their countdown of top 10 property law cases of 2023 EG awarded the Christmas number 1 spot to Fearn v Tate, calling it one of the most high-profile cases of the century.

            Natasha Rees, Senior Partner at Forsters, was the lead lawyer advising the leaseholders, with Sarah Heatley, working with Tom Weekes KC and Richard Moules of Landmark Chambers.

            Read more about the case, and Forsters’ involvement here and here.

            Listen to the EG Property Podcast – top 10 property law cases of 2023 here.

            Tax Efficiency and Care Homes: A Guide to Capital Allowances

            Modern apartment buildings stand in a row, featuring large windows and balconies. The setting includes landscaped paths, benches, and greenery under a partly cloudy sky.

            The centre piece of the Autumn Statement was on full expensing policy. Initially introduced on a temporary basis in the Spring Budget of 2023, the policy was made permanent in the Autumn Statement.

            Full Expensing allows companies subject to UK corporation tax to secure a 100% allowance when purchasing qualifying plant and machinery which is new and unused. It is a tax saving measure for many companies because the entire expenditure on the plant and machinery can be fully deducted from the company’s corporation tax bill. Notably, there is no upper limit on the cost of the eligible plant or machinery – so the more a company invests in equipment, the more it can deduct from its corporation tax liability.

            For items which do not qualify for a 100% allowance, a 50% first-year allowance is available for expenditure on new special rate (including long life) assets, some of which are listed below.

            However, businesses should beware that the Treasury will recoup the saving if the company disposes of the asset. For instance, if a company purchases a new item of machinery and deducts 100% of the cost from its corporation tax bill, and subsequently sells the asset for £20,000, it is obliged to incorporate £20,000 back into its taxable profits.

            In our experience, full expensing, and other available capital allowance claims for care homes are frequently underestimated. This leads to businesses missing out on significant tax savings.

            In this piece we consider how full expensing, and 50% first year capital allowance, can be used in the care home setting and the types of qualifying plant and machinery which could be eligible under the scheme.

            Unfortunately, there is no list of what counts as qualifying plant and machinery and therefore it can be a time consuming exercise to identify which expenditure is eligible under the capital allowances regime. We know that many specialist items can be qualifying items but there are also ordinary items of expenditures which are not unique to care homes but are often overlooked, including:

            • Fixtures such as bathroom suites or kitchens;
            • Lifts;
            • Water and heating systems;
            • Hot and cold water systems;
            • Air conditioning units;
            • Lighting systems;
            • Electrical systems; and
            • Fire alarm and CCTV systems.

            Within a care home settings there is specialist health and care equipment which also qualify, including:

            • Patient lifts and hoists;
            • Rehabilitation equipment;
            • Specialised beds and mattresses;
            • Safety equipment;
            • Medical gas systems; and
            • Alterations within buildings to install equipment.

            These examples represent a range of specialist equipment that plays a crucial role in the care and well-being of residents in a care home setting.

            There are several benefits to making sure your business makes a valid claim under the full expensing scheme or indeed other types of capital allowance scheme. Firstly there is an immediate ability to deduct your expenditure on the qualifying item from your corporation tax bill, contributing to overall tax efficiency. Additionally, ensuring that you properly account for your expenditure in your accounts is an important part of having a compliant tax return which stands up to scrutiny by the tax authorities.

            Busting myths when it comes to gifts!

            A modern building with sleek black columns supports a white structure overlooking a vast, calm ocean under a clear, blue sky.

            The US and the UK are separated by the vast and tumultuous waters of the Atlantic Ocean. Those with connections to both countries will often find themselves rowing against the tide between two very different and complex regimes.

            With the right specialist advice, they can navigate the crossborder challenges safely and make the best use of planning opportunities. Understand the issues, avoid the traps, and discover ways to plan ahead in our Navigating the Atlantic series for US connected clients.

            Gifting

            In this instalment, we bust some of the common myths when it comes to gifting and compare the tax implications of gifting in the US and the UK.


            Moving to the UK


            Myth 1: Gifts to my spouse will always pass free of tax

            It is a common misconception that gifts to spouses and civil partners are completely exempt from transfer taxes in both jurisdictions. However, such gifts may be taxable where there is a mismatch in the tax status of the donor (the person making the gift) and the donee (the person receiving the gift).

            UK

            In the UK, there is generally an unlimited exemption from inheritance tax (“IHT”) on gifts between spouses and civil partners. However, where assets pass from a UK domiciled (or deemed domiciled) spouse to a non-UK domiciled spouse, the exemption is limited to just £325,000. Gifts in excess of this will be subject to tax in the same way as gifts made to any other individual.

            There is an option for the non-UK domiciled recipient spouse to elect to be treated as domiciled for IHT purposes (in order to access the unlimited exemption) but this would also have the effect of bringing their non-UK assets within the scope of IHT, which may not be desirable. This will need to be considered carefully, on a case-bycase basis.

            US

            In the US, there is also an unlimited marital deduction from gift and estate tax on transfers to spouses in most cases. However, this will not be available where the donee spouse is not a US citizen. In that scenario, tax-free transfers in lifetime are limited to $175,000 annually (in 2023). In order to access the marital deduction from estate tax on death, assets have to be left to the non-US spouse in a special type of marital trust, known as a “QDOT”.

            Myth 2: Gifts to charity will always pass free of tax

            UK

            In the UK, in order for a gift to charity to qualify for the charitable exemption from IHT, the recipient entity must not only be operating for ‘charitable purposes’ (as defined in UK legislation), but it must also be registered as a charity in a country of the UK, EU or EEA. Critically, this means that a gift to a US charity will not qualify for the exemption, no matter how worthy the charitable cause. Lifetime transfers to non-qualifying charities can trigger immediate IHT charges (as well as charges to UK capital gains tax on assets gifted in specie, as discussed below).

            US

            While the US imposes equivalent geographical limitations for income tax purposes (i.e. a charitable gift must be made to a US organisation to qualify for relief), this limit does not apply for US estate tax purposes where charitable bequests are made by US citizens and domiciliaries. Non-US citizens/domiciliaries, however, must leave US situs property to a US organisation to qualify for the US estate tax charitable deduction.

            Myth 3: Gifts of appreciated assets will not trigger capital gains tax

            US

            In the US, gratuitous transfers of appreciated assets will not constitute chargeable disposals for US income tax purposes – i.e. any in-built capital gain will not be crystallised on such transfers. Instead, the donor’s base cost in the assets will be “carried over” to the donee and will be used to compute the gains realised on the eventual disposal of the assets by them.

            UK

            One might assume that the same will be the case in the UK, but that assumption would be incorrect. In the UK, with certain limited exceptions, a gift of an asset will be a chargeable disposal for capital gains tax purposes. If chargeable gains are triggered in the UK but not in the US on the same event, this can give rise to a risk of double taxation because the mismatch in treatment can cause a loss of relief under the US-UK double tax treaty. Advice should be sought on aligning the treatment in both countries to maximise relief.

            Myth 4: Gifts will always pass free of tax if I survive for seven years

            UK

            In the UK, outright lifetime gifts to individuals will generally be subject to the ‘potentially exempt transfer’ (“PET”) regime. This means they will pass out of the donor’s estate free of IHT if the donor survives the gift by seven years or more. If the donor survives the gift by more than three years but less than seven, the gifted sum will be subject to IHT on the donor’s death, but at a reduced rate. The PET regime can be extremely advantageous for individuals who can afford to make substantial lifetime gifts, as there are no limits on the amount that can be given away to the next generation taxfree under this regime.

            US

            However, those who are subject to US gift and estate tax will be limited in their lifetime giving, as there is no equivalent to the PET regime in the US. Instead, US citizens and domiciliaries are broadly limited to making annual gifts to (any number of) individuals of up to $17,000 (in 2023) and otherwise eating into their lifetime exclusion amount of $12.92 million. Gifts in excess of these amounts are typically subject to immediate US gift tax at a rate of 40%, which is likely to be prohibitive in most cases.

            Myth 5: I can make gifts into trust up to the available US gift and estate tax lifetime exclusion amount without incurring tax

            US

            It is common planning for US citizens and domiciliaries to make substantial lifetime transfers of assets into trust. By doing so, they can potentially remove assets (and any future growth on those assets) from their estates for US estate tax purposes. Provided the value of the assets transferred falls within their lifetime exclusion amount for gift and estate tax, this can be done without triggering tax.

            UK

            By contrast, in the UK, transfers of assets into trust are immediately subject to IHT (subject to available exemptions or reliefs). IHT is charged at a rate of 20% to the extent that the value of the assets transferred exceeds the donor’s available ‘nil rate band’ of up to £325,000. This IHT charge will be “topped up” to a maximum of 40% in the event that the donor dies within five years of the transfer. For UK domiciled (or deemed domiciled) individuals, this will be relevant to transfers of any assets, worldwide. For non-UK domiciled individuals, this will apply to transfers of UK assets only. Where it is relevant, this IHT charge will generally prohibit lifetime planning using trusts.

            Contact us

            It is clear that gifting is an area that can cause significant difficulties for individuals with tax connections in the US and the UK. It is extremely important that advice is taken from advisors with an understanding of how the two legal systems interact; ideally before any action is taken.

            Disclaimer

            The members of our US/UK team are admitted to practise in England and Wales and cannot advise on foreign law. Comments made in this article relating to US tax and legal matters reflect the authors’ understanding of the US position, based on experience of advising on USconnected matters. The circumstances of each case vary, and this article should not be relied upon in place of specific legal advice.

            Lucie Bennett
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            Lucie Bennett

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            Forsters advises Fiera Real Estate UK and Wrenbridge on the acquisition of an urban logistics development site in Waltham Cross

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Forsters has advised Fiera Real Estate (“Fiera”) and Wrenbridge on the acquisition of a 2.6-acre site in Waltham Cross for the proposed development of a new 60,473 sq.ft. urban logistics scheme with a GDV of £25m.

            The site was purchased through the Fiera Real Estate Logistics Development Fund UK (“FRELD”). All assets in FRELD’s portfolio will meet the rigorous environmental and social requirements set out by FRE UK’s Sustainable Design Brief, which align with its ambition to drive positive change and contribute to a low carbon economy. The scheme will have ESG considerations embedded at all stages of its design process and along with future projects for the fund, it will be targeting net-zero carbon construction, BREEAM Excellent and EPC A.

            The site is situated off Britannia Road in Waltham Cross, which is a prime industrial location and two miles from junction 25 of the M25.

            Chris Button, Head of Investment Management, UK at Fiera, said, “We are delighted to complete the acquisition of this prime logistics site in joint venture with leading developers Wrenbridge and ably advised, as always, by the magnificent team at Forsters.”

            Harry Gibson, Associate Director at Wrenbridge, added: “This is our third deal locally and we look forward to preparing a planning application in the new year to be on site as soon as possible.”

            Commercial Real Estate Partner, Jade Metcalf, led on the purchase, assisted by Senior Associates, Alexandra Ringrose and Daniel Steele, and Planning Associate, Sophie Smith. Property Litigation Partner, Ben Barrison, also advised on the deal.

            Ben Barrison
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            Ben Barrison

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            Tech Term Sheet Explainer

            Exterior office building modern

            Your term sheet sets out the fundamental terms of the commercial deal you have struck with your investor(s). Getting it in a shape that everyone is happy with will make for a much smoother execution of your funding round, allowing it to take less time so that you can get back to growing your business.

            If you’re bootstrapping your way to an early round of funding, you may think twice about reaching out to an advisor to discuss your term sheet, perhaps wanting to hold off until it’s agreed commercially. I would, however, encourage you to reach out for an initial discussion before signing up to your term sheet, even if just for another perspective on what you’re signing up for.

            So, what should a term sheet include?

            Valuation

            The valuation will set out how much of the equity is being given to the investor(s).

            The term sheet may reference the “pre-money” value, being the amount the company is valued at before the funding round closes, and the “post-money” valuation, being the company’s value after (and including) the funding.

            Whatever terminology is used, it’s important to understand what you’re agreeing to give to the investor, and whether this is on the basis of the issued share capital or the fully diluted share capital (such that the term sheet may say they’re receiving 10%, but actually, on an issued basis the investor may have more, having factored in the dilutive effects of convertible instruments such as options and warrants).

            Option Pool

            While the detailed terms of the incentive plan may come later after closing an early round of funding, the term sheet will often set out the percentage option pool to be made available to incentivise key staff. Founders should note how this percentage is calculated (will it dilute everybody or not?).

            Investor Shares

            The class of shares which investors will receive should have their key rights set out. Is everyone investing for ordinary shares, or will the investors receive preference shares with specific rights?

            Preference shares in this context will typically have voting rights and have a priority return over the ordinary shares on a liquidation / exit event. If applicable, the term sheet should set out this priority return (known as a ‘liquidation preference’). It’s customary for investors of preference shares to have a 1* preference, meaning that they receive their investment back first. That said, in recent turbulent markets, there are instances of investors looking for more than this.

            Whether they then participate or not in the balance of any proceeds should also be set out, noting that if they are non-participating (as is common), such that they only receive their liquidation preference, they will likely be convertible or entitled to the amount they’d receive had they been ordinary shares (therefore the preference affords the investor a downside protection).

            Anti-Dilution

            Investors often seek anti-dilution rights, which may include a ratchet such that, if there is a ‘down round’ in the future, the investors are issued more shares in line with that ratchet. Founders should ensure that the term sheet sets out the applicable type of ratchet, and that they understand what it means.

            It’s customary for the ratchet to be what is known as a broad based weighted average ratchet.

            Founder Vesting

            Investors will expect to see good leaver and bad leaver concepts with a vesting schedule for shares held by founders setting out a founder’s entitlement if the founder leaves the company. We would encourage founders to discuss expectations here with the investors early to ensure alignment.

            Board Composition

            Including who will have a board seat and against what threshold is common. Boards are typically founder-led in their early stages with more board control given up in follow-on rounds as new investors come in and as independent directors are added.

            Veto Rights

            Investors will typically expect to have a set of investor veto matters, for which a percentage of the investor pool has to vote in favour for the company to action the matter. There may be shareholder matters and also investor director consent matters.

            Founders may also wish to seek founder consent matters, although this is not always acceptable to investors.

            Warranties

            While the detail of the warranties (contractual promises to investors, e.g. that you’re not currently involved in any litigation) will be in the long form documents, we would encourage founders to consider who will be giving warranties and agree this and the overall liability cap upfront with their investors. Previously, founders often had to give warranties by reference to a salary multiple, however more recently the market has moved to having only the issuing company provide the warranties.

            Share Transfers

            The term sheet should include reference to certain share transfer matters, to the extent they are to apply. For example, pre-emption rights (and who they are for, e.g. everyone or certain investors), drag along rights and tag along rights (and what threshold triggers these rights) and co-sale rights.

            Information Rights

            While investors may be represented on the board, they will typically expect to have contractual information rights to enhance the limited information a shareholder in a UK company is typically entitled to see. Setting out what investors will receive, and whether this is for all investors or for those that hold a certain percentage of the equity, will allow you to be aware of the administrative burden of complying with this moving forwards.

            SEIS / EIS Tax Reliefs

            If the round is going to be raising money from investors looking to obtain SEIS/EIS relief this should be acknowledged, and the founders should take advice on what this is likely to mean in terms of structuring and process for them and what the investors may expect.

            For more information about these tax reliefs, see here.


            Finally, it’s worth being aware that the majority of the term sheet is typically not legally binding, although it may contain certain parts which are, for example, provisions relating to confidentiality and, if you’ve agreed this with your investor(s), exclusivity for a period of time.

            Please get in touch if you would like to talk about your funding round and how we can team up to achieve your objectives.

            Disclaimer

            This note reflects the law as at 30 November 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Daniel Bryan
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            Daniel Bryan

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            Public Rights of Way: How to keep the curtains open without seeing dog walkers!

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            When purchasing a property, it is important to ensure you are fully aware of any public rights of way crossing the property or near to it.

            Those seeking peace and quiet in their new home will often want to ensure they are not besieged by local ramblers on the warpath.

            Public rights can be divided into four categories

            1. Footpaths (people on foot only)
            2. Bridleways (people on foot, cyclists and horse riders)
            3. Restricted byways (people on foot, cyclists, horse riders and any other transport without a motor)
            4. Byways open to all traffic (people on foot, cyclists, horse riders, cars and any other transport with a motor)

            There are exceptions for people in mobility scooters and powered wheelchairs.

            A local authority and highways search obtained as part of the due diligence when purchasing a property should reveal any public rights of way crossing or abutting the Property. However, your solicitor should also enquire of the seller whether they are aware of any applications or pending submissions to add any public right of way to the definitive map or extend an existing public right of way which would abut and/or cross the Property.

            The highways search will only reveal rights of way that are recorded as public rights of way at the date of the search result. Where a public right of way is shown on the local authority’s definitive map, that is conclusive evidence that it exists. However, definitive maps can be incomplete or not up to date which means that they are not conclusive evidence that no public right of way exists.

            There are different ways in which new public rights can be created including (1) by express grant, (2) by order of a public authority, (3) dedication by the landowner and (4) presumed dedication.

            Presumed dedication arises where the public at large have used a defined route for a 20 year period without permission from the landowner. Creating rights of way under presumed dedication is something that any purchaser should be mindful of when purchasing a property. Whilst the burden of proof is high for presumed dedication your solicitor should raise enquiries of the seller to determine if there has been any activity which could amount to presumed dedication.

            What can you do to ensure the privacy of your home?

            It is possible to:

            1. Deposit a landowner statement under section 31(6) of the Highways Act 1980 with a map marking any ways across the property that the owner accepts are public rights of way and includes a declaration that the landowner does not intend to dedicate any new public rights of way across their property. This will “stop the clock” on the 20 year period and (unless the public can provide evidence to the contrary) any use of the property by members of the public during this period should prevent against new rights of way being established.
            2. Apply to divert footpaths, bridleways and restricted byways provided certain requirements are met including that the diverted route is not substantially less convenient to the public. However, this can be a costly and drawn-out process especially if objections are raised. You should always get the right advice and, to avoid objections, ensure that any diversion benefits not only you but also members of the public.

            Forsters can assist you with both these options and provide advice on public rights of way that currently affect your property or may affect a future property you are interested in purchasing.

            Following a purchase, we always advise our clients to take active steps to ensure that no new rights of way are acquired which may include ensuring your boundaries are fenced, any gates specify that there is no public access, and you remain vigilant as to any members of the public gaining access to the Property.

            Adam Saunby
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            Adam Saunby

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            Lifecycle of a Business – Demystifyng the Term Sheet

            Glass panels reflect warm red and cool blue hues, intersecting at sharp angles against a clear sky, creating an abstract architectural perspective. No text present.

            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.

            So far, we’ve covered “First Things First” and “Directors: Lights, Camera, Action!” But now, let’s consider financing your business – “Show Me The Money”.

            Demystifyng the Term Sheet

            You’ve considered your fundraising options, have all your records and documents in place and have an investor in mind, so now it’s time to consider the term sheet.

            Your term sheet sets out the fundamental terms of the commercial deal you have struck with your investor(s). Getting it in a shape that everyone is happy with will make for a much smoother execution of your funding round, allowing it to take less time so that you can get back to growing your business.

            If you’re bootstrapping your way to an early round of funding, you may think twice about reaching out to an advisor to discuss your term sheet, perhaps wanting to hold off until it’s agreed commercially. I would, however, encourage you to reach out for an initial discussion before signing up to your term sheet, even if just for another perspective on what you’re signing up for.

            So, what should a term sheet include?

            Valuation

            The valuation will set out how much of the equity is being given to the investor(s).

            The term sheet may reference the “pre-money” value, being the amount the company is valued at before the funding round closes, and the “post-money” valuation, being the company’s value after (and including) the funding.

            Whatever terminology is used, it’s important to understand what you’re agreeing to give to the investor, and whether this is on the basis of the issued share capital or the fully diluted share capital (such that the term sheet may say they’re receiving 10%, but actually, on an issued basis the investor may have more, having factored in the dilutive effects of convertible instruments such as options and warrants).

            Option Pool

            While the detailed terms of the incentive plan may come later after closing an early round of funding, the term sheet will often set out the percentage option pool to be made available to incentivise key staff. Founders should note how this percentage is calculated (will it dilute everybody or not?).

            Investor Shares

            The class of shares which investors will receive should have their key rights set out. Is everyone investing for ordinary shares, or will the investors receive preference shares with specific rights?

            Preference shares in this context will typically have voting rights and have a priority return over the ordinary shares on a liquidation / exit event. If applicable, the term sheet should set out this priority return (known as a ‘liquidation preference’). It’s customary for investors of preference shares to have a 1* preference, meaning that they receive their investment back first. That said, in recent turbulent markets, there are instances of investors looking for more than this.

            Whether they then participate or not in the balance of any proceeds should also be set out, noting that if they are non-participating (as is common), such that they only receive their liquidation preference, they will likely be convertible or entitled to the amount they’d receive had they been ordinary shares (therefore the preference affords the investor a downside protection).

            Anti-Dilution

            Investors often seek anti-dilution rights, which may include a ratchet such that, if there is a ‘down round’ in the future, the investors are issued more shares in line with that ratchet. Founders should ensure that the term sheet sets out the applicable type of ratchet, and that they understand what it means.

            It’s customary for the ratchet to be what is known as a broad based weighted average ratchet.

            Founder Vesting

            Investors will expect to see good leaver and bad leaver concepts with a vesting schedule for shares held by founders setting out a founder’s entitlement if the founder leaves the company. We would encourage founders to discuss expectations here with the investors early to ensure alignment.

            Board Composition

            Including who will have a board seat and against what threshold is common. Boards are typically founder-led in their early stages with more board control given up in follow-on rounds as new investors come in and as independent directors are added.

            Veto Rights

            Investors will typically expect to have a set of investor veto matters, for which a percentage of the investor pool has to vote in favour for the company to action the matter. There may be shareholder matters and also investor director consent matters.

            Founders may also wish to seek founder consent matters, although this is not always acceptable to investors.

            Warranties

            While the detail of the warranties (contractual promises to investors, e.g. that you’re not currently involved in any litigation) will be in the long form documents, we would encourage founders to consider who will be giving warranties and agree this and the overall liability cap upfront with their investors. Previously, founders often had to give warranties by reference to a salary multiple, however more recently the market has moved to having only the issuing company provide the warranties.

            Share Transfers

            The term sheet should include reference to certain share transfer matters, to the extent they are to apply. For example, pre-emption rights (and who they are for, e.g. everyone or certain investors), drag along rights and tag along rights (and what threshold triggers these rights) and co-sale rights.

            Information Rights

            While investors may be represented on the board, they will typically expect to have contractual information rights to enhance the limited information a shareholder in a UK company is typically entitled to see. Setting out what investors will receive, and whether this is for all investors or for those that hold a certain percentage of the equity, will allow you to be aware of the administrative burden of complying with this moving forwards.

            SEIS / EIS Tax Reliefs

            If the round is going to be raising money from investors looking to obtain SEIS/EIS relief this should be acknowledged, and the founders should take advice on what this is likely to mean in terms of structuring and process for them and what the investors may expect.

            For more information about these tax reliefs, see here.


            Finally, it’s worth being aware that the majority of the term sheet is typically not legally binding, although it may contain certain parts which are, for example, provisions relating to confidentiality and, if you’ve agreed this with your investor(s), exclusivity for a period of time.

            Please get in touch if you would like to talk about your funding round and how we can team up to achieve your objectives.

            Disclaimer

            This note reflects the law as at 30 November 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Daniel Bryan
            Author

            Daniel Bryan

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            Parliamentary Launch of Resolution’s Vision for Family Justice: A Focus on Cohabitation Reform

            Three cyclists ride along a paved road at sunset, surrounded by grassy fields and distant hills under a vibrant sky.

            On Monday 27 November, Resolution hosted the launch of their Vision for Family Justice in Parliament.

            The Vision, which sets out Resolution’s five key recommendations to improve family law/the family justice system, will provide a blueprint for Resolution’s campaigning activity ahead of the next general election and beyond. The Parliamentary launch focused on Resolution’s primary aspiration: to reform the law on cohabitation.

            Jo Edwards, Chair of Resolution’s Family Law Reform Committee and Head of Family at Forsters, spoke at the launch about Resolution’s objective to provide a safety net for cohabiting couples on relationship breakdown or the death of their partner. Resolution’s polling ahead of its annual Awareness Week, which ran from 27 November to 1 December, found that 74% of cohabitees agree that ‘the current laws surrounding cohabitation are unfit for today’s modern society’. It also showed that 59% of the population believe cohabiting couples should have better legal protection (with a further 13% being undecided, rather than opposed).

            The dramatic increase in cohabiting couples in the UK (over a 25-year period to 2021 there was a 144% increase, and cohabiting couples now represent around 1 in 5 families), makes unmarried couples the fastest growing relationship type in the UK. It was found in Resolution’s polling that 83% of the population expect these numbers to increase in the next decade. This huge growth in the numbers, coupled with people believing they are automatically protected as common law spouses (as Resolution’s polling showed), makes the lack of legal protection for cohabiting couples particularly concerning.

            At the Parliamentary launch, both Grant Cameron (current Resolution National Chair) and Jo Edwards emphasised the need for cohabitation reform and the risk of England and Wales remaining a “curious outlier” if there is failure to implement change. She called for Parliamentarians and officials to work with Resolution to change the law on cohabitation to fit the needs of modern families.

            Emily Thornberry, Shadow Attorney General, followed Jo Edwards in championing the need for cohabitation reform, acknowledging that the law as it stands is “extraordinarily unfair”. Married couples and civil partners are entitled to a fair and equitable settlement, but the law leaves no such protection for cohabitees. She emphasised that women are often, but not exclusively, the ones left disadvantaged at the end of a cohabiting relationship.

            Ms Thornberry confirmed the Labour Party’s commitment to reforming the law for cohabiting couples. She expressed a desire to make this a cross-party initiative, in order to achieve change.

            Siobhan Baillie, MP for Stroud, closed the speeches by committing to cross-party support for cohabitation reform, stating that she “warmly welcomes working together”. She concluded that there is plenty of evidence to support reform.

            Forsters’ Family team supports Resolution’s reaffirmed commitment to cohabitation reform.

            To read articles on the five key recommendations in Resolution’s Vision for Family Justice, see here:

            Olivia Russell
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            Olivia Russell

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            Resolution’s Fifth Vision: ‘Making Family Law Fit for Purpose’

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            To celebrate Resolution’s 40th Anniversary, the organisation is using Awareness Week (27 November – 1 December) to launch their Vision for Family Justice. These recommendations from family justice professionals set out how the legal system can be improved to fit the needs of modern families. The fifth vision on Resolution’s agenda is ‘Making Family Law Fit for Purpose’.

            Child arrangements on separation and divorce

            One recommendation is for there to be a statutory requirement to hear the voice of the child at the first hearing in child arrangement proceedings. It was found in Resolution’s polling survey that 71% of people agreed that this recommendation “will help to overcome bias of the main carer”. The centrality of the child’s voice in proceedings is paramount and building a framework around this should be a key focus for future reform in the family justice system.

            From April to June 2023, it was found that on average it took 47 weeks for private law cases to reach a final order (more than double the time taken in 2016). Delay can be damaging for the child and so Resolution has recommended a statutory time limit on child arrangement proceedings. They also advocate for streamlining cases by calling for early proactive management from experienced judges or an early and effective triage hearing.

            Financial remedies on divorce

            In the case of spousal maintenance, Resolution has recommended that the law, in the normal course of events, should make clear that it will be for a fixed term to avoid parties returning to court. However, this should not be limited in a way which would cause hardship to the financially weaker party.

            Cases where assets exceed the parties’ needs, and where they were received by way of a gift or inheritance during the marriage, or acquired after the marriage, should be non-matrimonial property. Resolution sets out the instances where such a principle should not apply, for example, where that property is required to meet needs.

            International cases

            Since the UK’s departure from the EU, costs, delays and complexity for those divorcing, claiming maintenance and for international child cases have increased. There have been conflicting decisions for international families with connections to the UK and an EU member state, and also gaps left in domestic legislation.

            Resolution champions the simplification of the legal framework in private family law cases between England and Wales, Northern Ireland and Scotland and calls for support from the EU to allow UK accession to the Lugano Convention.

            Forsters’ Family practice supports Resolution’s proposal to improve the operation of the family justice system and calls on Parliament to facilitate making family law fit for purpose.

            To see Resolution’s other recommendations, follow the links to our summary articles:

            • Cohabitation reform (find the link to our summary article here).
            • Helping families to find solutions (find the link to our summary article here).
            • Protecting the Vulnerable (find the link to our summary article here).
            • Ensuring the family courts meet the needs of families (find the link to our summary article here).
            Olivia Russell
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            Clarity and simplicity for the law on limitation in “concealment” cases

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            Limitation periods reflect the uncontroversial principle that a defendant should not be exposed to a claim which the claimant has unreasonably delayed in pursuing.

            However, what should happen to the limitation period where the defendant is responsible for the claimant’s delay, having concealed the facts underlying the cause of action? This is the issue which is addressed by ss. 32(1)(b) and (2) of the Limitation Act 1980, and which was considered by the Supreme Court in its recent judgment in Canada Square Operations Limited v Potter.

            The decision emphasises the need to give the words of s. 32 their ordinary meaning, resulting in an expansion of the scope of s. 32(1)(b) and a narrowing of the scope of s. 32(2). Despite the changes in the interpretation of the provisions, it appears likely that the effects of the decision in practice will likely be relatively limited, with most cases still being likely to be decided as they would have been under the previous caselaw. The Supreme Court’s judgment nevertheless provides welcome clarification on the tests to be applied, and will simplify an area of law which has historically been subject to an array of inconsistent and complex decisions.

            Factual and legal background

            In 2006, Mrs Potter took out a loan with Canada Square. This was accompanied by a PPI insurance policy. Canada Square did not inform Mrs Potter that over 95% of the cost of the policy was commission payable to them.

            In 2014, the Supreme Court handed down judgment in Plevin v Paragon Finance, holding that a party’s failure to disclose commission in this way rendered the parties’ relationship “unfair” under the Consumer Credit Act 1974, such that the other party was entitled to recover the amounts paid.

            In 2018, Mrs Potter issued a claim against Canada Square in reliance on the Supreme Court’s decision in Plevin. Canada Square defended the claim on the basis that it was time barred, the relevant relationship having ended over six years before the claim was issued. In reply, Mrs Potter sought to rely on s. 32(1)(b) and 32(2) of the Limitation Act. As to these:

            • S. 32(1)(b) postpones the commencement of the limitation period where “any fact relevant to the plaintiff’s right of action has been deliberately concealed from him by the defendant” until “the plaintiff has discovered the […] concealment […] or could with reasonable diligence have discovered it”.
            • S. 32(2) provides that for these purposes “deliberate commission of a breach of duty in circumstances in which it is unlikely to be discovered for some time amounts to deliberate concealment of the facts involved in that breach of duty”.

            The Supreme Court’s judgment

            The Supreme Court was required to consider the meaning of the phrases “deliberately concealed” in s. 32(1)(b) and “deliberate commission of a breach of duty” in s. 32(2).

            “Concealed”

            The Court began by considering the meaning of the word “concealed” in s. 32(1)(b). In a series of previous decisions, the Court of Appeal had held that insofar as the concealment relied on was a withholding of information (as opposed to taking active steps to conceal), the claimant would need to show that the defendant was subject to a duty to disclose the relevant information. This duty did not need to be a legal duty, but rather could be one “arising from a combination of utility and morality”.

            The Supreme Court held that this was the wrong approach, noting that it had no basis in the statutory language; a party could perfectly well be said to conceal something which it had no duty to disclose (the Court used the example of an elderly lady hiding her pearls from a burglar). Further, applying this gloss to the statutory language would lead to unwelcome uncertainty and complexity insofar as it would require the Courts to decide in what circumstances a duty in “utility and morality” arose.

            The Court also rejected previous Court of Appeal dicta suggesting that concealment required the defendant to know that the facts withheld were relevant to the claimant’s right of action; instead it was sufficient simply that they had withheld the information.

            “Deliberately” concealed

            The Supreme Court next considered the meaning of “deliberately” concealed in s. 32(1)(b). In this context, having decided (as noted above) that withholding of information would only amount to concealment where there was a duty to disclose, the Court of Appeal had held (on the basis of pre and post-Limitation Act case law, and statutory materials preceding the Limitation Act) that deliberate concealment could exist not only where the defendant had not disclosed a fact which they knew they had a duty to disclose, but also where they had been reckless as to whether they had such a duty.

            Given that the Supreme Court had decided that concealment did not require any duty to disclose, it likewise rejected the Court of Appeal’s conclusions regarding recklessness, which were premised on such a duty being required. Looking at the matter afresh, and having also considered the meaning of the word in the context of s. 32(2) (to which most of the previous caselaw was directed – see below), the Court concluded that “deliberately” should bear its ordinary meaning; deliberate concealment therefore required a defendant to intend to withhold the relevant facts from the claimant.

            “Deliberate” commission of a breach of duty

            Following the Court of Appeal’s decision, it was undisputed that the existence of an unfair relationship under the Consumer Credit Act would give rise to a breach of duty for the purposes of s. 32(2), notwithstanding that the Act was couched in terms of an unfair relationship rather than any breach of duty.

            The issue was therefore what mental state the word “deliberate” required on the part of the defendant when committing the relevant breach of duty (on the facts, when performing the act which rendered the relationship unfair i.e., failing to disclose the commission). In this regard, the Court of Appeal had relied on a combination of pre and post-Limitation Act caselaw as well as the parliamentary materials which preceded the Act (as noted above) to decide that the test was met if a defendant was reckless as to whether his actions were in breach of duty; actual knowledge of the breach was not required. For these purposes, the Court of Appeal gave recklessness the meaning given to it in the seminal criminal case of R v G; in order to be reckless, a defendant would need to be subjectively aware they were at risk of breaching the duty, in circumstances where it was objectively unreasonable to take that risk.

            The Supreme Court was not persuaded by this analysis, noting that in its view the previous case law did not establish that recklessness was sufficient. The Court also indicated that, in circumstances where the relevant words of the Limitation Act were ordinary words of English with a clear meaning, it was impermissible to rely on the statutory materials which had preceded the act as an aid to interpretation. In what it stated was a return to the ordinary meaning of the statutory words, the Court concluded that deliberate commission of a breach of duty required the defendant to know they were committing a breach of duty.

            Decision on the facts

            In light of its conclusions, the Cout concluded that Canada Square had deliberately concealed facts underlying Mrs Potter’s right of action from her for the purposes of s. 32(1)(b), having intentionally withheld the amount of the commission. However, Canada Square had not deliberately committed a breach of duty for the purposes of s. 32(2), having been unaware that its failure to disclose the commission would render its relationship with Mrs Potter unfair.

            Conclusion

            The Supreme Court’s decision brings greater clarity and simplicity to the law, by holding that:

            • “Concealment” for the purposes of s. 32(1)(b) does not require a defendant who withholds facts relevant to a right of action to be under any duty to disclose them or to be aware that they are relevant to the right of action – it is enough simply that they are withheld; and
            • “Deliberate” in the context of s. 32(1)(b) and s. 32(2) requires actual intention to withhold the relevant facts or knowledge of the relevant breach of duty (as applicable), recklessness in either case being insufficient.

            Following the Supreme Court’s judgment, s. 31(1)(b) is broader in scope, while s. 32(2) is narrower. Whether the new law is favourable to claimants or defendants will vary on a case by case basis, although as a general rule it seems likely that in most cases the result will be the same as previously. Specifically, it appears likely a defendant who withholds information relevant to a right of action for the purposes of s. 32(1)(b) (such that they satisfy the new test) will usually also be acting immorally and with an awareness that the facts are relevant to the right of action (as required under the old test); similarly, for the purposes of s. 32(2), a defendant who is aware that they are at risk of breaching a duty of care in circumstances where it is objectively unreasonable to take that risk (as required by the old test) appears likely to know that they are acting in breach of duty (such that they satisfy the new test).

            In any event, limitation issues appear likely to be simpler for parties to plead and for the Courts to determine in light of the Supreme Court’s judgment. As was the position under previous caselaw, claimants will frequently be well advised to rely on both limbs of s. 32 in the alternative, with success under either limb being enough to deprive the defendant of its limitation defence.

            Benedict Walton
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            Ready to Raise Funds?

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            Being ready to raise funds is a position that every business should seek to be in even where fundraising is not an imminent objective. From a legal point of view, being ready to raise funds really just means knowing where everything is, and being able to demonstrate everything you know about your business to somebody who is taking a look at it. Plus, you want to be able to provide this information as soon as, or possibly before, it’s asked for by any potential investor.

            You’re the entrepreneur and I expect that you’re all over your business plan, but, apart from that, here are some of the key things to check are in order:

            • Your Company Books – starting with a ‘fun’ one, it’s a legal requirement to keep certain statutory registers up to date, such as your register of members. Having ‘up to date’ filings on Companies House is not the same (although potential investors will be taking a look at these too) as it’s the register that shows ownership of legal title to shares. All investors will expect to see these books to check that all is as they expect.
            • Your Cap Table – your register of members should also be translated to a user friendly cap table that you’ll be able to use to consider pre- and post- money ownership percentages and dilution on a fully diluted basis (i.e. including any option holders or holders of other convertible instruments that will not be on your register of members). Having this ready will help when you negotiate your valuation with investors too. There are online providers of software to help you manage this which may be useful once you have raised funds.
            • Your Financial Records – what potential investors will want / expect to see will depend on the stage of the business, but any accounting records should be well maintained and available for review.
            • Your IP – many companies are IP rich and IP should always be considered. For example:
              • Have all consultants signed IP assignments?
              • Has anyone who has worked on IP for the business (including founders and employees) before the company was incorporated signed IP assignments?
              • Have any other IP assets been protected or what is the strategy around that? Is the company name trademarked?
              • Has open source been used and can you demonstrate that the terms of the licence don’t require your own IP to be distributed freely?
            • Your IT
              • Do you have a summary of your IT system that you could disclose, with the documentation to support that summary should anyone wish to look at the detail?
              • Can you demonstrate that you’ve thought about cyber security? It’s a podium placer for top risks to businesses and demonstrating that you understand the issue, by setting out the approach you take to mitigating the risk, will help put minds at ease.
            • Their Data – Where is the data you control or process, what is it, and how do you go about making sure you’re dealing with it lawfully? What’s expected of you on this will depend on how data rich your business is and what stage your business is at, but regardless of the answer to those, there will be an expectation that you can show that you’re on top of it.
            • Your Customers and Suppliers – Are your customer and supplier relationships documented in up to date, unexpired and fully signed contracts? You will likely need to disclose these during the investment process (considering first any particularly sensitive information and whether confidentiality provisions apply).
            • Your team
              • Are the terms of engagement of your employees, workers and consultants all in writing and have they signed up to restrictive covenants, confidentiality undertakings and, where required, IP assignments?
              • Are any incentive schemes in place and if so, are all scheme documents available?
            • An NDA – Before disclosing anything secret, consider agreeing a confidentiality / non-disclosure agreement (NDA) with proposed investors. Having a reasonable NDA ready to sign could help this process (although keep in mind that some institutional investors may require their own paper to be used, not to be difficult, but because it’s been through their own in-house legal review and forms part of their own investment process). Similarly, institutional investors look at so many initial decks that they may not have the time or inclination to be troubled by negotiating an NDA, so think about the ‘when’ of seeking an NDA too.

            Having the above in mind will keep you on the front foot when going out to raise funds, whether it’s from angel investors, VCs or otherwise.

            When you’re at the point of considering the terms of investment, take a look at our term sheet explainer too.

            Disclaimer

            This note reflects the law as at 15 November 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Daniel Bryan
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            Resolution’s Vision for the family courts to better meet the needs of families

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            Following the launch of Resolution’s ‘Vision for Family Justice’ this annual Awareness Week, all week we have been considering their five key recommendations for a number of changes to policy, legislation and processes in order to improve the family justice system in England and Wales.

            The fourth objective, as set out in the Vision document, linked here, is ensuring that the family courts meet the needs of families.

            Responses to Resolution’s 2022 member survey consistently reported how the significant (and worsening) increase in delays, the state of the family courts and the lack of resources negatively impacts upon children and their families. The April to June 2023 family court statistics show that children are waiting nearly a year for the courts to determine which parent they live with, or how much time they spend with their non-resident parent. This leaves families in limbo for an inordinate period of time and in an area of law where the ‘status quo’ is often used as a barometer for future arrangements, in certain circumstances, this can have a significant impact on the relationship between a child and their non-resident parent.

            There are no routinely published statistics for delays in financial matters, but a judicial report from September 2021 suggested that it took two years, on average, for proceedings that reach final hearing to be concluded. That is a significant period of time for separating couples to be living with financial uncertainty and to be unable to meaningfully plan for their future.

            It is, therefore, not surprising that in response to Resolution’s 2022 member survey, 90% of those surveyed said that court backlogs were causing additional and unnecessary stress and pressure for clients. Resolution’s Vision for Family Justice is therefore calling for the following:

            • No further family court closures.
            • Online processes that can be evaluated on a case-by-case basis.
            • For contested financial remedy cases under a certain value to be fast-tracked, with an emphasis on fewer hearings and shorter timescales.
            • Links to Resolution and Law for Life’s Affordable Advice Service to be provided to all Litigants in Person in the family court, and via online court services.

            Whilst it is evident that longer term solutions, aimed at reducing the number of private court applications, will require appropriate investment, families need a smooth-running, accessible, contactable and responsive family court. It is hoped that these proposals aimed at ensuring that the family courts better meet the needs of families, along with more public funding for early legal information and advice, and increased access to Advice and Information Meetings, will enable all families going through a separation equal access to family justice.

            Forsters’ Family department supports the recommendations made by Resolution. The other key recommendations in the Vision for Family Justice include:

            • Cohabitation reform (find the link to our summary article here).
            • Helping families to find solutions (find the link to our summary article here).
            • Protecting the Vulnerable (find the link to our summary article here).
            • Making family law fit for purpose.
            Amy Fullerton
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            Resolution’s Vision for Family Justice on better protecting the vulnerable in the family courts

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            During Annual Awareness Week, in what is the organisation’s 40th year, Resolution have launched their Vision for Family Justice. This calls for a number of changes to policy, legislation and processes in order to improve the family justice system in England and Wales. The Vision document, linked here, makes five key recommendations.

            One area in which Resolution proposes change is in finding ways to better protect the vulnerable. This includes supporting and protecting victims of domestic abuse in the family court, ensuring that legal aid is available for those who need it, and ensuring that children who are affected by family law matters are supported.

            Supporting and protecting victims of domestic abuse

            Resolution considers that one of the ways practitioners can better support their clients is by screening for domestic abuse and utilising the Resolution Domestic Abuse Alert Toolkit, to identify situations where clients may be suffering from domestic abuse and/or violence.

            Resolution further proposes that the prohibition on cross-examination of victims of domestic abuse by perpetrators is extended to apply to any case and not just new cases before the court. They also highlight the importance of judicial consistency in respect of both the implementation of the relevant Practice Directions (PD 12J and PD3AA) and the approach to a need for fact-finding, which will help to maintain the integrity of the court process.

            Legal aid

            Legal aid is currently only available in limited circumstances. Crucially, Resolution advocates to make public funding available to both victims and alleged perpetrators in children proceedings where there have been allegations of domestic or child abuse. Resolution also proposes that the criteria is widened to include the instruction of a specialist accredited solicitor who has screened for domestic abuse and evidence from health professionals based outside the UK. Making legal aid more widely available could have a huge impact on the protection of children and vulnerable parents. It is no secret that where two parties have distinctly different financial circumstances, the court’s ability to produce a fair result is arguably impaired. Providing increased public funding would allow for greater equality of arms between litigants.

            Importantly, Resolution are also pushing for legal aid to be made available for other alternatives to court, including family mediation, collaborative practice and Resolution’s single lawyer scheme. At present, legal aid in family matters is only available in cases where there are or will be proceedings underway. Widening the gateway criteria in this way would not only assist families in finding solutions outside of court but would free-up court time to allow judges to deal with cases where court intervention is most urgently required, for example those where there is a vulnerable party.

            Supporting children

            Resolution’s Vision also outlines that more needs to be done to help children receive the emotional and financial support they need. They are campaigning for improvement to the child maintenance system, for example by introducing statutory recognition of enforceable child maintenance agreements, and abolition of the ’12 month rule’, to ensure that receiving parents and children have increased financial protection. When it comes to ensuring that children have the appropriate financial support, Resolution highlights that it is ultimately the children of already vulnerable households who can be worst affected and need the greatest care.

            Further proposals include that the UN Convention on the Rights of the Child is enshrined into English domestic law and that safeguarding for children participating in Child Inclusive Mediation is improved.

            Other key recommendations in the Vision for Family Justice include:

            • Cohabitation reform (find the link to our summary article here).
            • Helping families to find solutions (find the link to our summary article here).
            • Improving the way child arrangements are handled.
            • Ensuring the family courts meet the needs of families.

            Forsters’ Family department supports the recommendations made by Resolution.

            Resolution’s Vision refers to the statistic that 50% to 60% of families coming to court will have allegations and/or other evidence of domestic abuse. Domestic abuse and its impact on parents and children are an important part of family practice and such cases can be hugely complex. It is not only essential that family lawyers are aware of how best to support their clients, but that (much needed) changes are made in policy and law to address the current issues facing the family justice system.

            Nicholas Jacob and James Brockhurst to speak at the STEP Bermuda Conference 2023

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            Private Client Partners, Nicholas Jacob and James Brockhurst will be speaking at the STEP Bermuda Conference taking place on 29-30 November 2023.

            This conference will bring together industry leaders, innovators, and practitioners from around the globe to for two days of unparalleled networking, knowledge sharing, and strategic insights.

            Nick will be speaking on the topic of Family Wars – lessons to be learned from conflicts, covering matters such as conflicts in families, how avoidable they are and preventing mistakes for the future.

            James will be speaking on the topic of Digital assets – Opportunities and challenges in modern estate planning, covering matters such as institutionalisation of digital assets, custody, challenges for service providers and tax.

            More information on the conference can be found here.

            Resolution’s Vision for Family Justice on helping families to find solutions

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            To mark their Annual Awareness Week this week and the organisation’s 40th year, Resolution have launched their Vision for Family Justice. This calls for a number of changes to policy, legislation and processes in order to improve the lives of children and families in England and Wales.

            The Vision document, linked here, makes five key recommendations.

            One area in which Resolution suggests change is in looking for ways to help families find solutions. They consider the current status of public funding for early information and advice, the importance of co-parenting programmes and the introduction of Advice and Information Meetings (AIMs).

            Currently, legal aid in respect of family matters is only available in limited circumstances. Resolution recommends that public funding for early, tailored legal advice is prioritised, to help people understand their rights and responsibilities from the outset. Early advice can better signpost people to mediation and make it more robust, as well as helping to identify other methods of resolving disputes out of court.

            This issue was recently considered by Parliament, when the House of Commons Justice Committee recommended that the Government invest in early legal advice as part of their inquiry into the future of legal aid in 2021. Resolution supports this recommendation and proposes that the Government considers scaling up services which are already working together with Resolution to increase support to Litigants in Person. The potential effect of this is important; a recent World Bank report highlighted that £1 spent on legal aid saves the state £5 elsewhere (for example through reduced court spending and fewer people receiving benefits).

            Resolution also proposes that co-parenting programmes should take place earlier, and that they should be a statutory requirement before an application is issued, as is the case with MIAMs.

            Resolution also recommends that statutory MIAMs are replaced with Advice and Information Meetings (AIMs) to allow people to have access to broader and more rounded advice regarding their legal rights and options (including but not limited to mediation) from the outset. It is proposed that these meetings are delivered by family justice professionals and that they should take place earlier in the process before an application to court is considered.

            Other key recommendations in the Vision for Family Justice include:

            • Cohabitation reform (find the link to our summary article here).
            • Improving the way child arrangements are handled.
            • Ensuring the family courts meet the needs of families.
            • Better protecting the vulnerable in the family courts.

            Forsters’ Family department supports the recommendations made by Resolution. Whilst many people can afford legal advice, many more can’t. Around 80% of cases in the family courts now involve at least one unrepresented litigant. With investment from the state in early legal advice for all, many cases will be appropriately signposted away from the family courts, freeing them up to deal with only the most appropriate cases, for example those involving a vulnerable party or those with safeguarding concerns.

            New Research published by Resolution demonstrates need for Cohabitation Reform

            Three cyclists ride along a paved road at sunset, surrounded by grassy fields and distant hills under a vibrant sky.

            This week (27th November – 1st December 2023) is Resolution’s Annual Awareness Week*.

            In honour of the organisation’s 40th year, this week also sees the launch of Resolution’s Vision for Family Justice. The Vision document, which can be found here, draws together research, legal analysis and practitioners’ experience to make five key recommendations for the future of family law.

            Top of the list of recommended reforms are proposed changes to the law relating to cohabiting partners. Currently, cohabiting couples have little legal protection when they separate. Resolution proposes urgent reform in order to make financial remedies available to separating cohabitees (subject to certain eligibility criteria). The Vision document suggests that the orders the court should be able to make for cohabiting couples be along the same lines as those available to married couples, albeit granted on a different and more limited basis. Resolution also recommends a review of the law relating to financial provision for children of unmarried parents, and the introduction of protections following the death of a cohabiting partner.

            A nationwide poll commissioned by Resolution found around half (47%) of cohabitees are unaware that they lack rights should they split up. This research also revealed that:

            • 59% of people polled back better legal protections for cohabiting people.
            • 74% of cohabitees agree that ‘the current laws surrounding cohabitation are unfit for today’s modern society’.

            Cohabiting couples are the fastest growing family structure. According to House of Commons Library research, 1.5 million couples cohabited in 1996 but that figure increased by 144% over the following 25 years to 3.6 million in 2021. According to the recent Resolution polling, 83% of respondents believe that cohabiting will become even more popular in future. The growing popularity of cohabitation, combined with the lack of awareness around the legal vulnerabilities of cohabitees, and the overwhelming view that the current laws are out of date, speak to the need for urgent reform in this area of the law.

            Other key recommendations in the Vision for Family Justice document include:

            • There should be more public funding for early legal information and advice.
            • The way child arrangements are handled should be improved.
            • The family courts need to meet the needs of families.
            • The vulnerable must be protected in the family court.

            Forsters’ family department welcomes Resolution’s Vision for Family Justice and will be supporting Awareness Week by sharing their thoughts and experiences of the issues facing the family justice system. We hope that policymakers will give vital (and overdue) attention to the needs of families and make the changes needed to create a justice system that is fairer and more fit for purpose.

            *Resolution is a membership body representing over 6,500 family justice professionals. Resolution is at the forefront of campaigning for reforms to the family justice system and promoting a constructive approach to resolving family issues. All of the lawyers in Forsters’ family department are members of Resolution and subscribe to its Code of Practice.

            Resolution Awareness Week

            Olivia Russell
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            Moving to the UK: key considerations for US citizens

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            The US and the UK are separated by the vast and tumultuous waters of the Atlantic Ocean. Those with connections to both countries will often find themselves rowing against the tide between two very different and complex regimes. With the right specialist advice, they can navigate the cross-border challenges safely and make the best use of planning opportunities.

            Understand the issues, avoid the traps, and discover ways to plan ahead in our Navigating the Atlantic series for US-connected clients.

            Moving to the UK

            In this instalment, we explore some of the key considerations for US citizens who are moving to the UK for the first time.

            Managing the risk of double taxation from ‘Day One’

            Upon becoming tax resident in the UK, individuals will become exposed to UK taxation in respect of their worldwide income and gains (subject to the remittance basis of taxation, discussed below). US persons, unlike those moving from most other jurisdictions, will also carry with them an exposure to US income tax on their worldwide income and gains. This leads to the risk of double taxation.

            Welcome relief under the US-UK income tax treaty

            The double taxation agreement between the US and the UK (also known as the “income tax treaty”) is designed to provide relief from double taxation. Broadly, the treaty operates by allocating taxing rights between the two countries and, to the extent that both countries have a right to tax, providing for a system of credits that allows tax paid in one country to be credited against the liability arising in the other.

            Where treaty relief won’t help!

            Although double taxation can generally be avoided through use of the treaty, the dual exposure can nevertheless have a significant impact on the tax-efficiency of certain types of investments – for example, where an asset is treated favourably for US purposes but is subject to higher tax rates in the UK. A classic example are US mutual funds that do not have “reporting” status in the UK1. While profits on those investments will typically be subject to capital gains rates (currently 20%) in the US, they will be subject to income tax rates (currently up to 45%) in the UK. For this reason, the UK’s remittance basis of taxation can still play an important role for US persons.

            Benefitting from the “non-dom” tax regime

            For so long as UK resident US persons maintain a non-UK domicile for UK tax purposes, they should be eligible to claim the remittance basis of taxation. By doing so, they can shelter their non-UK source income and capital gains from UK tax, provided those income and gains are not “remitted” to (i.e. brought to or used in) the UK.

            Many US persons will claim the remittance basis for at least the first seven years of UK residence, when it is available free of charge. This offers a degree of administrative ease when compared to claiming treaty relief. After the seven-year point (when an annual charge becomes payable to access the remittance basis), the taxpayer will need carry out a mathematical exercise each year to determine whether payment of the annual charge is worthwhile.

            In many cases, it won’t be worthwhile for US persons to pay to access the remittance basis because the global tax saving can be marginal once the residual exposure to US taxation is taken into account. However, it could be helpful for taxpayers who wish to maintain holdings in investments that are not tax-efficient in the UK (provided they can afford not to remit the income or gains arising on those assets to the UK).

            US persons who choose to claim the remittance basis will need to take extra care around the timing of remittances and tax payments to ensure that tax credits are available. This is a complex accounting issue on which US remittance basis users will require specialist advice.

            What steps should be taken ahead of time?

            • Maximise “clean capital” – Anyone who plans to take advantage of the remittance basis of taxation should explore ways to maximise “clean capital” (i.e. funds that can be brought to the UK without triggering a taxable remittance). They might do this by crystallising capital gains and/or accelerating income to be paid to them prior to their arrival in the UK. However, US persons will need to be mindful of the US income tax consequences of such planning and execute a careful balancing act between US and UK considerations.
            • Consider risks associated with existing trusts – Any existing trusts of which the individual is a settlor, trustee and/or beneficiary should be examined before the individual becomes UK resident. For instance, it is common for US citizens who are moving to the UK for the first time to already hold assets in revocable living trusts, which they have been advised to put in place in the US as a probate avoidance vehicle. The individuals will very commonly be the trustees of those trusts themselves. Consideration ought to be given to how the trusts will be characterised for UK tax purposes, as there is a risk of tax inefficiencies resulting from a mismatch in the US and UK treatment.
              The double tax risks for UK resident beneficiaries of US trusts are considered in detail in our article, ‘Welcome Relief‘.
            • Consider risks associated with existing company interests – It is common for US persons to hold assets through Limited Liability Companies (“LLCs”), which can produce tax traps for the unwary. Again, there is a likely mismatch between the US and UK treatment of these entities, which can give rise to double taxation. Broadly, this is because the US generally treats LLCs as partnerships (i.e. transparent entities) for tax purposes, whereas the default position in the UK is to treat LLCs as companies (i.e. opaque entities).
              As a result, the US will typically tax the members of the LLC on their respective shares of the underlying profits of the LLC as they arise, whereas the UK may seek to tax distributions of profits from the LLC as dividends. This mismatch can cause treaty protection to be lost, with the result that the same income or gain suffers tax twice. The options for mitigating this risk will need to be considered.
            • Consider planning opportunities before purchasing a UK home – Many US citizens who move to the UK will acquire a home there. This raises various tax, estate planning and other considerations, including mitigating exposure to UK inheritance tax and putting in place a UK will. We explore these issues in detail in our separate guide for US purchasers of UK residential property.

            Contact Us

            It is essential to plan in advance of a move to the UK, to take advantage of available tax reliefs and ensure arrangements are as efficient as possible. This is particularly pertinent for those with connections to the US due to their global exposure to US income tax, regardless of where they live. It is therefore important that advice is taken from advisors with an understanding of how the two legal systems interact; ideally before any action is taken. Please contact a member of our specialist US/UK team to find out more.

            Disclaimer

            The members of our US/UK team are admitted to practise in England and Wales and cannot advise on foreign law. Comments made in this article relating to US tax and legal matters reflect the authors’ understanding of the US position, based on experience of advising on US-connected matters. The circumstances of each case vary, and this article should not be relied upon in place of specific legal advice.


            1To be a reporting fund, a fund must register with HMRC as such. In doing so, the managers of the fund must agree to comply with onerous reporting obligations regarding the performance of the fund and the distributions that are made to investors. Most non-UK mutual funds will be non-reporting funds unless they have been designed with UK resident investors in mind.


            Labour presses ahead with non-dom abolition

            In her first budget held on 30 October, the new Chancellor, Rachel Reeves, confirmed that the government will press ahead with the abolition of the non-dom tax regime.

            Lifecycle of a Business – Are You Ready to Raise Funds?

            Fluted glass interior office building

            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.

            So far, we’ve covered “First Things First” and “Directors: Lights, Camera, Action!” But now, let’s consider financing your business – “Show Me The Money”.

            Are You Ready to Raise Funds?

            We’ve recently been discussing a company’s options in relation to third party fundraising and the various tax consequences. But what practical steps can you take to help the fundraising process?

            Being ready to raise funds is a position that every business should seek to be in even where fundraising is not an imminent objective. From a legal point of view, being ready to raise funds really just means knowing where everything is, and being able to demonstrate everything you know about your business to somebody who is taking a look at it. Plus, you want to be able to provide this information as soon as, or possibly before, it’s asked for by any potential investor.

            You’re the entrepreneur and I expect that you’re all over your business plan, but, apart from that, here are some of the key things to check are in order:

            • Your Company Books – starting with a ‘fun’ one, it’s a legal requirement to keep certain statutory registers up to date, such as your register of members. Having ‘up to date’ filings on Companies House is not the same (although potential investors will be taking a look at these too) as it’s the register that shows ownership of legal title to shares. All investors will expect to see these books to check that all is as they expect.
            • Your Cap Table – your register of members should also be translated to a user friendly cap table that you’ll be able to use to consider pre- and post- money ownership percentages and dilution on a fully diluted basis (i.e. including any option holders or holders of other convertible instruments that will not be on your register of members). Having this ready will help when you negotiate your valuation with investors too. There are online providers of software to help you manage this which may be useful once you have raised funds.
            • Your Financial Records – what potential investors will want / expect to see will depend on the stage of the business, but any accounting records should be well maintained and available for review.
            • Your IP – many companies are IP rich and IP should always be considered. For example:
              • Have all consultants signed IP assignments?
              • Has anyone who has worked on IP for the business (including founders and employees) before the company was incorporated signed IP assignments?
              • Have any other IP assets been protected or what is the strategy around that? Is the company name trademarked?
              • Has open source been used and can you demonstrate that the terms of the licence don’t require your own IP to be distributed freely?
            • Your IT
              • Do you have a summary of your IT system that you could disclose, with the documentation to support that summary should anyone wish to look at the detail?
              • Can you demonstrate that you’ve thought about cyber security? It’s a podium placer for top risks to businesses and demonstrating that you understand the issue, by setting out the approach you take to mitigating the risk, will help put minds at ease.
            • Their Data – Where is the data you control or process, what is it, and how do you go about making sure you’re dealing with it lawfully? What’s expected of you on this will depend on how data rich your business is and what stage your business is at, but regardless of the answer to those, there will be an expectation that you can show that you’re on top of it.
            • Your Customers and Suppliers – Are your customer and supplier relationships documented in up to date, unexpired and fully signed contracts? You will likely need to disclose these during the investment process (considering first any particularly sensitive information and whether confidentiality provisions apply).
            • Your team
              • Are the terms of engagement of your employees, workers and consultants all in writing and have they signed up to restrictive covenants, confidentiality undertakings and, where required, IP assignments?
              • Are any incentive schemes in place and if so, are all scheme documents available?
            • An NDA – Before disclosing anything secret, consider agreeing a confidentiality / non-disclosure agreement (NDA) with proposed investors. Having a reasonable NDA ready to sign could help this process (although keep in mind that some institutional investors may require their own paper to be used, not to be difficult, but because it’s been through their own in-house legal review and forms part of their own investment process). Similarly, institutional investors look at so many initial decks that they may not have the time or inclination to be troubled by negotiating an NDA, so think about the ‘when’ of seeking an NDA too.

            Having the above in mind will keep you on the front foot when going out to raise funds, whether it’s from angel investors, VCs or otherwise.

            Disclaimer

            This note reflects the law as at 15 November 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Daniel Bryan
            Author

            Daniel Bryan

            View profile

            Lifecycle of a Business – Fundraising in a Tax Effective Manner

            White geometric structure with sharp angles stands against a clear blue sky, creating a minimalist architectural scene with clean lines and bright contrast.

            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.

            So far, we’ve covered “First Things First” and “Directors: Lights, Camera, Action!” But now, let’s consider financing your business – “Show Me The Money”.

            Fundraising in a Tax Effective Manner

            Last week, we discussed some of the fundraising options for a company. While the considerations set out in that article are important, fundraising decisions are often tax-driven and no discussion would be complete without considering these tax consequences.

            The general picture

            Traditional investing by a UK tax resident in the shares of a UK company comes with an income tax charge on any dividend for investors, along with a capital gains tax (CGT) charge on the gain they make when they come to sell. Shares are generally acquired out of post-tax income and any capital losses may typically only be set against capital gains.

            Issues for start-ups

            Investors will want a return on their capital: either reliable dividend income or long-term capital growth or, ideally, both. However, many start-ups simply do not envisage profits for many years, and when they do start to generate profits, paying out dividends may not be a priority; often, they will need to plough the profits back into the business instead. Coupled with higher risks of failure (and so capital losses for investors), the tax system recognises that investors need to be enticed into investing into start-ups and other early-stage businesses.

            Investment schemes

            To give smaller and newer companies a level playing field there are a number of investment schemes that give investors enhanced tax breaks when they introduce new capital into the business by subscribing for shares. The Enterprise Investment Scheme (EIS), Seed Enterprise Investment Scheme (SEIS) and Venture Capital Trust Scheme (VCT) each encourage investors to finance smaller companies.

            • EIS was created to give direct tax relief to investors who subscribe for shares in small companies
            • VCT was designed to spread investment risk over a number of companies; investors invest in the venture capital trust, which will then buy shares in a number of qualifying companies
            • SEIS was designed to help new companies and start-ups

            Tax breaks

            These schemes give investors a varying number of tax breaks, which can include:

            1. Deferral of capital gains on assets sold to finance an acquisition of qualifying shares – meaning more money can be spent acquiring more shares and a tax bill delayed
            2. Income tax deduction on a percentage of the value of the investment in the year that it is made
            3. CGT relief on the gain made in the qualifying shares
            4. Ability to set any losses against income

            This makes investing in eligible companies much more attractive, as investors can benefit significantly if values rise, but also have valuable tax benefits if the companies fail. This attempts to make higher risk small companies that need funding to grow, succeed and thrive a more enticing prospect compared to safer, more reliable, established companies.

            Investee company conditions

            Following perceived abuse of the schemes, new rules were introduced in 2018. These put in place a two-part condition, which requires the investee company to:

            1. Intend to grow and develop over the long-term (e.g have plans in place to increase revenue, customer base and number of employees (i.e. an SPV for a specific project would not meet this test)); and
            2. Have a significant risk of loss of capital to the investor greater than the net return (risk here is the commercial risk of the company failing in the market), i.e. the company must be significantly likely not to deliver a return for the investor.

            In addition, there are a number of other conditions which the investee company must meet to enable investors to benefit:

            SEIS EIS VCT
            Type of company Unquoted (can be listed on AIM) Unquoted (can be listed on AIM) The VCT itself must be listed on the London Stock Exchange or on any other EU regulated Market, i.e. not on AIM. At least 70% of the VCT’s investments must be in unquoted companies (can be listed on AIM)
            Ownership / subsidiaries The company must not be controlled by another company and must not have any subsidiaries that are not 51% or more subsidiaries The company must not be a 51% or more subsidiary of any other company and must not have any subsidiaries that are not 51% or more subsidiaries The VCT itself must not be a close company. Broadly this means that the VCT company must not be controlled by five or fewer shareholders or any number of directors
            Assets The company must have no more than £350,000 in gross assets The company must have gross assets of less than £15 million before the EIS share issue and less than £16 million afterwards The companies that the VCT invests in must have gross assets of less than £15 million before the VCT share issue and less than £16 million afterwards
            Employees The company must have less than 25 employees The company must have less than 250 employees (500 if the company is “knowledge intensive”) Each company that the VCT invests in must have less than 250 employees (500 if the company is “knowledge intensive”)
            Time limits / restrictions No previous EIS or VCT investments can have been made. The company must be less than three years old EIS cannot apply if it has been more than seven years since the company’s first commercial sale (ten years if the company is “knowledge intensive”) Subject to some exceptions for “follow up investments”, VCTs cannot invest if it has been more than seven years since the target company’s first commercial sale (ten years if the company is “knowledge intensive”)
            Trade The company must be trading, not have previously carried out another trade and must not carry out an excluded trade* The company must be a trading company but must not carry out an excluded trade* The VCT’s income must derive wholly or mainly from shares or securities. The VCT must distribute by way of dividend at least 85% of its income from shares. No more than 15% of the value of a VCT’s total investments can be in any one company. At least 70% of the companies invested in must be trading companies but must not carry out an excluded trade*
            Limits No more than £250,000 per group can be raised in any three-year period (for SEIS to apply as mentioned above the company must not have any subsidiaries that it owns less than 51% of the shares in – this is the group for these purposes) No more than £5 million per year can be raised from any combination of SEIS, EIS and VCT. No more than a total of £12 million (£20 million if the company is “knowledge intensive”) per group can be raised from any combination of EIS, SEIS and VCT No more than £5 million per year can be raised from any combination of SEIS, EIS and VCT. No more than a total of £12 million (£20 million if the company is “knowledge intensive”) per group ca be raised from any combination of EIS, SEIS and VCT
            Location Must be a UK resident company carrying on a trade in the UK or an overseas company with a UK permanent establishment carrying on a trade Must be a UK resident company carrying on a trade in the UK or an overseas company with a UK permanent establishment carrying on a trade

            *Carrying out an excluded trade means that more than 20% of the company’s business and excluded trades include:

            1. dealing in land, commodities, futures, shares, securities or other financial instruments
            2. dealing in goods other than in the course of an ordinary wholesale or retail distribution trade
            3. financial activities, such as banking or insurance
            4. leasing assets for hire
            5. receiving royalties or licence fees (save for intangible assets)
            6. legal or accountancy services
            7. farming / woodlands and timber production
            8. property development
            9. nursing home or hotel management or operation
            10. producing coal or steel
            11. shipbuilding
            12. energy generation or supplying or creating fuel
            13. providing services to a connected person conducting an above trade

            Investor conditions

            There are also conditions for the investor themselves to meet:

            SEIS EIS VCT
            Type of shares acquired Newly issued ordinary shares Newly issued ordinary shares Shares in the VCT can be bought on the open market, however second-hand shares will not entitle you to up front income tax relief
            Payment for shares Cash only Cash only Cash only
            Tax avoidance The subscription for the shares of the company must not form part of a scheme or arrangement the main purpose, or one of the main purposes, of which is the avoidance of tax The subscription for the shares of the company must not form part of a scheme or arrangement the main purpose, or one of the main purposes, of which is the avoidance of tax
            Period of ownership to qualify for CGT relief on sale Three years minimum Three years minimum Five years minimum
            Connection The investor cannot be an employee of the company or any qualifying subsidiary during the period of three years commencing with the date the shares are issued (a director position is acceptable but compensation must not be excessive). The investor must not have a substantial interest in the company The investor must not be connected to the company (i.e. either alone or with associates owning or entitled to acquire more than 30% of the share capital, voting power or assets or any subsidiary on a winding up OR being an employee of the company or its group (can be a director but must not receive excessive compensation)) VCT cannot have more than 15% of its total investments in any one company

            Investor benefits

            Provided that these conditions are met, the investor can receive the following benefits:

            SEIS EIS VCT
            Annual investment upon which investor can obtain tax relief £200,000 £1 million
            (£2 million if at least £1 million is invested in knowledge intensive companies)
            £200,000
            Percentage of investment on which income tax relief can be claimed 50% 30% 30%
            Income tax relief on dividends? No No Yes
            CGT relief on initial investment 50% capped at £100,000 100% N/A
            Type of CGT relief on initial investment Deferral Deferral N/A
            Gains exempt from capital gains when investment sold? Yes, if income tax relief was received Yes, if income tax relief was received Yes. The VCT itself is also exempt from corporation tax on chargeable gains
            Relief for capital losses against income Yes Yes No
            Inheritance tax (IHT) Any investment made in a SEIS-qualifying company held at the time of death is exempt from IHT after it has been held for two years Any investment made in an EIS-qualifying company held at the time of death is exempt from IHT after it has been held for two years No relief from IHT as holding shares in an investment company

            The capital gains deferral for EIS and SEIS allows an investor to defer their gain from the sale of any asset by spending the proceeds on EIS or SEIS shares. You must make the investment between one calendar year before and three calendar years after you sell the asset.

            A bit of maths

            An investor sells an unrelated capital asset for £140,000, making £100,000 of profit. Usually, this £100,000 would be subject to CGT. However, he invests the full £100,000 of profit into a company that qualifies for EIS. His CGT on the £100,000 is therefore deferred.

            In that year he obtains £30,000 worth of income tax relief. His net investment cost is therefore, £70,000.

            If you have any questions around any of the above or wish to discuss your options further, please contact our Tax team who would be delighted to assist.

            Disclaimer

            This note reflects the law as at 6 November 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Oliver Claridge
            Author

            Oliver Claridge

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            Moving to the UK

            A modern building with sleek black columns supports a white structure overlooking a vast, calm ocean under a clear, blue sky.

            Explore our hub for everything you need to know about relocating to the UK and discover how our Private Wealth team can advise you on making the move as seamless as possible.

            Moving to the UK is an exciting life event whether it be a short-term move for work to explore business prospects or a more permanent relocation with the whole family; the UK offers an eclectic range of options to live, work and learn, from the cityscapes of London to vineyards in the English countryside and historic university towns in-between. Setting up life in a new country can feel daunting too and it can be difficult to know where to start.

            Wherever you are on your journey to the UK the Private Wealth team at Forsters are here to guide you through the process and to advise you on how to make the move as seamless as possible. From Singapore to Brazil, the US to the Middle East – we also have in-depth experience of integrating UK issues into a global cross-border wealth plan.

            Our Moving to the UK hub provides you with an introductory resource to understand the need to know issues, including the *UK’s approach to income tax, visas and buying property, along with key terminology and FAQs.

            View our Moving To The UK Hub

            The King’s Speech: Leasehold Reform

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            The Department of Levelling Up Housing and Communities estimates that there are around 4.98 million leasehold homes in England, making up a significant proportion of all residential housing. Impacting on the lives of so many, leasehold ownership has therefore been the subject of much debate over the years.

            The existing law allows leaseholders of residential properties to purchase the freehold and/or extend the leases of their houses or flats. However, these rights have been developed piecemeal, and are the product of over 50 Acts of Parliament, totalling 450+ pages of legislation. Unsurprisingly therefore, the system has been criticised as inconsistent and unnecessarily complex, often leading to protracted and expensive legal proceedings.

            There was a lot of speculation as to what leasehold reform proposals might be included in the King’s Speech and so enfranchisement practitioners waited with bated breath.

            Unfortunately, it was an anti-climax! With the King saying only:

            “My Ministers will bring forward a Bill to reform the housing market by making it cheaper and easier for leaseholders to purchase their freehold and tackling the exploitation of millions of home owners through punitive service charges”.

            The background briefing note confirmed that a Leasehold and Reform Bill would be introduced to “put the country on the right path for the future by giving homeowners a fairer deal in the following ways”:

            • Making it cheaper and easier for existing leaseholders in houses and flats to extend their lease or buy their freehold. It is difficult to tell whether this is a proposal in itself (with further detail perhaps to follow in the draft Bill) or whether this is simply a reminder of the government’s overriding objective i.e. with the proposals that follow being the way in which the government intends to fulfil this promise. The latter is probably more likely, otherwise this proposal is frustratingly vague.
            • An increase to the standard lease extension term from 90 years to 990 years for both houses and flats (with ground rent reduced to £0, which is of course, already the case) – this was included in the February 2021 policy statement so was no surprise.
            • Removal of the 2-year ownership rule currently required for statutory lease extensions and freehold house purchases/lease extensions – again, this was included in the February 2021 policy statement and so is not controversial.
            • A ban on the creation of new leasehold houses. This was a manifesto commitment by the Conservatives at the last general election so is not a surprising announcement, but the impact of this is now likely to be minimal. Since the Leasehold Reform (Ground Rent) Act 2022 came into force, the number of houses being sold on a leasehold basis is very small.
            • Increasing the 25% ‘non-residential’ limit to 50% for freehold and right to manage claims. This was the subject of a government consultation in January 2022 but to date, there had been no government response and so it feels a little surprising that this has made it through.

            These proposals all seem like easy wins, which are designed to grab the headlines! So, one would be forgiven for thinking that, despite all the hype, the government has simply paid lip service to the promise of far-reaching reform.

            That said, the last of the proposals is rather more far-reaching and that is the proposed consultation on capping all existing ground rents. This was included in the government’s February 2021 policy statement – but there, the proposal was for ground rents to be capped at no more than 0.1% of freehold value. Given the difficult political arena and the need to find a balance between the competing interests of leaseholders and landlords, it is difficult to see this going through without a strong challenge, even with consultation.

            The argument will be over what compensation is to be offered to landlords and whether there is to be a statutory acquisition process. A number of funds, which quite possibly form part of pension funds, own large ground rent portfolios and this value cannot simply be wiped out.

            Almost as interesting as the proposals that were included in the Speech, were the proposals that weren’t! Most particularly:

            • The proposed abolition of marriage value. This was one of the most controversial of the proposed measures and so it is perhaps not surprising that it did not feature in the Kings Speech. Having said that, it was included in the government’s February 2021 policy statement and was also widely trailed in other recent ministerial briefings, so the omission does seem slightly odd.
            • The prescription of capitalisation and deferment rates and the introduction of a calculator to determine the enfranchisement price were also omitted. These seem to have fallen off the government’s radar. Perhaps because the task of balancing the contradictory agendas of both leaseholders and landlords is too tricky?!
            • Finally, and as predicted, the gradual phasing out of leasehold properties and the phasing in of commonhold as an alternative form of ownership for flats was not mentioned either. This is most likely because of the enormous cultural shift which it would require, which is not something that could be achieved overnight.

            Overall, a bit of a damp squib! Of course, the devil will be in the detail and until we see the draft Bill, it would be foolish to think that anything is either on or off the table. There does seem to be a general trend for the enactment of primary legislation or enabling legislation though, with the detail being determined later in Regulations and so the fear is, that this may be the way the proposed Leasehold and Freehold Bill will be drafted.

            Also, there will certainly be attempts by the very effective leaseholder lobby, during the passage of the Bill, to add all sorts of other things, of which the “abolition” of marriage value will undoubtably be one. In addition, there is already talk about a back-bencher revolt over the failure to include a ban on the sale of new leasehold flats.

            Unfortunately therefore, for the enfranchisement industry, it’s yet another case of having to watch this space…

            Caroline’s comments have also featured in articles published by Estates Gazette (found here), Inside Housing (found here), and BE News (found here).

            Caroline Wild
            Author

            Caroline Wild

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            Lifecycle of a Business – So, you need to raise funds for your business?

            Modern exterior abstract building

            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.

            So far, we’ve covered “First Things First” and “Directors: Lights, Camera, Action!” But now, let’s consider financing your business – “Show Me The Money”.

            So, you need to raise funds for your business?

            It is likely that at some stage after setting up a business you will need access to finance from third parties. You may have approached friends and family for loans and initial investments while your business was in in its earliest stages, but now be seeking a more significant financial boost as it grows. This could be prompted, for example, by a need to purchase a new property, recruit more employees, support cashflow, service existing debt or even to acquire the shares or assets of another business. Here, we will summarise some of the more common financing options available from institutional lenders and professional investors and the advantages and disadvantages of each.

            Debt financing

            If your business has a reasonable credit rating and is performing well, high street banks and institutional lenders may be willing to grant you a loan. Like a personal loan, you will be required to pay this back with interest over a period of time together with any fees payable.

            A loan can be advanced by a single or multiple lenders (called a bilateral or syndicated loan respectively) and can be tailored to the needs of your business. There are several types of loan available, such as an overdraft that allows your business to withdraw more funds than it has available, a revolving facility under which a business can draw down, repay and then re-borrow amounts up to a certain limit or a term loan that is repayable after a set period of time, either in instalments over the life of the loan or in one bullet repayment at the end of the term.

            A key advantage of debt financing is that it does not require you to give up a share of your business to another party, although lenders can impose control through different means. Depending on the size of your business, the nature of the lender and the amount of funds being lent, the loan documentation may include restrictions around how your business is operated and limits on the expenditure it is allowed to make and dividends it is permitted to pay during the term of the loan. Your business may also be required to give covenants to do and not do certain things, including for example, periodically providing the lender with detailed information about its financial status and/or undertaking not to incur further indebtedness or grant security over the business assets to a third party. Breach of the terms of your loan will allow the lender to accelerate and demand repayment and ultimately enforce any security or guarantee it has the benefit of.

            A lender will usually wish to take security over your business’s assets (such as premises, intellectual property or money owed to you by customers) or shares in case you fail to repay your loan (in much the same way as your mortgage provider can take possession of your home if you don’t keep up with repayments). Additionally, some lenders may require you to provide a personal guarantee (either unlimited or capped at an agreed amount), guaranteeing the amounts to be repaid by your business under the loan agreement. This would mean you could be forced to liquidate private assets if your company defaults on its loan.

            You will need to ensure that your business has sufficient funds to meet periodic interest payments and ultimately repay the capital lent to you, as well as the ability to meet any additional criteria a bank may wish to impose, such as financial reporting or insurance requirements. It is advisable to take legal advice if you are taking on debt financing to fully understand what you may and may not do for the term of your loan and the scope of any security package, and to ensure that you have enough flexibility to run your business.

            Equity financing

            Equity financing requires you to give up a share of the ownership of your company in exchange for funds. As well as cash, other benefits may also follow, for example, industry expertise and a broader investor base.

            Private equity

            Private equity funds or ‘houses’ use a combination of funds raised from institutional investors and their own cash to invest in specific sectors. Generally, they will subscribe for a large number of shares in a company, deploy industry knowledge to maximise its value and then, usually after a period of between five and seven years, ‘exit’ or sell their shares to another investor or list the company on a public market.

            The structuring of a private equity transaction can be complex and is often tax-driven, but, in most instances, a private equity fund will incorporate a ‘stack’ or sequence of companies through which it will ultimately invest in a target company. The fund will subscribe for shares or loan notes in ‘Topco’, alongside a management team who will assume a minority share. If the private equity house requires additional funds to make the acquisition, debt will be provided by banks or other institutions to companies lower down the stack. Once any debt has been repaid, profits are then distributed upwards to the private equity fund and management team at the top of the structure.

            Whilst it may seem daunting to give up a large share of your business, private equity houses can offer you the benefit of industry expertise, often through a dedicated management team, who are themselves incentivised by their shareholding to grow the business. Some businesses see the management model as a key advantage of private equity, preferring to develop closer personal relationships with a small group of individuals than dealing only with large institutional lenders.

            That said, using private equity can be both time-consuming and costly at the outset and often involves a large number of legal documents. You will need support from various professional advisers, including lawyers and external consultants to market your business effectively to private equity funds. Once you have agreed upon your chosen investor, you and your lawyers will need to negotiate the acquisition agreement, which deals with the sale of shares in the business to the private equity house, and a suite of equity documents, which will govern matters such as the distribution of profits through the investment structure and the parties’ decision-making powers. For example, a private equity house is likely to request that the business doesn’t carry out certain matters without its consent or the consent of directors it appoints to your board.

            Venture capital

            Venture capital funds generally look to invest in young companies with an innovative business model or product. They usually subscribe for shares in an investee company and expect board representation, in exchange for which they will offer strategic guidance to the business for the term of their investment.

            Whilst venture capital investments are typically less structurally complex than private equity investments, they tend to follow a sequence of funding rounds which can take a number of months or even years to complete, subject to how successful the business is. Initially, a venture capital fund might support a new company with ‘seed’ fundraising alongside wealthy individuals or ‘angel’ investors, allowing the business to meet set-up costs, such as hiring a premises and purchasing equipment. Once this seed investment has been made, the venture capital fund, sometimes accompanied by additional corporate investors, will provide more cash through several fundraising rounds, each of which is aimed at providing finance for certain purposes, for example, to meet employment expenses, carry out R&D projects and expand into new markets. The venture capital fund will eventually choose to realise its investment through a sale to another investor or private equity fund.

            As with private equity, venture capital requires you to be comfortable with handing over a large equity stake in your business to a third party. It also requires time and considerable effort will be spent in marketing your company to prospective venture capital funds and achieving financial results once the fund parts with its money.

            IPO

            If your business is already achieving consistent financial results and you are seeking to broaden your shareholder base, an initial public offering might be worth considering. Also referred to as an ‘IPO’ or ‘float’, this is when a private company converts to a public company, is listed on a stock market and issues shares to the public for the first time. There are a number of public markets across the world, each with different eligibility criteria and continuing obligations requirements. These range from markets focussed on smaller start-up companies to those aimed at the large multinationals that we have all heard of.

            As well as lawyers to help guide you through the IPO process, draft the various documents required and ensure your business’s compliance with the applicable rules for the relevant market, there will be various other professional advisers that you will need to instruct should you embark on a float. In particular, most IPOs will require the ongoing involvement of a professional adviser to ensure that the company complies with your chosen market’s requirements. Such advisers have different titles depending on the market in question, for example, a sponsor, corporate adviser or nomad (nominated adviser).

            An IPO can be expensive and time-consuming and your business will be subject to additional scrutiny and reporting requirements, but it can also offer your company a wider and more varied shareholder base, incentivise your employees and increase both the profile of your business and the liquidity of your shares.

            Final thoughts

            Ultimately, choosing a source of financing that is best for your business is a very personal decision and worth careful consideration. The choice you make will depend on the amount that you want to raise, whether you want to dilute the ownership of your business, the costs involved and the stage that your business is at in its lifecycle.

            If you have any questions around any of the financing options explained here, please contact our Corporate or Banking team who would be delighted to assist.

            Disclaimer

            This note reflects the law as at 6 November 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Emma Gillies to chair Informa Connect’s Transatlantic Wealth & Estate Planning Conference 2023

            Two white vases hold wildflowers, casting intricate shadows on a sunlit white wall. The left vase is narrower with green sprigs; the right is rounder with yellow blooms.

            Private Client Partner, Emma Gillies, will be chairing Informa Connect’s ‘Transatlantic Wealth & Estate Planning Conference’ taking place on November 7 in London.

            The conference, targeting advisors of internationally mobile clients, will focus on how to navigate the most complex transatlantic arrangements for private clients. Covering topics including:

            • Potential political changes on the horizon
            • The Transatlantic private client and charitable giving – why philanthropy matters
            • Cross-border estate planning & administration
            • Developments in family offices
            • US tax update & IRS investigations
            • Global mobility and pre-arrival planning.

            More information on the conference can be found here.

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            PBSA and the Building Safety Act

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             The Building Safety Act 2022 (BSA) is going to have a significant impact for all stakeholders involved in the design, construction and operation of purpose built student accommodation (PBSA). It introduces a new regulatory regime imposing additional duties on owners and developers in relation to the design, construction and operation of higher-risk buildings. There are some nuances but broadly, a higher-risk building is one which is at least 18 metres high (or has at least seven storeys) and contains at least two residential units. Student accommodation which meets these thresholds will be caught by the new regime.

            Key issues

            The industry is still getting to grips with the full scale of the impact the BSA is likely to have on PBSA developments, but a number of practical considerations have already come to the fore. Not least, developers will need to establish who, between the developer and the building contractor in particular, will bear the increased risk of project delays brought on by the Building Safety Regulator (BSR), the new building control authority established to oversee compliance with the new regime for the design, construction and operation of higher-risk buildings, whose sign-off must now be sought and provided before (a) commencement of construction work and (b) completion and occupation of any development comprising a higher-risk building. This will be of particular concern to PBSA developers, for whom there can be very little room for programme slippage, given the importance of completing a project in sufficient time to enable students to move in before the start of an academic year.

            For PBSA developments within the scope of the BSA, developers must apply to the BSR for approvals at various stages of the project. Gateway One (planning), requires all planning applications to be accompanied by a fire statement, setting out relevant fire safety measures for the development. Gateways Two and Three (in force since 1 October 2023) will be stop/ go points before construction (Gateway Two) and occupation (Gateway Three).

            At Gateway Two, building control approval must be obtained from the BSR before building work starts. The BSR has up to 12 weeks (or eight weeks in the case of works to an existing higher-risk building) to issue its approval. Gateway Two applications will require an outcome-focused approach; developers will need to demonstrate how, during construction, they will be able to evidence compliance with the requirements of the BSA, and how the completed building will satisfy all applicable functional requirements. Developers should also be aware that the detailed design of the works is likely to need to be sufficiently developed to satisfy these Gateway Two requirements. This could mean extended periods of early contractor engagement before building contracts are formalised. This could, in turn, delay developers from “locking in” contractors with respect to price and programme, with obvious consequences for time and cost, in a market where material costs and labour supply remain unstable. Developers are already considering what bespoke arrangements, such as “notice to proceed” mechanisms under building contracts, could be introduced to mitigate some of this additional development risk.

            At Gateway Three developers must submit an application to the BSR for a completion certificate to be issued. A completion certificate must have been issued by the BSR before a higher-risk building can be registered for occupation. The completion certificate is different from the practical completion certificate issued under the building contract, and consideration will need to be given when drafting and negotiating building contracts as to how these two procedures will interface.

            The BSR will have up to eight weeks from application to issue its completion certificate and there are obvious concerns around the capacity of a newly-established body to meet demand. It’s not difficult to envisage how delays at the BSR’s end could delay handover and occupation of a PBSA building before the beginning of an academic year, where practical completion would otherwise have been achieved.

            It is probably inevitable that construction programmes for PBSA developments of higher-risk buildings will now factor in additional time for BSR approval at Gateway Two and Gateway Three respectively. Quite how much additional time will be allowed for will depend on the level of development risk the contractor is prepared to assume (and price in), and the employer is prepared to pay for. Questions will also be raised over who bears the risk of project delays where the BSR takes longer than its allotted period to give approval at Gateway Two or issue a completion certificate at Gateway Three, particularly in circumstances where the building contractor is not at fault.

            The market is yet to converge on a position. The new suite of JCT contracts, anticipated in 2024, may establish a direction of travel, although given the need for PBSA developers to consider these issues now, the direction may well have already been set by then.

            Transitional arrangements

            Transitional arrangements will apply for PBSA schemes involving higher-risk buildings where works are “sufficiently progressed” before 6 April 2024, provided that full plans have been deposited or an initial notice has been submitted before 1 October 2023. For new builds, “sufficiently progressed” will mean the pouring of concrete for permanent foundations, or the permanent placement of piling. Where the transitional arrangements apply, PBSA developments which include the construction of higher-risk buildings will remain subject to the old building control regime, and will not fall within the scope of the BSA for the purposes of the construction phase (meaning Gateways Two and Three will not apply), although the higher-risk buildings must still be registered with the BSR prior to occupation.

            During construction

            Developers will be subject to ongoing duties to maintain accurate building information to hand over to the building owner at Gateway Three. This “golden thread” of information must be stored electronically and be consistently updated throughout the project.

            It will include all information and plans relevant to the design, construction and operation of the building to help the owner/operator effectively manage building safety risks during use, in additional to mandatory occurrence reporting.

            Information which must accompany the developer’s completion certificate application includes all information required to show how the building conforms to the approved design and satisfies all applicable functional requirements, all of which should be stored in the golden thread.

            Registration

            All higher-risk buildings must be registered with the BSR before they can be occupied. The deadline for registration of existing buildings was 30 September 2023. It will be a criminal offence for any higher-risk building to be occupied until it has been registered. Registration can be carried out online for a £251 fee by the building’s Accountable Person (AP) (the person holding the legal estate in possession and the repairing obligations over any common part) or, if there is more than one AP, the Principal Accountable Person (PAP) (the person holding the legal estate in position and the repairing obligation over the building’s exterior or structure).

            Where there a multiple parties to a PBSA development (such as in a forward funding), it may not necessarily be the developer who has the duty to register the building.

            It may be a little while yet before we understand the full ramifications that this raft of legislative changes will have on PBSA projects involving higher-risk buildings. What is beyond doubt is that PBSA developers and investors will need to quickly adapt to meet the challenges that the new BSA regime is likely to pose in relation to the procurement, programming and the overall viability of PBSA projects.

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            James Brockhurst to speak on family offices at the Global Partnership Family Office European Conference 2023

            Skyscrapers, illuminated brightly, stand along a harbour with boats; the cityscape is framed by distant mountains under a vibrant sunset sky.

            Private Client Partner, James Brockhurst, has been invited to join the expert panel at the Global Partnership Family Office (‘GPFO’) European Conference 2023, held at the Royal Society London, to an audience of representatives from global family offices.

            James will be a panellist for the session entitled ‘The Evolving Jurisdictional Landscape’ which will explore the changing legal and regulatory frameworks that govern family offices in different regions and will discuss tax issues, compliance obligations and cross border issues for family offices with a global outlook. James will be sharing his expert insights on knowledge on especially on the Middle East.

            Joining James on the panel are Ruth Bloch-Reimer of Bar and Karrer and Gavin st Piere, former Chief Minister of Guernsey. The session will be chaired by Lisa Cornwell of PWC.

            More information about the event can be found here.

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            Forsters act for Mack-Brooks Exhibitions on lease regear

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Forsters advised Mack-Brooks Exhibitions in relation to the regear of the lease of premises in St Albans.

            MBE, which is part of RELX Group plc, is a leading international organiser business-to-business events.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised MBE and was assisted by Owen Spencer.


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            Forsters acts for Bridges and Wrenbridge on the preletting of three logistics units in Aylesford

            A vast, empty warehouse features polished floors and high ceilings. Bright overhead lights illuminate the spacious interior, which includes stacked pallets and shelving on the right side.

            The Industrial and Logistics team at Forsters has acted for longstanding clients Wrenbridge and Bridges Fund Management on pre-letting of three units at ‘Click Aylesford’ (as reported in React News). The pre-letting comprises 95,000 sq ft of the 300,000 sq ft scheme, where practical completion is expected in summer 2024.

            One of the units has been pre-let to FixFast on a 10-year lease, and the other two units have been pre-let to Headline Filters on a 25-year lease. The development is targeting EPC A+ and BREEAM Excellent ratings. The occupational arrangements are aligned with the Wrenbridge/ Bridges aspiration to develop and operate “some of the UK’s most sustainable industrial buildings”.

            A multidisciplinary team (Commercial Real Estate, Construction, Planning and Tax) continues to act on matters relating to the development, having acted on the original acquisition in Autumn 2022.

            Victoria Towers, Co-Head of the Industrial and Logistics group, said: “We are delighted to continue our relationship with both Bridges and Wrenbridge as they bring forward a highly sustainable logistics portfolio – including working with their prospective occupiers to ensure arrangements are fit for an increasingly ESG-focused future.”

            Victoria Towers, assisted by Commercial Real Estate Senior Associate, Edward Glass, Construction Partner, Sarah Cook, Construction Senior Associate, Dan Burr, and Construction Associate, Lauren Hepburn, advised on the deal.

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            Lifecycle of a Business – Money, Money, Money: Directors’ Duties and Financial Accounts

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            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.

            Moving on to Directors: Lights, Camera, Action!

            Money, Money, Money: Directors’ Duties and Financial Accounts

            We’ve recently written about the general duties of directors which are set out in the Companies Act 2006 and in that article, briefly mentioned that other, more specific duties and obligations may also apply, including, for example, in relation to a company’s financial accounts. Broadly, the directors of a company have to be satisfied that the annual accounts provide a true and fair picture of the company’s financial position before they are approved and filed at Companies House. But how can they do this and why is compliance important?

            What is the duty?

            A Company’s financial accounts must be approved by the company’s directors and filed at Companies House each financial year. However, by law, the accounts must not be approved unless they give a true and fair view of the financial position of the company, including its assets and liabilities. If a director is not convinced that the information contained in the accounts provides a true and fair view, the accounts should be investigated and any necessary adjustments made.

            The words “true” and “fair” can be considered at face value when considering the company’s accounts. In other words, do the accounts show a picture of the company which is, in the context of the directors’ knowledge of the business and the necessary application of accounting rules, an accurate reflection of what has happened during the relevant financial period and the situation at the end of the year? If a director thinks something material is missing or that something has been described in a misleading way, they should add a disclosure or make a correction. “Fair” is also important as it implies balance.

            The accounts can be approved by a majority of the directors and once approved, one director needs to sign the balance sheet, directors’ report and any strategic report being submitted to Companies House. For this reason, the approval decision should be made at a formal board meeting and documented in the minutes. Any discussions and any dissenting views that have been expressed by any director should also be recorded in those minutes. Recording such matters is particularly important; if approved annual accounts do not comply with the statutory requirements, every director who knew that they did not comply or failed to take reasonable steps to ensure compliance, or to prevent the accounts from being approved, commits an offence.

            Objective professional judgement must be applied during the preparation of the accounts and when considering whether the accounts give a true and fair view. Although directors can delegate the preparation of the accounts, they cannot abrogate their responsibilities and simply defer to others in relation to the accounts’ content and approval. They must be open to challenging other members of the board on the decisions being made. A lack of awareness will not provide a director with any defence in a breach of duty claim.

            Incorrect accounts?

            Directors have a legal duty not to file false information at Companies House. Knowingly or recklessly delivering information or making a statement to the Registrar of Companies that is misleading, false or deceptive is a criminal offence and can lead to fines and/or imprisonment.

            To commit such an offence, a director has to have:

            1. knowingly or recklessly submitted false information; or
            2. failed to take reasonable steps to secure compliance with the requirements or prevented the accounts or report from being approved.

            This means that if the accounting records are not reasonably accurate, every director (as well as any other officer, including the Company Secretary, Head of Finance and shadow directors, who have taken part in the production of the accounts for filing) may be criminally liable. It also means that any director who was careless about the legal requirements may be personally guilty of an offence. A director could also be liable to compensate the company for any losses it suffers as a result of an inaccurate report.

            Repeated failure to comply with filing duties or conduct which makes the director in question unfit to be concerned in the management of a company could result in the individual’s disqualification from acting as a director of a company for up to 15 years.

            An honest mistake?

            We are, after all, only human and mistakes do happen. On this basis, inadvertently filing inaccurate information is unlikely to cause a breach and any inaccuracies which are discovered may be corrected using Companies House’s second filing service.

            True or on time?

            Where directors find themselves caught between the duty to file the accounts on time and not knowingly or recklessly filing documents which are misleading, false or deceptive, it is worth noting that filing accounts which are materially incorrect is much more serious than filing them late.

            That said, Companies House does issue fines for late filings and there is no guidance as to how directors should deal with this situation. It should therefore be assumed that Companies House is not going to look too kindly on a company which finds itself in this position and so it is important for directors to get up-to-speed with the company’s activities and financial position in plenty of time before having to approve and arrange the filing of the accounts.

            Failure to submit accounts can result in Companies House striking off the defaulting company from the company register. There is a detailed and fairly lengthy process for this and also plenty of adverse consequences for all involved in the company, including assets becoming the property of the Crown, disqualification of directors and directors being liable for company debts, not to mention the reputational issues at stake.

            Practical steps

            • Ensure that robust processes of verification are in place prior to the release of any information.
            • Practise good record-keeping by documenting decisions and the decision-making process. Ensure that the approval of the accounts (as well as any discussion and challenge) is set out in formal board minutes – it is difficult for a director to prove that their duties have been exercised if there is no permanent record of the decisions made.
            • If a director has not, or cannot, satisfy themselves that the accounts reflect a true and fair position of the company’s financial position, they should not approve the company’s financial statements.
            • Being completely up-to-speed on your duties and obligations as a director is of prime importance and the role of a director should never be taken lightly. You should seek professional advice if required. This could be legal, financial or other advice relating to a particular problem or situation. Directors are not expected to know everything, but they are expected to do what is needed to ensure that they are discharging their duties appropriately.

            Disclaimer

            This note reflects the law as at 27 October 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Forsters continues to be recognised in The Times’ Best Law Firms 2024

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Forsters, one of London’s leading Real Estate and Private Wealth law firms, has been recognised in The Times’ Best Law Firms 2024.

            Published on 26 October 2023, the guide recognises the best lawyers for business, public and private-client law across England, Wales and Scotland, as chosen by lawyers.

            Forsters is commended for its Real Estate and Private Wealth law capabilities, the firm has been ranked yet again as a ‘Best For’ firm in the area of Landlord and Tenant law and newly ranked for its Construction expertise. Forsters is also commended in the Commercial Property, Family, and Inheritance and Succession and Tax.

            The firm’s continued inclusion in The Times’ Best Law Firms is testament to the firm’s strength and breadth of expertise and solidifies our reputation as a go-to firm for real estate and private wealth advice.

            Emily Exton
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            Forsters maintains its top rankings in the new Chambers UK Guide 2024

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            Chambers and Partners have today launched their latest Guide to the UK legal market.

            “The team at Forsters is dedicated and knowledgeable, as well as highly professional and personable.”

            “Forsters are always available when needed, combined with a multi-layered team which brings strength, breadth and depth of knowledge.”

            We are delighted to report that Forsters has maintained its Top Band status in the Real Estate and Agriculture & Rural Affairs categories. Forsters is ranked in nine areas and upholds its reputation as one of the leading Real Estate and Private Wealth firms. In addition, the Family team have had a significant increase from Band Four to Band Two in the prestigious Family/Matrimonial: Ultra High Net Worth category.

            The new Guide has ranked 27 Partners and Counsel, including a new ‘Up and Coming’ ranking for Anna Mullins and Dickon Ceadel. There has also been an increase in rankings for Emily Holdstock (elevated to Band Six), Ben Barrison (uplifted to Band Four) and Victoria Towers (increased to Band Three).

            The news follows the firm’s success in the recently published Chambers HNW Guide, where our Private Wealth Law and High Value Residential teams continue to retain their top rankings, and our Contentious Trusts and Estates team secured a Band One position.

            Agriculture & Rural Affairs – Band One

            Ranked Lawyers: Henry Cecil, Penny Elliott, Christopher Findley, Andrew Lane and Rupert Mead

            Chambers notes: Forsters has a well-regarded rural team with capabilities in rural property, tax and contentious work. Forsters’ clients include the owners of traditional landed estates, as well as international purchasers.

            Market experts commented: “Forsters have high-quality, strong rural lawyers.”

            Real Estate: £150 million and above – Band One

            Ranked Lawyers: Smita Edwards, Katherine Ekers and Victoria Towers

            Forsters advises a number of leading real estate funds, offering expertise in all kinds of investment transactions, while also handling development matters, including sizeable residential schemes. The team represents developers, investors and landlords in relation to retail property concerns and also has notable expertise in handling matters related to the logistics sector. The firm continues to advise the Crown Estate on a range of matters concerning its London property portfolio.

            One client says: “They are always very good to deal with. They are very professional but friendly and you can get on with them well, which helps the transaction run more smoothly.”

            Real Estate Litigation – Band Two

            Ranked Lawyers: Natasha Rees, Ben Barrison (increased ranking, Band Four), Anna Mullins (newly ranked, Up and Coming) and Jonathan Ross

            Chambers notes: Forsters represents a broad client base, ranging from institutional investors and funds to property developers, on a wide range of residential property disputes and enfranchisement cases. The team maintains substantial expertise in contentious matters concerning rights to light, service charge disputes and professional negligence claims.

            Market sources comment “The team are as good as it gets. They do fantastic litigation, are of the highest quality and are very polished and easy to deal with.”

            Art & Cultural Property Law – Band Two

            Ranked Lawyers: Catherine Hill, Laura Neal

            Chambers notes: Forsters has a recognised art and cultural property law practice, and regularly advises collectors, galleries and auction houses. The firm is particularly notable for handling estate planning and commercial matters for living artists.

            “I can’t fault them. They are extremely thorough, approachable, detail-focused and supportive. We enjoy working with them and wouldn’t hesitate to recommend them to anyone.”

            Social Housing – Band Three

            Ranked Lawyers: Sara Branch, Anne O’Neill

            Chambers notes: Forsters has a robust social housing practice that sees the firm’s lawyers act for a range of social housing associations, developers and contractors. It advises on matters including complex tax issues, acquisition of land and development financings. In addition, the team offers further expertise in connection with joint ventures and innovative development schemes.

            Market experts have commented: “Forsters’ commercial awareness is second to none, it really has a keen sense of what is going on in the market and the considerations a commercial landlord needs to make.”

            Family/Matrimonial: Ultra High Net Worth – Band Two

            Ranked Lawyers: Joanne Edwards, Simon Blain, Dickon Ceadel and Rosie Schumm

            Chambers notes: The Forsters’ family law team has a broad practice covering complex and high-value financial remedies, as well as a variety of children law matters for married and unmarried parents. It advises foreign nationals on complex post-separation issues, as well as UK-based parties with cross-border asset portfolios. The department houses significant strength in nuptial agreements covering multiple jurisdictions. Lawyers at the firm have particular experience in cases with trust-related issues and act on behalf of trustees.

            Commentators noted “The team has the depth required to manage any case, with access to the wider support of a top-class full service firm.”

            Forsters’ Family team is also ranked in Band Two in the Chambers HNW Guide 2023. Joanne is also ranked in Family/Matrimonial: Mainly ADR – London (Firms) table.

            Construction – Non-contentious (Band Four) and Contentious (Band Five)

            Ranked Lawyers: Sarah Cook, Emily Holdstock, Andrew Parker and Richard Spring

            Chambers notes: Forsters is a well-respected firm with a strong reputation for purchaser-side representation in both a contentious and non-contentious capacity. The team receives regular instructions to advise clients on large-scale domestic residential and commercial developments. Its lawyers can assist with construction-related disputes, with experience in representing clients in the Technology and Construction Court, as well as arbitrations and adjudications.

            Industry experts commented: “It’s a sensible and practical firm.”

            Planning – Band Five

            Ranked Lawyers: Victoria Du Croz

            Chambers notes: Forsters’ planning team is best known for its work on regeneration projects in London and the surrounding conurbation. The team also acts for the firm’s high net worth and landed estate clients. Other clients include major developers, institutional investors and local authorities.

            Leading market experts remarked: “The lawyers at Forsters respond very quickly with detailed legal advice and recommendations.”

            The following Partners and Counsel are also Ranked Lawyers in the 2023 Guide:

            Neasa Coen – Charities (Band Three) “She is very switched on to the charity sector and a great resource for charity clients covering a range of topical issues that they face.”

            Dearbhla Quigley – Capital Markets: AIM (Band Three) “Dearbhla is really good to talk with. She understands both sides of the market and the pressures, while still being an excellent lawyer who is highly commercial.”

            Emily Exton
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            Fearn and Others v The Board of Trustees of the Tate Gallery

            Glass-panelled building facades form a repetitive zigzag pattern against a clear blue sky. The geometric design features alternating slanted roof segments, enhancing the modern architectural aesthetic.

            The Supreme Court found in favour of five Neo Bankside residents earlier this year, holding that the viewing gallery at the Blavatnik Building at Tate Modern had created a nuisance by interfering with living conditions at their flats at Neo Bankside. The proceedings were remitted to the original trial judge in the High Court, Sir Anthony Mann, to determine the appropriate remedy.

            Last month, having been asked to elect by the Court, the Tate chose not to argue that the Court should award damages instead of an injunction. The Tate has now agreed to a final order disposing of the proceedings which puts an end to the nuisance.

            Tate Modern has undertaken not to operate Level 10 of the Blavatnik Building in such way that would enable visitors to engage in intrusive viewing or photography of neighbouring flats in the manner that was held by the Supreme Court in February to be a nuisance.

            Currently, the Tate prevents that happening by preventing public access to the parts of the viewing gallery nearest to the flats of the five residents.

            Natasha Rees, Senior Partner of law firm Forsters, which represented the five Neo Bankside residents, comments, “An award of damages was never our clients’ aim and they are grateful for the Tate’s recent willingness, instead, to agree that the viewing platform will not be operated in a way which causes nuisance. They are pleased that this long-running dispute has been concluded.”

            For more information about our services, please visit our Residential Property and Property Litigation pages.

            Navigating the Last Mile: Insights from the Last Mile Industrial and Logistics Conference 2023

            A vast, empty warehouse features polished floors and high ceilings. Bright overhead lights illuminate the spacious interior, which includes stacked pallets and shelving on the right side.

            On October 12, 2023, logistics and warehouse specialists, developers, funders, planners and, notably, a commercial real estate and a construction lawyer from Forsters, converged at the iconic BAFTA venue in London for the Last Mile Industrial and Logistics Conference.

            Dan Easom, my construction colleague, and I had the privilege of attending this informative event. We went with an aim of exploring the latest developments and challenges facing industrial and logistics in London and the South-East and, quite frankly, this one article will not cover half of what was discussed. We share some of the key takeaways from the conference.

            State of the Market

            Through the many graphs and figures that were shown and discussed, a key point to note was that occupier demand, although showing signs of cooling, continues to favour landlords. The real headline, however, is the aging infrastructure in London where a startling 65% of warehouse space is over 30 years old. Combining this with a notable drop in new construction projects compared to the previous year shows that this problem is not going to be alleviated any time soon.

            Another emerging trend in the market is the growing importance of Energy Performance Certificates (EPCs). Occupiers are increasingly willing to pay a premium for A and B-rated buildings, reflecting the industry’s commitment to sustainability and the target for an EPC rating of B by 2030.

            Planning for the Energy Infrastructure

            An overarching theme of the afternoon was energy – how much do stakeholders need, where do they get it from, and, crucially, what to do with it one it is generated (can they sell or it or store it efficiently?). The electrification of vehicles, the rise of robotics in logistics and warehouse operations, and the proliferation of personal electric vehicles are driving up demand for electricity and this, in turn, increases the need to find practical solutions to solve energy creation and storage needs, let alone ensuring that necessary infrastructure (such as EV charging) is incorporated into developments.

            The discussion around renewable energy sources, particularly photovoltaics (PVs), was robust. It’s puzzling that only 5% of warehouses have embraced PVs, given their cost-effectiveness, with the cost paid off within three years. The main hurdle appears to lie in obtaining permits to sell excess energy back to the grid, a bureaucratic process that is fraught with uncertainty. There was anecdotal stories of some developments having even been stalled due to these challenges.

            The need to revise the planning process and eliminate restrictions on PVs and renewable energy installation became clear. Local authorities should incorporate energy plans into their development strategies, and the possibility of moving from a centralised power grid to localised grids was discussed. Such local grids, however, are unlikely to be feasible without advances in battery technology and planning ahead to ensure that there is sufficient space on site for the installation of such batteries.

            Ultra-Urban Logistics

            Navigating logistics in ultra-urban environments is a complex puzzle. Electric vehicles are a step in the right direction, but continuous innovation is imperative. The overarching theme is collaboration and data sharing. Comparable, industry-wide data should be collected and perhaps mandated, with the potential for machine learning applications to drive further improvements.

            The idea of reducing door-to-door deliveries in favour of centralising spaces for local businesses was pondered. The West End’s unique property landscape poses limitations for installing such spaces, but this challenge must be addressed in both new developments and retrofits.

            A powerful and memorable quote of the day was “the best logistics mile is the mile not travelled”. While ultra-urban logistics has its challenges due to the nature of the existing environments, choosing the right places to build warehouses and focusing on increasing efficiency and reducing unnecessary travel should provide for streamlined logistics and reduced carbon use for all stakeholders.

            The conclusion? London urgently needs a comprehensive logistics plan, at the local and national government level, that focuses on logistics and warehousing site allocation, energy demands, and energy capacity.

            Making it Sustainable and Maximising Space

            Sustainability was a recurring theme, not only in terms of achieving net-zero carbon but also in addressing embodied carbon. The significance of steel and concrete emissions, responsible for 16% of global emissions, was highlighted. There’s a growing interest in traditional materials like bricks and timber, with lower carbon footprints and long-lasting qualities. While this might result in an increase in development costs, the status quo is unsustainable.

            Properties that can cater to different types of occupiers is becoming a key consideration for developers. An easy way to provide for such varied uses such as robotics, logistics, vertical farming and film and tv studios is simply to try and maximise the space that is available, as more space allows for more flexibility and adjustability.

            Vertical development and underground construction were discussed as ways to optimise space. However, while increased space might mean more flexibility, it was emphasised that these approaches should be demand-driven, requiring collaboration among occupiers, developers, and landlords.

            Regardless of the approach taken, these ambitious ideas depend on reliable power sources (energy being a common theme throughout the day).

            Creating a Logistics Pipeline

            London’s historical stock of properties is a valuable but challenging resource. The task is to determine whether to demolish and develop, retrofit, or repurpose. The goal of achieving EPC rating B for all commercial buildings by 2030 further compounds the problem as it raises questions about the feasibility of retrofitting some of the historical stock.

            Each property site demands a unique approach, considering the site’s specifics, location, and existing structures, but balancing financial and carbon costs is essential, as sustainability goals need to be aligned with the economic realities.

            One key takeaway is that old doesn’t necessarily mean obsolete, provided it’s adapted thoughtfully to meet modern demands. Moreover, any new developments should be forward-looking, designed to accommodate future technological advancements and to withstand the test of time.

            The themes mentioned above are explored further in our recent report – Outside the Box: Supporting an Industrial Evolution.

            Emma Gillies to attend STEP Miami’s 12th Annual Summit

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            Private Client Partner, Emma Gillies, will be attending STEP Miami’s 12th Annual Summit taking place in Miami on October 18 – 20.

            The conference will bring together professionals from around the globe to discuss the newest changes, updates, and trends in the market for international private client planning.

            If you are planning on attending the event and would like to meet with Emma, please do get in touch.

            More information on the conference can be found here.

            Emma Gillies
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            Forsters retains top tier status in eprivateclient’s Top Family Law Firms 2023

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            The Forsters’ Family team has retained their Top Tier status in ePrivateClient’s ‘Top Family Law Firms’ 2023, a comprehensive guide of the leading law firms providing family law advice in the UK.

            Forsters are delighted to be recognised for our family law expertise, which cover the full range of family law matters including pre and post nuptial agreements, separation arrangements, matters involving children, financial issues and divorce for clients both in the UK and overseas.

            The team continuously delivers excellent results for their clients in the most complex of cases.

            Click here to view the 2023 rankings (behind a paywall).

            Joanne Edwards
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            Joanne Edwards

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            Buying & Selling Farms – The Nuts & Bolts: Adam Saunby to present MBL webinar

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            Rural Land and Business Senior Associate, Adam Saunby, will be running the MBL webinar ‘Buying & Selling Farms – The Nuts & Bolts’ on 24 January 2024.

            This webinar will look at the fundamentals of buying and selling farms, useful tips, as well as discussing some of the nuances that acting in land transactions brings.

            Whilst farming is as old as time, over the last few years there has been an increase in additional revenue streams to supplement income, which means that in addition to purchasing a farm, it is sometime necessary to consider its future use.

            Adam will cover the following:

            • Why collaboration with other professionals is key
            • The basic fundamentals involved in a transactional process when selling and buying a farm
            • The importance of site visits
            • Understanding farming activities
            • The basics of different types of farming tenancies and licences
            • Contract negotiations
            • Other things to be aware of such as environmental schemes, employees, tax considerations
            • The increase in diversification on a farm e.g., renewable energy, holiday lettings

            The webinar will be streamed at 12:30pm on Wednesday 24th.

            Book your place here.

            Adam Saunby
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            Lifecycle of a Business – Directors are best-placed to make the commercial decisions

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            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.

            Moving on to Directors: Lights, Camera, Action!

            Directors are best-placed to make the commercial decisions – ClientEarth v Shell Plc

            We recently wrote an article about the general duties of directors as set out in the Companies Act 2006 (the Act). As mentioned in that article, section 172 of the Act sets out the duty to promote the success of the company for the benefit of the members as a whole and includes a non-exhaustive list of factors that the directors should consider when making any decision.

            The recent case of ClientEarth v Shell Plc confirmed that a director’s general duties are those as set out in the Act, “incidental” duties do not apply and the courts will not seek to interfere with the commercial decision-making of directors, provided that they are acting in good faith.

            What was the case about?

            ClientEarth, an environmental law charity and a shareholder in Shell Plc (Shell), sought to bring a derivative claim against Shell’s directors on the basis that their management of the risks posed to Shell relating to climate change was in breach of their general duties as directors.

            Although a director’s statutory duties are owed to the actual company and therefore, it is the company itself that must bring any claim for breach of those duties, it is possible for shareholders to bring a derivative action on behalf of the company, provided that the court gives permission. Initially, the court makes this decision based on papers only, i.e. there is no oral hearing.

            Among other points, ClientEarth alleged that Shell’s directors had failed to ensure that the company had a measurable and realistic pathway to achieving net zero by 2050 and that as such, the directors were in breach of their section 172 duty to promote the success of the company for the benefit of the members as a whole and also their duty to exercise reasonable care, skill and diligence (section 174 of the Act). ClientEarth also argued that six further duties relating to climate change (including, for example, “a duty to make judgments regarding climate risk that are based upon a reasonable consensus of scientific opinion”) apply to directors of companies like Shell. These “incidental” duties are at no point mentioned in the Act.

            What did the High Court decide?

            The High Court refused permission for ClientEarth to bring a derivative claim, but granted the charity leave to exercise its right to an oral hearing to reconsider the decision, which it took advantage of. At the oral hearing, the High Court again dismissed ClientEarth’s application for permission to bring the derivative claim against Shell.

            The High Court was of the view that ClientEarth had no evidence to show that a reasonable board of directors could not have decided that Shell’s net zero strategy was achievable.

            Shell’s directors had put in place a net zero strategy and just because the directors’ chosen strategy did not align with ClientEarth’s view on what the strategy should encompass, this did not mean that the directors were in breach of their general duties. Directors of a company, especially one as large and complex as Shell, have many competing considerations to take on-board when making commercial decisions and these would not have been taken into account by ClientEarth.

            The judge made clear that the directors of a company are best-placed to make commercial decisions with a view to promoting the success of the company for the benefit of the members as a whole and that the courts would be loath to interfere with that.

            The “incidental” duties suggested by ClientEarth were not relevant and represented an attempt by ClientEarth to impose “specific obligations on directors as to the management of a company’s business and affairs”.

            The fact that ClientEarth had a very small number of shares in Shell (27) was also relevant. Even with the support that the charity had garnered from other shareholders, they still represented a very small minority of the Shell members, the vast majority of which had supported the company’s net zero strategy. The judge considered that the charity was possibly pursuing its own agenda – to advance its own climate change policy – rather than seeking to bring the claim for the benefit of Shell.

            What does this mean?

            The case made very clear that the general duties of directors are those which are set out in the Act and that “incidental” duties do not apply. Such “incidental” duties would impede the directors’ freedom to make decisions. In addition, the judgment repeated the long-established principle that the management of a business is a matter for the directors acting in good faith, not the courts. Consideration and weighing of the non-exhaustive list of factors set out in section 172 of the Act “is essentially a commercial decision, which the court is ill-equipped to take, except in a clear case”.

            While a positive takeaway for directors, this is not to say that directors have a completely free rein to act as they choose. The general duties set out in the Act most certainly have “bite” and directors will need to be able to show that they have considered, and complied with, such duties in relation to their decision-making, actions and inactions.

            Record-keeping is important, particularly where decisions are complex or controversial, and while directors cannot absolve themselves of responsibility for the final decision, professional advice should be taken in matters which are outside a board’s usual remit.

            Disclaimer

            This note reflects the law as at 16 October 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Webinar – Developing and delivering UK Life Science and Innovation projects now and in the future

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            On Friday 6 October 2023, Construction News in partnership with Property Week hosted a webinar with some of the industry-leading experts in the field, who are currently working on developments across London, Cambridge and Oxford.

            The key message is that demand is outstripping supply and providing space that is adaptable for tenants is crucial. The main takeaways were as follows:

            Buzzwords

            • “Golden Triangle” – the world leading life sciences cluster of London, Cambridge and Oxford and the greater southeast of England.
            • “Green Fields” – an area of undeveloped land that has never been built on before, that will require relevant planning permissions for proposed development.
            • “Wet labs” – a type of laboratory whereby biological or chemical experiments take place, differentiated from dry labs which focus on computers, physics and engineering.

            Demand for the Sector

            The world’s aging population with an increasing number of cancers, dementia, diabetes etc diagnoses means there is a greater demand for treatments, vaccines and cures. The COVID-19 pandemic shone a light on the sector that historically was behind closed doors, attracting both private investors and governments. There is a what you could call a triple helix of industry, government and academia coming together, all focused on this subject.

            Risk of oversupply?

            It is forecasted that there will be tens of millions of sq ft across the UK required. Currently there is an estimated 75% of recruitment coming from the Golden Triangle area. Though in the past 6 months opportunities in Glasgow, Nottingham and Manchester are emerging. Despite this, the industry is playing catch up and isn’t helped by the current economic climate. Projected demand is so great that there’s unlikely to be an oversupply in the next 10-15 years because the current supply is so low.

            Emergence of Urban Centres

            In recent years, there has been a move from traditional Green Fields sites towards space in urban areas and city centre-based labs. As this is where the talent i.e. researchers and academics are based. There is a drive to ensure that the local community is put at the forefront of these developments, making outdoor space accessible and welcoming so that people want to take their children out or walk their dogs. As well as ensuring that the public benefit from employment and career opportunities such as apprenticeships or entry level science jobs. If councils utilise these developments effectively, they can aide other issues such as housing. The drawbacks of using urban areas includes a lack of land, safety issues such as the handling of chemicals or gases and the negative public perception. Most people think of Wet labs and are concerned over the risks of contamination.

            Re-fitting existing space – a hindrance or help?

            Instead of rebuilding or using traditional Green Fields sites there has been a shift to utilising existing space. Particularly the use of retail buildings, former owner-occupied buildings, and high specification offices. This is especially useful as it tends to be quicker than starting from scratch and reduces carbon emissions. It does depend on the height of the building and power e.g. typically buildings have to be over 4 meters with dual power. However, issues tend to arise over how the property was previously serviced and existing buildings are more constrained by matters around them, for instance it could be in or close to a residential area. These aren’t problems for Green Fields sites. It also ultimately depends on what type of lab the client requires i.e for full laboratory use or a lab enabled building with office use and whether the developer can adapt the building accordingly.

            Main challenges for the sector

            • Opaque market – As the market is at such an infant stage it’s difficult to understand how much rents will be and so it is harder to compete for land, particularly in city centres or talk to investors. There isn’t the certainty that the office and retail market offers.
            • Flexibility v sustainability – Looking for a building that offers future adaptability for tenants is key. However, there is sometimes a trade-off between ensuring flexibility and how sustainably it can be achieved. Measures need to be taken so that only the necessary amount of carbon is used.
            • Funding – There is a need for projects quickly however, venture capital funding in the UK is lagging behind the US. Smaller outfits have the ideas but lack the funding for fitouts. There is a delay between completion of the building and fitouts. Larger companies are looking to their smaller counterparts before making any moves.
            • Alignment of “life sciences” specification – There is no consistency across consultants regarding this type of fit out/specification. The re-purposing of existing buildings requires a heavier fit-out with a different skill set to the traditional fit out market.

            A recording of the webinar can be found here.

            Kirstin Temple
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            Forsters secures a hat trick of accolades at the Future Lawyers awards 2023

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            The Legal 500 Future Lawyers survey is an annual survey that provides a valuable insight into leading law firms, allowing students and graduates to make informed decisions about their future career.

            We are excited to announce that Forsters has won awards in three categories:

            • Supervisor approachability
            • Hybrid working
            • Social life

            Future Lawyers has identified Forsters as a firm “with a ‘mix of high-quality property, private client and corporate work’, Forsters is ‘different from most City law firms’. An ‘inclusive culture and the perfect trainee cohort size’ complete the package”. In addition, the survey notes that “the culture at Forsters is ‘inviting, caring and non-hierarchical’. Colleagues are ‘interested in you as a person, not just someone to complete tasks,’ and the firm ‘places an emphasis on work/life balance'”.

            If you are thinking of applying to join Forsters or wish to apply for our Summer Vacation Scheme, you can check out our Graduate Recruitment page here.

            The Legal 500 is one of the leading legal directories, you can read more about Forsters here.

            Future Lawyers by The Legal 500 Future Lawyers is a fantastic resource for students and those in the early stages of their legal career. The details of all rankings and winning firms are here, and the full profile for Forsters is here.

            Emily Holdstock
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            Lifecycle of a Business – What are my duties as a director?

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            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.

            Moving on to Directors: Lights, Camera, Action!

            What are my duties as a director?

            Whether you’re the sole director of a small owner-managed company or the CEO of a multinational enterprise, you’ll be subject to various duties and obligations and it’s imperative that you’re aware of these before you’re appointed and remember them throughout your directorship (and in some cases, after it ends as well). For further guidance as to what to consider before becoming a director, see here.

            What are a director’s duties?

            The general duties of a director of a company are set out in the Companies Act 2006 (CA 2006) and all directors must abide by these. These are discussed in more detail below.

            In addition, a company’s articles of association (the articles) may include additional obligations and further duties are set out in other legislation and case law which may be relevant, for example, health and safety law, environmental law, accounting requirements and so on. It’s also worth bearing in mind that where a director is an employee of the company, they’ll also be bound by the terms of their contract of employment.

            General duties of directors

            Set out in the CA 2006, the general duties should be considered by directors whenever they make any decisions or act (or decide not to act) in their capacity as a director. The duties are owed to the company, not to, for example, shareholders. More than one general duty may apply at any given time and breaching one duty to comply with another is no defence.

            Further guidance about what directors should and shouldn’t do to comply with these duties can be found here.

            1. Duty to act within powers (section 171, CA 2006) – Directors must only act in accordance with the company’s constitution (i.e. the articles) and exercise their powers only for the purposes for which they’re conferred. This latter part will depend on the circumstances in question but basically directors mustn’t exceed the scope of their powers.
            2. Duty to promote the success of the company for the benefit of the members as a whole (section 172, CA 2006) – Probably the most significant of the general duties, this should be at the forefront of every director’s mind when making company-related decisions. The provision includes a non-exhaustive list of factors which directors should consider, including the likely long-term consequences of any decision, the need to act fairly between members, employees’ interests and the impact on the community and environment. This latter point is highly topical with ESG being an important consideration for many businesses. That said, this doesn’t mean that a company’s actions must only be beneficial to the environment and we’ll cover this in more detail in a future article.
              It’s not always necessary for the board to fully document their discussion of these various factors although board minutes should always record that they’ve at least been considered. However, where a decision is or may be contentious, then it’s probably worthwhile to include more detail as to the factors considered and the reasons behind the end-decision, so that there’s a paper trail should questions arise at a later date.
              The legislation doesn’t define “success”, although for most businesses it’s likely to mean long-term profitability. However, for some companies, charities for example, this may not be the objective.
            3. Duty to exercise independent judgement (section 173, CA 2006) – Directors must make their own decisions after taking into account the circumstances and any relevant factors. This isn’t to say that external advice can’t be taken; in fact, in some situations where specialist expertise is required, a director could be in breach of their duties by not taking such advice, but the director has to come to their own decision after taking any such advice into account. Nor does this duty prevent delegation; this wouldn’t be feasible unless the company was very small, but delegation doesn’t absolve any director of responsibility.
              This duty can cause difficulty between board members and a junior director may find it difficult to openly disagree with a more experienced member of the board, but taking a collective line simply because it’s expected rather than because you agree with it, would be a breach.
            4. Duty to exercise reasonable care, skill and diligence (section 174, CA 2006) – There are two levels to this duty – objective and subjective. A director must use the care, skill and diligence that would be expected of any director in making a decision (objective). However, if that director has a particular skill or expertise, then that will also be taken into account (subjective). So, for example, if a director has 20 years of experience as an accountant, they’d be expected to bring that expertise to bear in relation to reviewing the company’s accounts.
            5. Duty to avoid conflicts of interest (section 175, CA 2006) – A director must avoid any situation in which they have or could have a direct or indirect interest that conflicts, or could conflict, with the company’s interests. If, for example, a director holds directorships in a number of companies, his use of information regarding the property, for example, of Company A for the benefit of Company B would be a breach of this duty.
              Case law has provided that this duty continues to apply even after a director has resigned (see here). An obvious example of this is where a director resigns from Company X to work for Company Y and uses the information he acquired while a director of Company X to further Company’s Y’s business.
              Often, the company’s articles will permit the independent (i.e. non-conflicted directors) to authorise any such conflict although you must ensure that there is still a quorum (minus the conflicted director) to do this. The articles of a company may provide for a different quorum for directors’ meetings to approve any conflicts. Failing that, the members may be able to authorise.
            6. Duty not to accept benefits from third parties (section 176, CA 2006) – Essentially an anti-bribery duty, a director mustn’t accept any benefit if it’s given because of their position as a director or in relation to their acting (or not acting) as a director in a certain way. “Benefit” isn’t defined and so common sense is required here. Clearly, a director involved in the tender process for a large piece of work shouldn’t be accepting gifts from one of the bidder entities, although accepting a working lunch invitation from your legal advisor to discuss a transaction that they’re advising you on is probably fine. A company’s articles or anti-bribery policy may include further detail as to what’s acceptable.
            7. Duty to declare an interest in a proposed transaction (section 177, CA 2006) – Any director who has an interest in a transaction which the company proposes to enter into must declare that interest as soon as possible. For example, if Company E intends to acquire the shares of Company F and a director of Company E is a shareholder in Company F, this must be declared to the board of Company E. The declaration need only be given once.

            What happens if a director is in breach?

            A breach of any of the above duties can have various, potentially serious, consequences. As mentioned, the duties are owed to the company and so it’s the company who’ll bring any claim against a defaulting director. That said, members are, on occasion, able to bring a derivative claim on behalf of the company.

            Remedies may include damages, the granting of an injunction to stop the director from acting in a certain way or requiring the director to account for profits. Directors in breach may also have their employment terminated and be disqualified from acting as a director in the future. The damage to a person’s reputation should also not be underestimated.

            While resigning from your position as a director may seem like a sensible option if there’s been a breach or if you’re not happy with the decision-making of the rest of the board, care should be taken as such a step may not solve the problem and in certain situations, could make it worse.

            You should take legal advice as soon as possible if you think that you may have breached or are in breach of a duty or if you suspect that another director has done so.

            Disclaimer

            This note reflects the law as at 5th October 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Lianne Baker
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            A Guide to Employing Domestic Staff

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            The maze of UK law requirements for new employers (including those employing domestic staff such as housekeepers, nannies and gardeners) can feel daunting to navigate. However, it is important to consider the legal fundamentals as this will reduce the risk of any claim and help ensure that the new relationship works for both parties.

            This overview will highlight the key concerns that a new domestic employer should be aware of and will give some pointers to help you start on the right footing.

            Status

            The first question to consider is how a staffing arrangement should be structured – should the individual be employed or engaged as a self-employed contractor?

            ‘Employees’ provide their services personally and are controlled by an employer in terms of working arrangements, hours, annual leave, etc. For example, a full-time housekeeper who is required to work Monday to Friday 9-5, would most likely be considered an employee. Employees (as opposed to ‘self-employed contractors’) receive the best employment protection and are entitled to paid annual leave, sick pay, national minimum wage and protections in relation to dismissal. Their salary should also be subject to deductions for tax and national insurance through a Pay As You Earn (PAYE) system.

            ‘Self-employed contractors’ have greater autonomy in their roles and their arrangements are normally more informal. For example, a gardener who provides services for five hours per week at times he/she chooses would most likely be considered a self-employed contractor. Self-employed contractors generally do not benefit from employment protections and are typically paid gross.

            In our experience, an employment arrangement is the most common and the guidance below will assume an employer-employee arrangement.

            Contracts

            It is a legal requirement to deliver certain information to a new employee either on or before their first day of employment. Including details of their place of work, rate of pay and working hours, and is typically set out in a contract of employment. Well-drafted contracts go beyond this minimum level of information and contain bespoke clauses, for example, setting out the employer’s expectations of the employee in relation to confidentiality and restricting an employee’s ability to discuss matters relating to their employment on social media.

            A comprehensive contract can also set out what happens at the end of the relationship, to ensure that all parties are fully informed and to help avoid an unfair dismissal claim.

            Policies

            There are certain policies that an employer must have in place, including a disciplinary and grievance policy and procedure. In addition, there are other policies which we always advise our clients to have in place, as they help both employers and employees to better understand what is expected of them, such as a sickness and absence policy and a discrimination and anti-harassment policy.

            Getting the admin right: payroll, pension, insurances

            We strongly advise our clients to seek the assistance of a payroll provider however big or small their workforce is. Payroll will help with ensuring that employees get paid the correct amount and in a timely manner. This is a task that can become more complex when instances of sick pay, family leave (for example, maternity or paternity leave) and overtime arise.

            All employers must establish an autoenrollment pension scheme (which employees are entitled to opt-out of), which both employer and employee will pay contributions in to.

            Employer’s liability insurance is also mandatory. This primarily provides insurance where an employee brings a personal injury claim against the employer in the course of their employment. Failure to have a valid policy in place can not only be costly but is also a criminal offence.

            Right to work checks

            It is important that clients check an employee’s right to work in the UK before their employment starts (for example, by checking that they have a UK passport or other visa/work permit). Failure to do so could result in fines of up to £60,000 per employee.

            Accommodation

            It is not uncommon for domestic employees to live at their place of work, whether in a separate dwelling or in a dedicated space within the same house as their employer. These arrangements need to be clearly documented, normally in a service occupancy agreement. It is important that such agreements make clear that an employee’s right to reside is linked to their employment and that, in the event their employment ends, their right to reside also ends.

            For advice on employing domestic staff in the UK, please contact Joe Beeston.

            Disclaimer

            This note reflects the law as at November 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Moving to the UK

            Moving to the UK is an exciting life event whether it be a short-term move for work to explore business prospects or a more permanent relocation with the whole family; the UK offers an eclectic range of options to live, work and learn.

            Moving to the UK
            Joe Beeston
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            Perspectives: Women in Leadership – Charlotte Evans-Tipping to speak at the Jersey Finance event

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            Private Client Partner, Charlotte Evans-Tipping, is joining the panel in Riyadh as part of Jersey Finance’s ‘Perspectives: Women in Leadership’ series of events.

            Delegates at this women only event will hear Charlotte and other female business leaders share their experiences of the financial services industry in a panel discussion.

            The event offers insights from a range of experts, with the aim of enabling women in leadership to connect and build a global network.

            For more information, please click here.

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            Forsters’ Private Wealth lawyers recognised in Spear’s Tax and Trusts Indices 2023

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            Seven Partners have been listed in the Spear’s Tax and Trusts Indices 2023:

            Spear’s publishes annual rankings of the top private client advisers and service providers to HNWs. These are drawn up on the basis of peer nominations, client feedback, interviews, data supplied by firms, as well as information gathered by the Spear’s editorial and research teams. The Tax and Trusts Indices are a guide to the finest tax advisers and lawyers working with high and ultra high net worth clients around the world.

            We are delighted that the hard and dedicated work our Private Wealth team carry out for their clients has been echoed by this year’s listings.

            The complete Spear’s Tax and Trusts Indices can be viewed here.

            The news follows the team’s recent success at the STEP Awards 2023, where Forsters were named as the winner of three categories.

            Lifecycle of a Business – Staging a Coup – removing a director from office

            Modern roof in office building

            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.

            Moving on to Directors: Lights, Camera, Action!

            Staging a Coup – removing a director from office

            Every company is run by its directors, but what can the members do if they are unhappy with how the directors are performing – can they kick a director out and replace them? It is a fundamental principle of company law that ultimately the members decide who is appointed to run their company, but how does this work in practice?

            If members are dissatisfied with a director and the director will not resign, the first place the members should look is the company’s articles of association.

            Companies have a great deal of scope to determine how directors are appointed and removed, and every set of articles will set out how this is done. The articles will usually provide that directors leave office automatically in certain circumstances, for example if they are bankrupt, physically or mentally incapable of fulfilling their duties, or if they fail to attend board meetings. Bespoke articles may contain provision for them to be removed by notice from a certain majority of members, by ordinary resolution, or by the rest of the board. The model articles, and their predecessor Table A, do not contain such provisions, so if the director’s office is not automatically terminated and the articles can’t be amended, how can they be removed?

            Where there is no convenient method provided for in the articles, statute provides a long-established fallback option. This is currently found in section 168 Companies Act 2006, and enables the company to remove a director by ordinary resolution at a meeting. This power cannot be excluded or fettered by anything in the company’s articles (although there are some ways to avoid it, as mentioned below). Because removing a director in this manner is the ‘nuclear option’, and the interests of both the director and the members are engaged, there are a number of requirements that must be followed for the removal to be effective.

            Firstly, unlike almost all other company resolutions, the resolution must be passed at a general meeting of the company – a written resolution will not be sufficient.

            Secondly, special notice of the intention to move the resolution must be given at least 28 days before the meeting at which it is moved, and the company must give its members notice of the resolution either at the same time the meeting is called, or where that is not practicable, at least 14 days before the meeting.

            The notice of the intention to move the resolution must also be sent to the director in question when received by the company, and they have the right to protest against their removal. This includes the right to be heard at the meeting, and to make written representations (of reasonable length) to be circulated to the members. This is to ensure that directors get the opportunity to make their case to the members – who, of course, may be swayed by their oratory and decide to keep them in office.

            Only an ordinary resolution is required and so a bare majority of the votes at the meeting is sufficient to pass it and remove the director from office. It is wise for members seeking to remove a director to ensure that they will have sufficient support in attendance (in person or by proxy) at the meeting to carry the resolution – if that can be shown, the director may see the writing on the wall and agree to resign without the indignity of being removed.

            While the provisions of section 168 cannot be excluded by the articles, there are scenarios where there will be no purpose to going through the process. The director may be directly appointed by members with a particular right to do so under the articles, and if they are removed could immediately be reappointed. The articles may also contain weighted voting rights for certain members, which could validly be exercised to prevent removal.

            Members should also note when considering whether to remove a director that this will not affect any other rights that the director has – for example, they may have a claim for a breach of their employment contract. If the director is also a member of the company, they may also have a claim for unfair prejudice after being removed, or a contractual claim for breach of any shareholders’ agreement if, for example, the others have agreed to vote against a certain director’s removal and fail to do so.

            It is also worth noting that the resolution must be put to the members in order to be passed, and a director may be reluctant to assist in calling the general meeting that might result in their defenestration. Members should take note of their powers under the Companies Act 2006 to compel the directors to call a general meeting, and to call it themselves if the board fails to do so -this is a further method of letting a director know they are doomed to be removed – and facilitate an orderly departure.

            Finally, members should be wary of what will happen to relationships in the company after a director has been removed at a possibly ill-tempered meeting, especially in smaller companies where there are clear factions in the membership and an uncertain majority. Once disgruntled members realise they can remove directors, they can acquire a taste for it!

            Disclaimer

            This note reflects the law as at 28 September 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Andrew Neave
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            Rory Carter to speak on Digital Assets for The Law Society

            A person interacts with a smartphone, overlaid with dynamic financial charts displaying candlestick and line graphs. The background is dark, with a digital interface design.

            Contentious Trusts and Estates Senior Associate, Rory Carter, has been invited to speak in The Law Society’s webinar ‘Back to basics on Digital Assets’.

            The session will be split into three key areas:

            1. Digital assets: what are the solicitor’s responsibilities? What do solicitors need to advise clients / executors? Our speakers will also discuss the risks associated with holding digital assets for executors and the valuation of assets when reporting to probate.
            2. Crypto as a property asset: what to do if there is a potential hacking and making sure you get the crypto from the client to the executors when a person has died.
            3. Law Commission’s report: recommendations for reform and development of the law relating to digital assets and next steps.

            Rory will be joining fellow speakers, Elizabeth Gibbison of Irwin Mitchell LLP, Stephen Moses of Zenplans, Leigh Sagar of New Square Chambers and Akber Datoo of D2 Legal Technology.

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            Forsters Private Wealth sweeps up trio of awards at the STEP Private Client Awards 2023/24

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            The judges at the prestigious STEP Private Client Awards 2023/24 named Forsters as the winner of three awards, showcasing the firm’s Private Wealth team as a global leader in advice to international families and in the field of digital assets, while recognising the team’s leadership for its commitment to its people. The team was also shortlisted for Private Client Legal Team of the Year (large firm) and Family Business Advisory Practice of the Year.

            The judges commended Forsters in each of the three winning categories:

            • International Legal Team of the Year (large firm) – The judges described the winning entry as ‘simply excellent’. In an impressive field, Forsters stood out for its ability to attract and secure new clients, handle multi-jurisdictional projects effectively, and find innovative solutions; while the team’s governance work was recognised for its sensitivity to family dynamics. Overall, the team presented as the quintessential International Legal Team.
            • Digital Assets Practice of the Year – Forsters was well known as being one of the first to advise on digital assets. It had continued to innovate to meet client needs and combine technical skill and knowledge with client focus and thoughtfulness. The judges commented on its commitment to developing the industry through leadership in best practices for crypto and collaboration with HMRC.
            • Employer of the Year – Forsters had been carbon neutral since 2007. The leadership of the Private Wealth Team had a demonstrable commitment to employee well-being and open communication with associates through its Village Hall sessions. Twin teams of partners supported its junior lawyers through a mentor programme, and associates were involved in managing key client relationships.

            The STEP Private Client Awards took place on 21 September 2023. The awards are regarded as the hallmark of quality within the industry, recognising and celebrating excellence among private client professionals. Attracting entries from across the globe, submissions are judged rigorously by an independent panel of experts made up of internationally renowned private client practitioners.

            Head of Private Client, Xavier Nicholas, commented: “We are extremely proud to have been recognised by STEP for these three awards. They demonstrate our ceaseless commitment to our international client base, the entrepreneurial spirit of our partners in reaching into new practice areas, and our belief in looking after our team and supporting them to be the best lawyers in their field while feeling engaged in the business.”

            STEP Private Client Awards - International Firm

            STEP Private Client Awards - Digital Assets

            STEP Private Client Awards - Employer

            Forsters’ Student Accommodation Team Acts for Q Investment Partners on Woolwich Development

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            Acting on behalf of Singapore-based private equity firm Q Investment Partners, we are delighted that our Student Accommodation team has facilitated a joint venture with Hurlington Capital to develop an £80 million student accommodation site in Woolwich.

            The work involved input from across the firm with the team made up of Partners and Associates from Commercial Real Estate, Construction, Banking and Finance, Planning and Corporate.

            This is the first joint venture between QIP and specialist investor and developer Hurlington Capital and is both investors first asset in the London PSBA market.

            Work on the site is due to start in Q1 2024, with completion anticipated in time for the 2026/27 academic year.

            Commercial Real Estate Partner and Head of Forsters’ Student Accommodation Group, Ronan Ledwidge, said: “We are delighted to have acted for long-standing client QIP on this transaction, which is another great example of two parties working in collaboration towards helping to plug the supply shortfall in the sector”.

            Peter Young, CEO and co-founder of QIP commented: “The UK’s PBSA market remains remarkably resilient and a compelling opportunity for investors who know the sector in detail.”

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            Lifecycle of a Business – Sole directors – is this still a problem?

            Curved glass-fronted building reflects light, creating smooth waves across its surface, set against a clear blue sky.

            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.

            Moving on to Directors: Lights, Camera, Action!

            Sole directors – is this still a problem? Fore Fitness and Active Wear

            Every company has directors to run their affairs and take decisions – but how many do you need? And what are the consequences if your company doesn’t have enough?

            There is no need for a company to have a large board of directors. Section 154 of the Companies Act 2006 (the CA 2006) provides that a private company needs just one.

            However, the CA 2006 is not the only consideration. The shareholders have a great deal of freedom to adopt rules suitable for their own business in the articles of association. The Model Articles do not include any restrictions on the number of directors, but bespoke articles often do. If the articles set out a minimum number of directors and there is a vacancy, the remaining directors are usually only allowed to act to appoint further directors to bring the board up to its minimum number, or convene a general meeting for the shareholders to do so. If the board tries to act when it doesn’t have enough members, those acts will not be valid, and the directors will be in breach of their duties to the company.

            However, the reforms of the CA 2006 were intended to ensure that a company could operate very simply, appointing a sole director and adopting the Model Articles, which under Model Article 7(2) permitted that sole director to exercise all of the company’s powers alone without any regard to the Model Articles regulating decision-making, provided no other provisions of the articles required a minimum number of directors. This is practical, avoids the absurdity of a sole director having to hold a meeting with themselves, and was, until quite recently, considered uncontroversial. Model Article 11(2), which sets the quorum for meetings of the directors at two, was not thought to be inconsistent with Model Article 7(2) – it is patently a provision relating to directors’ decision-making at meetings, so a sole director could safely ignore it as the Model Articles instructed them to do. As a result of these reforms, many companies operate with sole directors under the Model Articles.

            Fore Fitness

            The decision in Hashmi v Lorimer-Wing (also known as Re Fore Fitness Investments Holdings Ltd) therefore came as an unwelcome shock to many practitioners, as it was decided that the Model Articles were internally inconsistent, and did not permit sole directors to act alone, despite section 154 of the CA 2006.

            The judge in Fore Fitness held that the amended Model Article 11(2) in that case, which provided that certain directors were required to form a quorum, was actually to be interpreted as a provision that required the company to have a minimum number of directors, and so Model Article 7(2) did not apply and a sole director could not act. This analysis would apply in the same way to the unamended Model Article 11(2). According to the judge, if a company wanted to operate with a sole director, it was free to amend its articles to permit this.

            As a result, the validity of any decision made by a sole director under the Model Articles was called into question!

            Re Active Wear

            The subsequent decision in Re Active Wear Ltd redressed the balance somewhat. The judge indicated that he did not agree with the reasoning in Fore Fitness, that Model Article 11(2) was plainly a provision relating to directors’ decision-making (falling under that section in the Model Articles and being relevant only to meetings of the board), and held that a sole director could act where the unamended Model Articles applied, or where amended Model Articles were not inconsistent with Model Article 7(2). There should be no need for previous decisions to be ratified. However, the judge was deciding the case before him relating to the appointment of administrators on its particular facts and could not overrule Fore Fitness.

            Where are we now?

            So, where are we now, and how has this been dealt with in practice? Unfortunately, the Court of Appeal has not yet had the opportunity to clarify the position.

            As such, while many companies will take sufficient comfort from Active Wear to avoid incurring the costs and inconvenience of ratifying historic actions, the fact that Fore Fitness has not yet been overruled means that some doubt remains over decisions taken by sole directors operating under the Model Articles. The prudent option is to consider and mitigate the risk by amending the articles to make clear that the sole director can act alone, or to appoint further directors – of course there is a cost and inconvenience in doing so, but companies will find that many of their counterparties, especially on larger transactions involving commercial lenders, are also adopting a cautious approach, and will insist on amendments to the articles or additional directors being appointed.

            While it is impossible to predict when (and if) the Court of Appeal will eventually overrule Fore Fitness, it is worth bearing in mind that there will doubtless be thousands of small companies with single directors and Model Articles wholly unaware of these conflicting rulings and conducting business as usual today without any idea that their acts are of questionable validity. If the Court of Appeal does not rule in line with this commercial reality (and, we would humbly suggest, with the plain reading of the Model Articles) there will be enormous scope for decisions to be unpicked or challenged, and day-to-day company decision-making will be made needlessly more onerous until the law can be changed.

            Disclaimer

            This note reflects the law as at 19 September 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Andrew Neave
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            Lifecycle of a Business – Appointing Directors

            Exterior office building at night

            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.

            Moving on to Directors: Lights, Camera, Action!

            Appointing Directors

            The board of directors of a company is responsible for setting company strategy and managing the company on a day-to-day basis. Before they can engage in these important tasks, directors need to be appointed correctly, so that they have the necessary authority to act on behalf of the company. This article covers when directors might be appointed, how to appoint them correctly and what happens when directors are appointed incorrectly.

            How many directors?

            The Companies Act 2006 provides that private companies must have at least one director, while public companies must have at least two and, in both cases, at least one director must be a natural person, i.e. not a body corporate. (Recent case law has complicated the minimum number of directors issue somewhat for private companies and this will be discussed in our next article.)

            While the legislation sets out the basic requirements for the number of directors, a company’s articles of association and any shareholders’ agreement must also be checked as these might include further requirements.

            Eligibility

            There are various eligibility conditions for directors.

            • To be a director, you must be at least 16 years old; there is no maximum age for directors
            • Any legal person (including, for example, a company or LLP) may become a director (subject to the natural person requirement)
            • A person may not be a director if they are an undischarged bankrupt or certain other bankruptcy-related issues apply to them or if a court has disqualified them from acting as such under the Company Director Disqualification Act 1986.

            In addition, any person who has been a director of a company within 12 months of that company going into insolvent liquidation may not in the next five years serve as a director of a company with a similar name to the insolvent company.

            The Economic Crime and Corporate Transparency Bill includes provisions that a director’s identity must be verified before they can be appointed. Although not yet law, it seems likely that this will come into effect in the not-too-distant future.

            When might directors be appointed?

            On incorporation

            Directors will need to be appointed as part of the company’s incorporation process.

            To incorporate a company, a Form IN01 (Register a private or public company) must be submitted to Companies House and this will include the names and particulars of the company’s first directors, who will be deemed to have been appointed from the date of incorporation.

            For further detail about incorporating a company, see here.

            Post-incorporation

            Directors will also need to be appointed during the life of the company. For example, you might want to change the incorporation directors, appoint more directors, replace a retiring director or change the directors following the acquisition of the company.

            Subject to the minimum number of directors requirement set out in the Companies Act 2006, the appointment of directors post-incorporation will be governed by the company’s articles of association and any shareholders’ agreement and so these will need to be checked.

            Usually, the articles of association will provide that the directors and members have the power to appoint additional directors. They may also include other requirements, for example, by stipulating a minimum or maximum number of directors or providing that a specific member has the right to appoint a certain number of directors.

            If the company’s articles of association are silent as to the appointment of directors and there is no shareholders’ agreement or other document containing relevant directions, the members will have to appoint any directors by ordinary resolution.

            Notification of any change to the directors of a company should be sent to Companies House within 14 days of the change.

            What happens if the appointment of a director goes wrong?

            A person’s acts as a director are likely to be valid even if their appointment was not valid, provided that the person was acting in good faith.

            Where a person has assumed the responsibility of acting as a director but their appointment was not carried out correctly, the director is likely to be deemed a de facto director. In certain circumstances, a de facto director will be treated as if they were a director validly appointed. For example, the general duties owed by directors under the Companies Act 2006 also apply to de facto directors.

            If you are concerned that a director may not have been appointed correctly, the company and the director should take legal advice.

            Conclusion

            Although appointing a director is not a complex process, it does need to be carried out correctly to avoid potential problems later down the line. It is important to check the company’s articles of association and any shareholders’ agreement to ensure that the correct procedure is followed and ensure that only eligible persons are appointed.

            Disclaimer

            This note reflects the law as at 14 September 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Talking Family Law – the Resolution Podcast co-hosted by Simon Blain shortlisted at the Family Law Awards

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            Family Partner, Simon Blain co-hosts the Talking Family Law – the Resolution Podcast with Anita Mehta. The podcast, now in its third series has been shortlisted as Family Law Commentator of the Year at the LexisNexis Family Law Awards 2023.

            As Resolution family law experts, Simon and Anita welcome guests to take a deep dive into topical issues in Family Law covering the whole spectrum of family law, from abduction, surrogacy, and public law to financial remedy. Guests have included Mr Justice Mostyn, HHJ Roberts & HHJ Hess.

            The Family Law Awards will be held on Monday 27 November 2023 at Park Plaza Westminster Bridge, winners will be elected by an esteemed judging panel made up of Family Law experts.

            To find out more and to listen to the Resolution podcast click here.

            Simon and the Forsters Family team are members of Resolution, a community of family justice professionals who work with families and individuals to resolve issues in a constructive way. They campaign for better laws and better support for families and children undergoing family change.

            The Forsters Family team won Family Law firm of the Year (London) at the 2021 Family Law awards.

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            Jeremy Robertson and Charlotte Evans-Tipping named ePrivateclient’s NextGen Leaders 2023

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            Private Client Partners, Jeremy Robertson and Charlotte Evans-Tipping have both been recognised as ePrivateclient’s NextGen Leaders 2023, the definitive annual list of leading young private client practitioners in the UK and UK Crown Dependencies.

            The rankings were open to nominees from within the private client advisory professions. Those listed were recognised for their individual qualities and achievements. Other factors taken into account included the reputation or performance of the company that the nominee works for, feedback from peers, as well as any volunteering outside of work, or mentoring and advocacy within the industry.

            Jeremy was promoted to partner in Forsters’ private client team in April 2021. Jeremy has extensive experience of advising both UK domestic and international clients on all aspects of personal taxation, corporate and trust structuring, estate planning and family governance. He works closely with UK entrepreneurs, business owners, executives and their families on capital taxation and succession planning. His areas of expertise include the development and implementation of estate plans for both UK and non-UK resident individuals, tax planning, advising on the structuring options for acquiring UK property, creating and advising on the tax treatment of trusts and trust administration. Jeremy’s practice includes family office work (both in terms of supporting existing family offices and working with clients to develop and build family offices). He is also experienced in advising on the creation and on-going management of family investment, and other succession planning structures. Aside from his legal work, Jeremy co-heads Forsters’ charities and community group.

            Charlotte was promoted to partner in the private client team at Forsters in April 2023. She advises high net worth individuals, families, trustees, beneficiaries, family offices and private banks on family governance and succession planning, trust law and personal taxation. She is particularly interested in family governance and structuring work, which involves working closely with founders and business families to understand their ethos and long-term objectives. Charlotte devises bespoke structures (using trusts, foundations, family constitutions etc.) to achieve their succession aims. Many of her clients are from the Middle East, but this work is transferable to onshore clients. She is a member of the firm’s pro-bono committee and assists with the firm’s pro-bono clinic partnership programme.

            The full rankings are available to view online, click here for part one and here for part two.

            This annual listing supersedes the ePrivateclient UK and UK Crown Dependencies Top 35 Under 35, which launched in 2009.

            Jo Edwards appears on ITV’s Lorraine to share advice on how to handle a relationship break-up

            Three cyclists ride along a paved road at sunset, surrounded by grassy fields and distant hills under a vibrant sky.

            During Lorraine’s ITV morning show on Friday 8 September, Head of Family, Jo Edwards joined Lorraine and celebrity relationship expert, Paul Carrick Brunson on the sofa to share advice on how to have a good break-up.

            [[{“type”:”media”,”view_mode”:”media_large”,”fid”:”3729″,”attributes”:{“alt”:””,”class”:”media-image”,”height”:”260″,”typeof”:”foaf:Image”,”width”:”480″}}]]

            In the segment they discussed the fact that September is the second busiest time of year for couples to separate, perhaps due to families spending prolonged periods together or people waiting until children have finished GCSEs or A-levels. 

            [[{“type”:”media”,”view_mode”:”media_large”,”fid”:”3730″,”attributes”:{“alt”:””,”class”:”media-image”,”height”:”273″,”typeof”:”foaf:Image”,”width”:”480″}}]]

            Jo shared advice for separating couples, particularly those with children and the importance of keeping the children’s best interests at heart of any decisions arising from a break-up. Whilst any separation can be hugely emotional it is crucial that children are not exposed to parental conflict and that children are permitted to have a good relationship with both parents provided that that is safe. Jo and Paul said that children should always be considered the compass when it comes to dealing with separation and the motivation to resolve conflict.

            [[{“type”:”media”,”view_mode”:”media_large”,”fid”:”3728″,”attributes”:{“alt”:””,”class”:”media-image”,”height”:”360″,”typeof”:”foaf:Image”,”width”:”480″}}]]

            Although Jo has extensive experience of taking cases to court where needed, she is well-known for her conciliatory, pragmatic approach and desire to settle even the most complex of cases where possible. As a trained mediator and collaborative lawyer, Jo is one of only a handful of lawyers in London qualified to consult with children in mediation.

            For more information, please contact Jo Edwards.

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            Lifecycle of a Business – Becoming a Director – What to Consider

            Office employees meeting

            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.

            Moving on to Directors: Lights, Camera, Action!

            Becoming a Director – What to Consider

            In England and Wales, every private company limited by shares is required to have at least one appointed director who is responsible for undertaking the day-to-day management of the company.

            For some, being appointed as a director can be a key milestone in terms of career progression, whilst for others it is seen as an administrative matter to be dealt with as part of the establishment of a new business venture or tax planning.

            In all cases however, the role of a director should not be taken lightly. All directors are subject to various obligations and duties. Here we set out some of the issues that you should think about before becoming a director.

            Key duties and obligations

            The Companies Act 2006 codified various general duties of directors which had previously been dealt with under common law. Briefly, these are:

            1. To act within powers.
            2. To promote the success of the company.
            3. To exercise independent judgement.
            4. To exercise reasonable care, skill and diligence.
            5. To avoid conflicts of interest.
            6. Not to accept benefits from third parties.
            7. To declare any interest in a proposed transaction or arrangement with the company.

            In addition, duties can be owed to other parties in certain circumstances, for example, a duty to creditors when a company is insolvent.

            Personal liability

            Due to their unique position and the importance of complying with the various duties imposed on them, directors can be made personally liable in some situations.

            Personal liability can arise not only where one of the duties or obligations outlined above has been breached, but also where the company is found to be in default of other legislation. Common examples include directors being personally liable to repay dividends which have been unlawfully declared by a company, directors being found liable for the debts of the company in the event of fraudulent trading, financial penalties in respect of the company failing to make certain filings at Companies House and directors being liable for certain environmental matters.

            Breach of certain duties may also lead to the director being disqualified from acting as such.

            In certain circumstances, there may be potential protections available to a director in (or allegedly in) breach. For example, the Court may grant relief if it considers that the director has acted honestly and reasonably and ought fairly to be excused in all the circumstances, the director may have the benefit of an indemnity from the company which will reimburse the director for the costs incurred in respect of certain claims and litigation brough against them (provided that they are successful) and companies may also offer directors’ and officers’ insurance cover (D&O Insurance).

            Executive or non-executive?

            Executive directors are usually employees of the company and will be responsible for the day-to-day management of the business, whereas non-executive directors tend to have a supervisory role and will not be involved in the company’s day-to-day operations. It is usually larger companies that have a mixture of the two.

            As an executive director, your employment contract will include additional duties and obligations and breach of these could result in a claim against you by the company for breach of contract (as well as potentially also being a breach under the general duties mentioned above).

            This is not to say, however, that non-executive directors have an easier/less onerous role. Usually they will have a letter of appointment setting out what is expected of them and legislation does not differentiate between the two roles; the general duties and obligations owed by directors apply equally to executive and non-executive positions.

            To read more about how non-executive directors can help a company and the issues to consider before becoming one, see So You Want To Be A Non-Executive Director.

            Specific knowledge or expertise

            Having specific knowledge or expertise will be a factor in determining your obligations as a director. For example, if you are appointed as the Finance Director, you will be expected to have a higher level of knowledge and understanding of financial matters than, for example, the HR Director.

            In addition, while there is a general duty that all directors will exercise a minimum standard of skill and care, that standard will be raised if you have any particular skill or expertise.

            Shareholder-directors

            If you are both a shareholder and director of the same company, you will be wearing two different “hats” and will need to be careful how you approach decision-making as a director. Sometimes it can be difficult to ascertain whether director-shareholders have carried out their duty as a director or whether they have done so while acting in their interests as an owner of the company. Shareholders can make decisions purely in their own interest, but this is not possible for a director, who must promote the success of the company for the benefit of its members as a whole. Acting for the benefit of members as a whole can conflict with what a particular individual shareholder wants.

            A shareholder-director should know what they may and may not do as a director without notifying the other shareholders and whether notification is required in advance of any action. Disclosure and evidence of decision-making for shareholder-directors will be important.

            Size of the board

            The permitted and actual size of the board of directors in question will also be a factor to consider. Understand the minimum and maximum number of directors that are permitted to be appointed. A minimum of one director is required to register a private company and two for a public company, but otherwise, there is no statutory limits to the number of directors. However, the company’s articles of association may specify a minimum and maximum number of which you should be aware.

            Having too few members on the board could put the company at risk if a director resigns, whereas it can be difficult to get a larger number to agree on decisions (plus a greater number will also incur more expense for the company). A larger company may require a greater number of directors than a smaller company to accomplish all the work it requires and provide greater diversity of backgrounds and viewpoints for decision-making purposes.

            Minimising risk

            There are various steps which you should take before being appointed as a company director. Following these will help to reduce any risk associated with becoming a director and ensure that you are comfortable with your appointment:

            1. Do your homework

              Make sure you have undertaken appropriate research on the company and its business. Ask to review minutes of recent board meetings and ensure that you are fully briefed on any key commercial challenges, litigation and the financial health of the company.

              If possible, spend some time at the company before your appointment. Speak to members of staff and other members of the board to gain more “inside knowledge” about the company and its operations. It’s a good idea to continue to do this once you are appointed.

            2. Clarify your role

              Ensure you fully understand what your position as a company director entails. Will you be an employee with an employment contract? Do you have the appropriate skills for the role, particularly if you are being appointed for your expertise and experience, and can you dedicate the time required? Being a board member is not just a matter of turning up to board meetings. You will need to read board papers and contracts and may need to attend meetings with lawyers, accountants and so on, as well as spend time considering the actions that you think the board should take.

            3. Information sharing

              If you do not have day-to-day oversight of specific parts of the business, be clear about how information will be shared with you and who has any specific responsibility for particular tasks. As a director, burying your head in the sand and ignoring an issue is not an option.

            4. Contractual protection

              Companies are not permitted to grant directors exemptions from liability in respect of their negligence, default, breach of duty or breach of trust and indemnities in respect of such matters will similarly be void. However, companies can indemnify directors against certain costs associated with particular types of litigation and claims which may be brought, provided the directors are successful. You should discuss this option with the company and understand fully if and when you will be covered by an indemnity.

            5. Insurance

              Most companies will take out third party D&O Insurance. Potential directors should check whether the company has such a policy, and ensure that they are comfortable with the scope of cover.

            6. Take professional advice

              Make sure that appropriate professional advice is sought when required. This could be legal, financial, or other advice related to a particular problem or situation. Directors are not expected to know everything, but they are expected to do what is needed to ensure that they are discharging their duties appropriately.

              Being completely up-to-speed on your duties and obligations is paramount. If you think it necessary, take legal advice before your appointment so that you are fully aware of your duties and obligations and ensure that going forward, the board receives refresher training on a fairly regular basis.

            Disclaimer

            This note reflects the law as at 5 September 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Christine Dubignon
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            Forsters Property Litigation and Private Client teams recognised at the British Legal Awards 2023

            A modern apartment building stands tall, featuring balconies and large windows, under a bright blue sky with scattered clouds. Sunlight shines on the structure, highlighting its contemporary design.

            Forsters have been shortlisted for two awards at the 14th annual British Legal Awards 2023:

            • Litigation, Arbitration and Dispute Resolution Team of the Year
            • Private Client Team of the Year

            The shortlistings recognise the achievement of the Property Litigation team in relation to the Supreme Court appeal concerning the Tate Gallery, and our Private Client team’s extensive work on a multi-generational matter for an international ultra-high net worth family.

            Forsters is proud to have received nominations at the British Legal Awards for five consecutive years. The awards represent the top advisors and firms within the UK’s legal community.

            The full shortlist can be viewed here. The winners will be announced at the ceremony on Wednesday 29 November.

            Forsters advise SciBite on the renewal of their lease

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            Forsters have provided advise to SciBite Limited on the renewal of their lease at Biodata Innovation Centre, Cambridge.

            Part of the FTSE 100 RELX Group plc, SciBite is a developer of a suite of award-winning technology products for major pharmaceutical and life sciences companies.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised SciBite and was assisted by Owen Spencer.


            Owen Spencer
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            Forsters nominated for two awards at the Legal Business Awards 2023

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            We are thrilled to announce that our two principal practice areas have been shortlisted for two awards at the Legal Business Awards 2023.

            The 26th annual Legal Business Awards celebrates the very best in the legal profession and is one of the most prestigious events in the legal calendar.

            Having been put forward in two categories, we are delighted to be recognised as finalists for:

            • Real Estate Team of the Year
            • Private Client Team of the Year

            The shortlisting of our top-ranked teams is a demonstration of our market position as a leading cross-practice firm. It recognises the achievement of the Property Litigation team in relation to the Supreme Court appeal concerning the Tate Gallery and our Private Client Team’s work with a multi-generational ultra-high net worth family.

            The full shortlist can be found here. The winners will be announced at the Awards Ceremony on Tuesday 19 September.

            SRA Survey Results 2023

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            Following our recent firmwide survey, our diversity results are here, and we’re pleased to see that we’re making progress in becoming an environment where all of our people can flourish.

            Notably, in an industry where those from a Black, Asian and minority ethnic (BAME) background are underrepresented, we are proud to report we’re more diverse than the UK population as a percentage of our workforce.

            We’ve worked hard to cultivate an environment where LGBTQI+ individuals feel safe to be themselves, and this is reflected in our results which show that, as a percentage of our workplace, we are, again, more diverse than the UK population.

            We don’t believe having a child should halt a person’s career, and we do our best to support those who want to become a parent. Whilst only 26.5% of our people are primary carers for a child or children under 18, the highest percentage group for primary carers is equity partners at 46.2%, showing our commitment to supporting parents and carers in achieving their career goals.

            However, like many businesses, we recognise there are places we need to change, and these results will help guide us to make the necessary adaptations.

            Whilst it’s promising to see that those who have a disability were comfortable to declare it (with twice as many people in our ‘other fee earning’ role group identifying as disabled compared to the average firm), we recognise that more needs to be done in the space to help people feel more comfortable sharing their needs. This is because apart from a few partners, none of those who find their daily activities are ‘limited a lot’ by their disability were willing to say their role. This is something we want to change so that we can offer the best possible support to our people.

            We firmly believe that all people shouldn’t be limited by their education, which is why over half of our people went to state schools (58.5%). However, our partnership remains 65.4% independent school educated, and half of the partnership had a main breadwinner among their parents who was a professional. This figure confirms our need to do more for social mobility, and we will put plans in place to achieve this.

            Emily Exton
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            #FORStudentAccommodation

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            Student accommodation has proven to be a resilient sector in recent years even as other investment markets have struggled.

            Despite the challenges arising from varying factors such as the difficulty in obtaining planning consent for suitable sites and economic factors such as interest rate rises and construction cost inflation, it is a sector that still attracts a great deal interest from both the domestic and international investment communities. This is largely driven by a surge in demand that continues to out-strip supply (and seemingly will for the foreseeable future).

            In our #FORStudentAccommodation mini-series, we will explore and share with you some of the legal and topical issues we are encountering. In particular, you will hear from us on:

            • Building Safety
            • Planning
            • Residential Considerations
            • Development Funding
            • Corporate Considerations
            • Deb Financing
            • Tax

            For further information on any of the topics covered, please contact our Head of Student Accommodation Ronan Ledwidge.


            #FORStudentAccommodation Mini-series – HMO licenses, Student Accommodation and the Hidden Conditions we need to know about


            Next up in our series looking at key issues in the Student Accommodation sector, Anthony Goodmaker looks at HMO licenses and the hidden conditions we need to know about.

            #FORStudentAccommodation


            #FORStudentAccommodation Mini-series – Rent Control


            Our latest briefing note discusses rent control and how this might impact the student housing sector.

            #FORStudentAccommodation


            #FORStudentAccommodation Mini-series – VAT Considerations in the Student Accommodation Sector


            The next consideration we look at in relation to the PBSA market is VAT. An important thing to get right to prevent irrecoverable VAT being incurred.

            #FORStudentAccommodation


            #FORStudentAccommodation Mini-series – Renters (Reform) Bill and its Impact


            Next up in the series, we look at The Renters (Reform) Bill and what these proposed changes could mean for Purpose Built Student Accommodation

            #FORStudentAccommodation


            #FORStudentAccommodation Mini-series – Planning Considerations for Student Accommodation


            In our next instalment, we turn our attention to planning and the specific planning policies often adopted when dealing with the PBSA asset class.

            #FORStudentAccommodation


            #FORStudentAccommodation Mini-series – PBSA and the Building Safety Act


            In the second of our #FORStudentAccommodation mini-series, we look at PBSA and the significant impact The Building Safety Act 2022 will have on all stakeholders in the design, construction and operations of purpose built student accommodation.

            #FORStudentAccommodation


            #FORStudentAccommodation Mini-series – Student Accommodation


            In the first of our #FORStudentAccommodation mini-series we provide a sector overview, an insight into some of our recent work and outline the topical issues that we’ll be covering in the following weeks.

            #FORStudentAccommodation

            Ronan Ledwidge
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            Ashleigh Carr to Chair the TL4 & ConTrA Private Client Summer School 2023

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Contentious Trusts and Estates Senior Associate and co-chair of the ConTrA Committee, Ashleigh Carr, is chairing TL4 & ConTrA’s Private Client Summer School: The Ultimate Insider’s Guide 2023.

            The 3rd annual Summer School offers a programme for junior lawyers to broaden their knowledge of the Private Client practice area and refine their skills.

            The full agenda and list of speakers can be viewed here.

            The event will take place from 30 August to 1 September 2023 at Downing College, Cambridge. You can book your place here.

            Ashleigh Carr
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            James Brockhurst to speak on Tax issues for Middle Eastern families at Informa Connect’s Cross-Border Planning Conference 2023

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            Private Client Partner, James Brockhurst has been invited to speak at Informa Connect’s Conference ‘Cross-Border Planning: Wealth Management Solutions for the New Age Business Family’.

            Taking place from the 25 – 26 October in Dubai, the programme will provide updates on key issues facing the internationally mobile private client, as well as provide opportunities to discuss succession planning, immigration, family governance and family offices, and business law developments.

            James will be speaking at the panel discussion ‘Introduction to US, UK and Canadian Private Client Issues in the Middle East’, which will cover the following:

            • Case studies from each jurisdiction
            • Tax planning Issues with trusts
            • Residence and domicile issues
            • How do you expatriate and what is a US/UK/Canadian citizen?
            • Considerations for banking problems and FATCA/CRS

            Joining James on the panel will be John Shoemaker, Partner at Butler Snow, and Reaz Jafri, Counsel at Withers.

            For more information and to book a place at the event, please click here.

            James Brockhurst
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            Lifecycle of a Business – Registers, Records and Filings

            Abstract office building exterior

            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.

            So, First Things First…..

            Registers, Records and Filings

            Depending on the type of entity that you’ve set up (for further information about the different options available in England and Wales, see here), you will need to make certain filings and maintain various records throughout the entity’s life. In this article, we focus on the principal corporate records and filings relevant to a private limited company incorporated in England and Wales. Bear in mind that other registrations and filings will or may be needed too, for example, with HM Revenue & Customs for tax purposes and HM Land Registry if property is held, but these are outside the scope of this note. Overseas entities may also be required to be listed on certain registers in the UK (the most notable currently being the Register of Overseas Entities if they own UK real estate) but again, this is outside the scope of this article.

            The main corporate registers and records that are relevant for private limited companies incorporated in England and Wales fall within two categories – those maintained by Companies House and those maintained by the company itself.

            Companies House

            Companies House is the government body responsible for incorporating and dissolving companies in England and Wales, as well as for collating the various filings required by such companies and making the information available to the public. It also deals with the incorporation of limited liability partnerships (“LLPs“) and the filings required by LLPs and limited partnerships.

            Searches of entities on the Companies House register can be made free of charge and certain information can be obtained within seconds, while some historical information can be obtained for a small fee. Companies House can be an incredibly useful source of information, although it must be considered that, unlike the Land Registry, it does not guarantee the accuracy of its contents, and not all of the information obtained from its registers will be up-to-date. For example, details of any share transfers will only appear on the public register when the next confirmation statement is filed – so the record could be a year out of date.

            Companies House registers

            Central public register

            Companies House maintains a central public register of all companies incorporated in England and Wales. Incorporation of a company cannot take place without Companies House’s involvement and it is only when you have submitted an application for registration (on Companies Form IN01 ) to them, have paid the appropriate fee and they have provided you with a certificate of incorporation that your company will be in existence. This can be done on a same day basis, and in any case usually within a day or so.

            Once incorporated, your company will be listed on the central public register at Companies House and searches can be made against it in respect of certain information – its registered office, names of directors and annual accounts, for example.

            PSC register

            A company is required to maintain a PSC (people with significant control) register and also to file the information publicly at Companies House.

            Essentially, the PSC register is a record of the beneficial owners of the company. For more information about PSCs, see here.

            It is important to bear in mind that a company’s PSC register must never be blank. If the company has no PSCs, it must make a statement to that effect. If a company is unable to complete the PSC register, official wording must be included depending on whether the company is still investigating whether it has any PSCs or knows it has a PSC and is trying to confirm their details.

            If any details change about a company’s PSCs, the company has 14 days to update its own register and a further 14 days after that to update Companies House.

            Companies House filings

            Companies House filings are made using specified forms – for example, an appointment of a director is form AP01, a change of details is form CH01. The gov.uk website can be helpful if you are in doubt and of course, your legal or accountancy advisors will also be able to assist.

            Most forms can be filed online, and this is always faster. Paper forms can still be used, but inevitably many are rejected for minor errors that are impossible with online filing (typos in the company name or number being the main culprit).

            Certain filings, such as a change of company name, may incur a fee. While fees are small, the filing will not be processed unless it is paid.

            Event-specific filings

            Certain events during a company’s life will require filings to be made at Companies House so that the public register can be updated. This includes (among other matters) changes to the company’s officers, its constitutional documents, its share capital, and basic details such as address, principal activity or financial year end. The deadlines for making such notifications vary and so you should make sure that you are aware of, and comply with, the various time periods. Filings should be made as soon as possible (preferably immediately) after the change is effected to avoid any risk of missing the filing deadline.

            Most filings are only notifications of events that have already taken place, but certain changes only take effect upon filing. For example, if a company wishes to change its name and passes a resolution accordingly, Companies House will need to check that the name is not the same as one already on the register and that it otherwise complies with the regulations. Only once it has done this will it issue a new certificate of incorporation on change of name. A change of the company’s registered office will also only take effect once the register has been updated.

            Annual filings

            Each year, a company must file a confirmation statement with Companies House which either confirms that all required changes have been filed or sets out any changes which have taken place since the last confirmation statement date.

            Every company must also file annual accounts, whether or not the company has been active.

            Company registers

            The company is also required to maintain its own registers at its registered office, the majority of which must be available for public inspection. Such registers include (most importantly) the register of members, the PSC register, a register of directors (and company secretaries, if applicable), a register of the directors’ residential addresses (which remains private and is not available for public inspection) and a register of charges (if created before 6 April 2013).

            The register of members is a crucial document as it provides key evidence as to who are the shareholders of the company. It is therefore extremely important that it is kept up-to-date. For private companies, this is not usually an onerous process as the shareholders are unlikely to change on a regular basis, but this does not mean that it can be ignored and company’s officers should not be blasé about its maintenance.

            Copies of the directors’ service contracts, a record of resolutions and shareholder meetings and adequate accounting records must also be kept.

            A company may also choose to maintain a register of applications and allotments, a register of transfers and/or a register of debenture holders, although these are not required by law.

            There is an option for private companies to elect for the information contained in some of the above registers (the register of members, the register of directors, the register of directors’ residential addresses, the register of company secretaries and the PSC register) to instead only be available on the central public register maintained by Companies House, thereby avoiding the need to keep their own separate registers. However, few companies have chosen to use this system as it puts more information about the company’s shareholders into the public domain.

            Failure to comply

            A failure to comply with any of the various record and filing requirements, will constitute a criminal offence by the company, its directors or both, although prosecutions are rare. If a company fails to file its annual accounts, it will also be warned and eventually struck off the register and dissolved.

            In addition, it is an offence for any person knowingly or recklessly either to deliver a document to Companies House or cause one to be delivered or to make a statement to Companies House that is misleading, false or deceptive in a material particular.

            As such, to the extent that you are unclear as to any of these obligations, taking advice from your legal or accountancy advisors is recommended. The gov.uk website also provides guidance.

            The future?

            The Economic Crime and Corporate Transparency Bill (the “Bill”) is currently wending its way through Parliament. As currently drafted, the Bill could have quite a significant impact on Companies House processes and powers. It proposes requiring all directors and PSCs to have their identity verified before they can be appointed as such and also gives Companies House more power to decline and query information provided to it for inclusion on the register.

            How far Companies House will take these powers remains to be seen although there has been some suggestion that it does not currently have sufficient resources to enforce the new powers as meticulously as the Bill permits and that it may be some time before we actually see an upsurge in investigative activity.

            Disclaimer

            This note reflects the law as at 2 August 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Mortgages for Overseas Buyers of UK Residential Property – The Advantages and Disadvantages

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            We are often asked by overseas clients buying UK property whether or not they should take out a loan secured against the house or flat they are buying. Quite often buyers have the financial means to complete the purchase without a loan of any kind but nevertheless there are good reasons why they might wish to consider taking out a loan.

            In fact, it is increasingly common for overseas buyers to take out mortgages and it is now less likely that they would wish to purchase for cash than was the case a few years ago.

            We summarise here the principal considerations to take into account and to outline the possible advantages and disadvantages of taking out a loan.

            Types of mortgages

            There are clearly a huge variety and number of financial products potentially available to overseas buyers. These are likely to be different products, and perhaps at less advantageous rates, than those available to UK resident buyers who wish to purchase a property as their principal residence. The first consideration is whether the loan will be to an owner-occupier or whether it will be for the purposes of buying an investment property that will be let. The rates available to owner- occupiers are generally better than those available to buyto-let purchasers and it is likely the bank or lender will offer entirely different products in each category. The loan to value ratios are likely to be different and for buy-to-let might be only 50% or 60% of the market value of the property.

            Traditional mortgages are secured by a first legal charge over the property being acquired. The mortgage deed under which this is created is relatively straightforward and will refer to a set of mortgage conditions, which tend to be fairly standard, drawn up the lender. More recently a different type of mortgage product has emerged arising from religious considerations particularly those relating to Islamic law. The traditional type of mortgage may not be acceptable for religious reasons and, as a result, a number of alternatives have been drawn up which, for example, create lease and rental agreements so that interest is not payable to the bank. Some lenders only offer Sharia compliant finance and their products are therefore available not just to Muslims but to all applicants.

            UK tax considerations

            UK Inheritance Tax (“IHT”)

            It is likely to be beneficial for IHT reasons for an overseas buyer to take out a mortgage when buying a UK property. IHT is payable at a rate of 40% on the value of assets situated in the UK worth over £325,000 (the “nil-rate band”). A mortgage which is taken out at the time of purchase is deductible against the value of the property. Therefore, taking a loan of, say, 60% of the value of the property could reduce the exposure to IHT considerably. The following example illustrates the differing IHT treatment for an overseas owner with only one asset in the UK, a property valued at £1 million at the date of death, which was purchased for £800,000:

            IHT without mortgage IHT with 60% mortgage

            Gross value at date of death: £1,000,000

            Gross value at date of death: £1,000,000

            Less nil-rate band: (£325,000)

            Less nil-rate band: (£325,000)

            Taxable value: £675,000

            Less 60% mortgage: (c.£480,000)

            Taxable value: £195,000

            IHT @ 40%: c. £270,000

            IHT@ 40%: c. £78,000

            Remittance basis of taxation

            Buyers will also need to consider their UK tax status before importing funds into the UK for a property purchase. A remittance basis user who has to remit funds to the UK for a purchase may incur a tax charge if they do not have sufficient clean capital to bring in. In those circumstances, reducing the amount that needs to be remitted by taking out a loan would be a clear advantage (although the remittance basis user would require sufficient clean capital to service the interest on any mortgage).

            Tax reliefs

            While tax relief on buy-to-let properties has now been curtailed, there are still some advantages for landlords. Landlords can now claim a tax credit at 20% of the interest costs payable under their loan to set against the income tax due on the rent. A loan will make no difference to a buyer’s liability for Stamp Duty Land Tax (“SDLT”) on acquisition or Capital Gains Tax (“CGT”) on the disposal of the property.

            Potential disadvantages

            The most obvious potential disadvantage for an owner who is borrowing money when they do not really need to borrow it is that they will have to pay interest on the loan. As for all buyers, this may not be seen as a particular disadvantage when interest rates are low, but rates have risen considerably and it is not possible to predict how they will move in the future. Most loans have an initial fixed period at an advantageous rate but then, potentially, revert to a higher rate when that fixed period ends. There may also be penalties for redeeming a loan in an initial period.

            The other main disadvantage is the potential increase in cost and delay at the time of purchase. The lender is likely to require a formal valuation of the property which it will expect the borrower to pay for and may wish to be separately legally represented.

            Depending on the lender, legal fees might increase significantly particularly where a Sharia complaint mortgage is being used. There is typically a considerable delay in getting formal mortgage offers even sometimes after they have been agreed in principle, but this can vary considerably between lenders. It is worth checking at an early stage if the lender will want to use separate solicitors because this can also add considerably to delay. Sellers are generally aware of the delays and uncertainty that can be caused where a buyer requires finance and often they will prefer to accept an offer from a buyer who offers cash rather than requires finance.

            A further point that should not ignored is that the lender may exert a level of control over the property during the period of a mortgage. If the buyer has taken out an owner-occupier mortgage then they will need to get the bank’s consent to then let the property; to do so without their consent is likely to be a breach of the loan conditions. Likewise, some products are specifically only for commercial letting arrangements and for the borrower to occupy the property will be not just a breach of the loan agreement but may breach the lender’s own lending licence. Borrowers are also under obligations to the lender to maintain the property, insure it, and to comply with any restrictions and with the lease terms if it is leasehold.


            Moving to the UK – Everything you need to know

            Moving to the UK is an exciting life event whether it be a short-term move for work to explore business prospects or a more permanent relocation with the whole family; the UK offers an eclectic range of options to live, work and learn, from the cityscapes of London to vineyards in the English countryside and historic university towns in-between. Setting up life in a new country can feel daunting too and it can be difficult to know where to start.

            Moving to the UK

            Patricia Boon
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            Cuxton Winery Appeal

            Rolling green hills are adorned with scattered trees and stone walls, creating a peaceful rural landscape. In the distance, soft hills rise under a clear, bright sky.

            Case law has established that wineries are agricultural uses for the purposes of planning. However, many vineyard owners and operators include ancillary uses such as visitor centres for wine tasting and restaurants. In a recent appeal decision it was these ancillary uses that caused adverse impacts and harm meaning the appeal was dismissed and planning permission was not granted.

            The appeal scheme comprised a new access road, a 107 space car park and coach park, a winery building for grape processing, storage, bottling, a restaurant, cafe and retail. Wine tasting events would be held twice daily and it was anticipated that there would be around 300 visitors per day. The site is located in the green belt and in the Kent Downs AONB and is within the setting of the Upper Bush Conservation Area.

            Given the amount of floorspace identified for agricultural use, the Inspector concluded that the appeal scheme was an agricultural use. Accordingly the proposed development fell within the exceptions set out in the NPPF and so the new buildings would not be considered inappropriate development in the green belt.

            Whilst there was therefore no need to consider the impact of the development on the openness of the greenbelt, the Inspector still needed to consider whether the development complied with key Local Plan policies around conserving the natural beauty, wildlife and cultural heritage of the area, the impact of the development on the nearby conservation area and whether the harm of the proposals on the AONB was outweighed by exceptional circumstances.

            The Inspector found that although the new access road and car park would seek to use the existing topography of the area to reduce the impact, both would introduce a degree of urbanisation into the landscape and would cause moderate adverse effects. The seasonal nature of viticulture would be supplemented by the year round ancillary activities. The visual impact of the constant activity from the ancillary uses would significantly detract from the site’s contribution to the landscape and scenic beauty of the AONB resulting in major adverse impacts. Similar concerns were raised about the ancillary uses in respect of the noise impacts and the adverse impact on the dark skies which were acknowledged as a high value component of the AONB.
            The Inspector agreed that the setting of the Conservation Area was largely determined by its relationship to the surrounding farmland and concluded that the proposed major development would introduce activities unrelated to agricultural use. He therefore concluded that the appeal scheme would cause less than substantial harm to the significance of that heritage asset.

            In accordance with paragraph 177 of the NPPF, the Inspector had to consider whether there were exceptional circumstances and whether the development would be in the public interest such that it would outweigh the presumption that major development in the AONB should be refused. Accordingly the Inspector considered the need and economic case for the proposed development, the cost of development outside the AONB and any detrimental impact on the environment. Whilst the appellant produced evidence in respect of each of these areas, the Inspector considered the evidence to be insufficient or too high level for any of these arguments to be made. The Inspector noted that expansion of the wine industry is not a national priority nor is it a local priority reflected in Local Plan policies. The Inspector considered the good design of the winery building, the investment, job creation and visitor experience were not sufficiently evidenced and therefore did not outweigh the harm of the development on the AONB and the conservation area. Accordingly he dismissed the appeal.

            As the English wine industry continues to grow we are likely to see an expansion in vineyards which, due to the required soil type and typography, are often located in AONBs. Given the exceptional circumstances test for major development in AONBs set out paragraph 177 of the NPPF, vineyard owners would be advised to promote local plan policies that identify the importance of viticulture during local plan reviews to assist with the “need” argument and to establish robust evidence for the remaining tests. Many vineyards will include ancillary activities but the impact of those activities needs to be carefully considered and weighed up against the adverse impacts of the proposed development.

            Victoria Du Croz
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            Forsters act on development of Newcastle student accommodation scheme

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Our Commercial Real Estate and Construction teams are delighted to have acted for HG Living on the forward funding of a new 350-bed student accommodation scheme by Q Investment Partners (QIP).

            Situated at St James’ Boulevard, Newcastle-upon-Tyne, this new development will provide both studios and cluster flats, as well as a range of amenities such as a gym, an outdoor courtyard, study rooms and a cinema room.

            Newcastle boasts a student community of more than 50,000 and continues to be a popular destination for new students. This new development, located in a vibrant urban district and found between four different university buildings, will play an important role in catering to the increasing demand for student accommodation from both domestic and international markets.

            Commercial Real Estate Partner and Head of Forsters’ Student Accommodation Group, Ronan Ledwidge, said: “The paradox of strong fundamentals and viability challenges is a much discussed topic amongst those involved in the PBSA sector and this transaction is a great example of two parties working together to make it happen.”

            HG Living Director Craig McPhail said: “This is an exciting opportunity to develop a best-in-class facility for the ever-growing student population in Newcastle. Not only is it one of the UK’s top university towns, Newcastle is also one of the most vibrant and inclusive cities for students to live in, offering a wide range of restaurants, bars, shops and facilities to enjoy. The sale is further evidence of the investment market returning and of the attractive investment and operational fundamentals offered by both the PBSA sector and by Newcastle as a city.”

            Ronan Ledwidge
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            Lifecycle of a Business – A Guide to Setting Up Business in England and Wales

            Exterior office building modern

            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.

            So, First Things First…..

            A Guide to Setting Up Business in England and Wales

            Setting up a business in a new jurisdiction can be both an exciting and daunting prospect. From getting to grips with the corporate requirements to considering the tax consequences to understanding the registration and filing requirements, there will be plenty to think about and many decisions to be made, but once you’ve determined on the best corporate structure and understand the tax position, what other issues need to be dealt with? Many of these will depend on the legislation and business practice in the country in question, as well as the type, sector and size of the business.

            Here, we provide a guide to setting up a business in the UK. (For the purposes of this guide, we have assumed that your business will be set up as a private company limited by shares, but most of the points below will apply regardless of the type of business entity. For more information about the types of entity available, see here.

            Lawyers

            • From the initial setting up of the business through to exit, you will require legal advice at all stages of the business’s lifecycle in the UK
            • Ensure that you instruct responsive, pragmatic UK lawyers with the correct expertise and experience to be able to assist you as you set up your business and going forward

            Accountants / auditors

            • All UK companies must keep accounting records and, depending on the size and nature of your business, you may be required to file annual accounts with the Registrar of Companies. These accounts may also need to be audited
            • As a result, you may need to instruct accountants and auditors (although this will depend on the type of business entity and its size)

            Banking and finance arrangements

            • You will require a business bank account in the UK and so will need to set this up with a bank of your choice
            • Consider too whether you will need to take on any third party financing in relation to your business and if so, whether this will be obtained from a UK bank or other finance provider. Remember also that various grants are available, such as R&D grants, which your business may be able to apply for
            • Bear in mind too that if your business borrows from UK non-residents, there may be withholding tax obligations that have to be considered and possible exemptions claimed
            • It may be possible to claim a tax deduction for interest paid but there are complex rules that will need to be considered, especially where the borrowing is from connected persons

            Directors

            • Where a UK company has been incorporated to run the business, directors will need to be appointed. Under English law, a company must have at least one director although the company’s constitutional documents may specify a greater number. In addition, at least one director must be a natural person
            • While there is no requirement for directors to live in the UK, all directors must fully understand their duties under English law and there may be tax consequences if board meetings are not held in the UK. A general set of directors’ duties is set out in the Companies Act 2006, but directors’ duties can also arise under other legislation and at common law. Failure to comply with these duties can have serious consequences, including personal liability and disqualification as a director, and may also constitute a criminal offence. In addition, if the majority of directors don’t live in the UK, the company may become dual resident in another country for tax purposes

            Tax

            • Without delving too much into tax legislation (our Tax team are happy to assist if further information is required), once you have decided what form your business will take you will need to ensure that the business is appropriately registered with HM Revenue & Customs, the UK’s tax authority, so that the appropriate tax returns are filed and taxes can be paid
            • You’ll also need to engage an advisor to ensure that you are compliant with all day-to-day tax requirements, such as VAT and PAYE. Your legal advisor or accountant should be able to assist here

            Property

            • Do you need any office, factory or other premises? You will need to decide where you want to be located and whether you intend to purchase or lease the real estate. There are likely to be tax charges (VAT and stamp duty land tax (SDLT)) on the acquisition of any such premises

            Intellectual property (IP)

            • Do you own any trade marks, design rights, domain names or other IP? Consider protecting these by registering them
            • Have you any inventions that require patent protection and which are not already so registered in the UK? Ensure that any patent application is made as soon as possible as it can be a lengthy process<?li>

            Employment

            • You may need to hire staff so consider which recruitment agencies you would like to work with and the terms of employment you can offer. Once you have recruited, you will need to check an employee’s right to work and enter into appropriate employment contracts with your new employees. The terms of these may depend on factors such as their role, experience, responsibilities and so on
            • In addition, you will need to put in place various policies and possibly compile an employee handbook
            • Employment law in the UK is complex and there is a myriad of legislation surrounding the rights of workers and employees, covering matters such as health and safety, discrimination, dismissal, minimum wage and so on. You will need to take legal advice to ensure that you are in compliance
            • If you have set up a company in the UK, are any of the directors also employees? If so, the company will need to enter into service agreements with them
            • You may already have a successful business set up elsewhere in the world and wish to take advantage of the opportunity to second employees from that jurisdiction to your new business in the UK. There are various factors to consider here and you should take UK legal advice to ensure that immigration laws are complied with and that such arrangements are put in place correctly
            • Do you have any consultants or contractors working for the business? Ensure that adequate consultancy agreements have been entered into with them. In the UK, the line between a consultant/contractor role and employee can be very easily crossed and this will, among other things, result in different tax and national insurance contribution liabilities being taken on by the business. It is important that you take legal advice about this if you are intending to engage consultants or contractors
            • You will also need to choose suitable payroll software or engage a payroll services provider to deal with the payment of your workforce and ensure that the correct deductions for tax, national insurance contributions and pension payments are made. In addition, you will need to consider what, if any, insurance-backed employee benefits (such as private medical insurance and permanent health insurance) need to be introduced

            Pensions

            • There is an obligation under UK employment law to automatically enrol most workers in a workplace pension scheme and so you will need to find a pension scheme provider and set this up
            • Workplace pensions also have their own set of laws and regulations, the applicability of which will depend on the size of your business, the number of employees, its structure and so on. You should obtain UK legal advice about this

            Insurance

            • What insurance cover will you need? Certain insurance cover is required under English law for businesses, while other policies may be recommended or available but are not obligatory
            • You may want to speak to an insurance broker to find out more about the cover available, what the different policies offer and the premiums

            Data Protection

            • Data protection is likely to affect various aspects of your business, including employment, suppliers and customers and your business will need to comply with the relevant UK laws, including the Data Protection Act 2018

            Regulatory and compliance

            • Is your business regulated in any way under UK law, for example, does it fall within the financial services sector, energy or life sciences? You will need to apply for the appropriate licence or registration if this is so
            • The English legal framework also covers matters such as marketing and advertising standards, consumer protection laws and websites, some or all of which may apply to your business. You will need to ensure compliance where relevant and are likely to require legal advice to ensure that nothing slips through the net

            Commercial arrangements

            • Assuming that new commercial arrangements will be entered into with, for example, suppliers, distributors and possibly, customers, you may need to establish relationships and discuss terms with various third parties
            • These commercial arrangements should be formalised in written contracts or terms and conditions. Bear in mind that even if intra-group arrangements are to be put in place, it is advisable to document these in writing

            Forsters LLP is a full service law firm and has the length and breadth of experience to assist you with all of your corporate, business, employment, tax and real estate needs and queries. If you require any more information or would like to discuss your situation, please speak to your usual Forsters’ contact.

            Disclaimer

            This note reflects the law as at 25 July 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Lianne Baker
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            BPF debate: “Should BTR be allocated its own Use Class?”

            Modern apartment buildings stand in a row, featuring large windows and balconies. The setting includes landscaped paths, benches, and greenery under a partly cloudy sky.

            On 12 July 2023, Commercial Real Estate Partner and Head of Forsters’ Build to Rent group, Helen Streeton, attended the BPF Build To Rent Committee Debate at CBRE’s Henrietta House.

            The discussion focused on the question: “Should BTR be allocated its own Use Class?” Below are Helen’s key takeaways:

            A key issue faced by BtR developers’ centres on viability, of which quantum of affordable housing to be provided is a major factor. There are cogent arguments for a lower delivery percentage in the BtR sector, when combined with other tenures which provide a discount to market product.

            Traditionally, councils built housing and were funded partly by Government subsidy. For example, in the 1950s and 1960s, the increased development of high-rise blocks was linked to higher subsidy for those types of developments, which seemed the ideal solution to the housing problem in the post-war period. Right to Buy was introduced under The Housing Act 1980 and local authorities were then forced to sell stock. Nationally, over one million houses were sold within a 10-year period and many of these have not been replaced with new stock.

            The idea of a Use Class separate from the general C3 Use Class was mooted some years ago in the NPPF. Following the Montagu Report in 2012, the BtR Sector has grown at pace both in terms of urban and suburban locations, however there remains a chronic shortfall in rental housing and the number of starts has slowed. In the planning system, we are only now getting a uniform approach to viability assessments in London and some other major cities, but not really elsewhere in the country. That leaves a lot of variation in the viability assessments submitted in support of application.

            In addition, a lot of local authorities don’t have the skillset to properly review assessments, which can sometimes lead to a less than optimum level of affordable housing. Politicians at the local, regional, and national level tend to focus on the quantum of affordable housing provided and not how affordable the product is. Social rented housing “costs” the developer more than intermediate housing, so the developer will provide less in overall unit numbers.

            Splitting the C3 Use Class in return for a lower percentage, or quantum, of affordable housing sounds attractive. However, it would likely result in perpetuity BtR units, which makes investors nervous regarding exit strategy. The current model can provide flexibility in terms of being able to provide for an either/or scheme through section 106 obligations, applying a different viability regime for BTR schemes. A reduced quantum of affordable housing for BtR schemes is workable, but only if accompanied by clawback provisions, which means if one then decides to sell on the open market within the stated period, one needs to pay back additional sums for affordable housing.

            Beyond the planning system itself, from a market perspective, rental demand continues to outstrip supply. Demand continues to rise due to difficulties faced by, in particularly the younger generation, accessing mortgage products to buy homes.

            The supply pipeline, although remaining strong, has been hampered by a combination of Covid-19 issues, higher cost of money and higher construction costs driven by inflationary pressure, and political uncertainty in the economy following Brexit. New legislation – the Building Safety Act (in particular, the London requirement for second staircases in tall buildings), the Infrastructure Levy, alongside potential rent control legislation and the Renters Reform Bill (which axes the Section 21 Notice Procedure), all impact on the decisions of developers and investors alike, to stay in the BtR sector.

            The supply side issues outlined above can really only be addressed through lowering overall cost of delivery. This could be done by a lower affordable housing requirement, but there are other ways of incentivising on the supply side. If the government is serious about housing delivery it will look to address this and ease the burden on developers and investors grappling with the current planning regime, as well as the other changes outlined above.

            Helen Streeton
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            The Chambers HNW Guide 2023 extends its recognition of Forsters’ Private Wealth practice with the elevation in Private Wealth Disputes and Family rankings

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            The Chambers HNW Guide is seen as the definitive authority for best-in-class law firms, based on extensive market research conducted annually, the guide ranks the leading professional advisors to the Private Wealth market.

            This year Chambers have elevated Forsters to Band 1 for Private Wealth Disputes and Band 2 for Family/ Matrimonial Finance: Ultra High Net worth, as well as maintaining our Band 1 status in Private Wealth Law and High Net Worth Residential Property. Our Art and Cultural Property team also maintains its Band 2 ranking. The rise in the rankings for our Contentious Trusts & Estates and Family teams demonstrates the breadth of quality of our Private Wealth practice and our ability to advise our clients on all aspects of their legal requirements.

            The 2023 HNW Guide also recognises 23 individual lawyers at Forsters. Nick Jacob and Dan Ugur are recognised as ‘foreign experts’ in Singapore and our Family team’s mediation practice is acknowledged with Joanne Edwards‘ inclusion in the Spotlight Table for Family/Matrimonial: Mediators.

            Private Wealth Law – Band 1

            Ranked Lawyers: Nick Jacob, Dan Ugur (elevated to band 3), Xavier Nicholas, Carole Cook, Catherine Hill, Kelly Noel-Smith, Emma Gillies and Charlotte Evans-Tipping.

            Chambers feedback: “Forsters has real strength in combining technical excellence with commercial awareness.”

            Private Wealth Disputes – elevated to Band 1

            The elevation to Band 1 follows the team’s success at the Chambers High Net Worth Awards where they were awarded Contentious Trusts & Estates Team of the Year. They were recognised for “having received especially strong feedback from its competitors in this market. The group, headed by Roberta Harvey, added Hannah Mantle to the partnership this year and brought in highly-rated litigator Alison Meek in 2022. The team can also celebrate a new ranking for associate Maryam Oghanna who is building a name for herself in this practice area.”

            Ranked Lawyers: Roberta Harvey, Emily Exton, Alison Meek, Hannah Mantle (newly ranked as Up and Coming), Ashleigh Carr and Maryam Oghanna (newly ranked as Associates to Watch)

            Chambers feedback: “I have been incredibly impressed. They are real specialists in this area and know their stuff. Communications are clear and prompt, but always polite and friendly. They have great depth in talent and are excellent at client management.”

            Real Estate: High Value Residential – Band 1

            Ranked Lawyers: Lucy Barber, Helen Marsh, Robert Barham (elevated to band 2) and Charles Mieville (elevated to band 3).

            Chambers feedback: “Forsters is technically exceptional.” “They are one of the top firms in the enfranchisement area.”

            Family/Matrimonial Finance: Ultra High Net Worth – elevated to Band 2

            Ranked Lawyers: Joanne Edwards, Rosie Schumm, Simon Blain and Dickon Ceadel (elevated to Up and Coming)

            Chambers feedback: “The team has the depth required to manage any case, with access to the wider support of a top-class full service firm.”

            Art and Cultural Property Law – Band 2

            Ranked Lawyers: Catherine Hill and Laura Neal

            Chambers notes: The art and cultural property practice at Forsters brings together lawyers from across the firm. It regularly advises collectors, galleries and auction houses, and is particularly notable for handling estate planning and commercial matters for artists.

            No “real risk of prosecution” under Article 271 of the Swiss Criminal Code: Application to be excused from disclosure obligations fails

            Black and white chess pieces are positioned on a chessboard, focusing on two knights facing each other amid rows of pawns, set against a blurred, neutral backdrop.

            It is well established that the English Court has discretion to excuse a party from performance of its procedural obligations in litigation where it considers that performing those obligations would give rise to an actual risk of prosecution in a foreign state: Bank Mellat v HM Treasury [2019] EWCA Civ 449.

            In Public Institution for Social Security v Al Wazzan & Ors [2023] EWHC 1065, the defendants sought to be excused from their obligation to give disclosure on the basis that doing so would lead to a real risk of prosecution in Switzerland under Article 271 of the Swiss Criminal Code1. The Court was not persuaded by the defendants’ arguments and refused to grant the order sought.

            The decision provides welcome guidance in a previously uncertain area, as well as a salutary warning to parties seeking to rely on Article 271 to excuse themselves from their disclosure obligations in English Court proceedings.

            Article 271

            Article 271 prohibits the performance on Swiss soil of “official” acts i.e. those which are properly the preserve of the state. The article was originally introduced during WWII in response to a German gestapo officer’s kidnapping of a Swiss Jewish citizen.

            It is well established under Swiss law that Article 271 is engaged by examination of witnesses or the service of proceedings for the purposes of foreign litigation. It is less certain, however, whether Article 271 applies to the collection and/or review of documents for the purpose of satisfying a foreign Court’s disclosure order. This was the issue considered by the Court in Al Wazzan.

            The decision in Al Wazzan

            The applicants were the defendants to a claim brought by the Kuwaiti government regarding an alleged fraud committed against Kuwait’s social security system and state pension scheme. They sought to avoid giving disclosure of documents obtained from the Swiss criminal authorities and other documents originally obtained from Switzerland on the basis that doing so would give rise to a real risk of prosecution in Switzerland.

            However, the Court was not persuaded that Article 271 was engaged by the giving of disclosure, having essentially accepted the respondents’/claimants’ Swiss law expert’s evidence on the point:

            • First, the Court was not persuaded that Article 271 was capable in principle of applying to compliance with a disclosure order; in Swiss litigation the submission of documents (unlike, for example, the examination of witnesses) is not restricted to the Court and it is not therefore clear that it is an “official” act.
            • Secondly, even if Article 271 could in theory apply to a disclosure order, it was accepted by the parties’ respective experts that (subject to the third party information point discussed below) it would not apply if the sanction for non-compliance with the order was procedural rather than criminal. In English litigation, the sanction for non-compliance with a disclosure order is generally procedural (eg, striking out relevant sections of the party’s pleading). Although contempt of court would in theory be available, crucially it would not be applied absent a penal notice on the face of the relevant order. There was no such notice on the face of the order at issue.
            • Thirdly, while the applicants had sought to rely on a recent Swiss case which had indicated that the disclosure of documents containing information belonging to third parties protected by Swiss public policy would fall within Article 271 (even where the sanction for breaching the order was only procedural), the third party information in that case had been subject to Swiss banking and fiduciary secrecy laws. There was no suggestion that any third party information in the present case raised any such issues.
            • Fourthly, Article 271 was not engaged by virtue of the fact that Kuwait had sought copies of the documents in the context of the Swiss criminal proceedings and this had been refused. Kuwait was not seeking to subvert this result and thereby perform an “official” function simply by exercising its rights as a party to civil litigation.
            • Fifthly, and in any event, the relevant documents were already in the possession of the defendants’ English lawyers. Giving disclosure would not therefore require any act to take place on Swiss soil and Article 271, which was clearly restricted to such acts, was not therefore engaged.

            Accordingly, the Court was not persuaded that the applicants would be at a real risk of prosecution if they were to give disclosure. It therefore declined to excuse them from complying with their disclosure obligations.

            Comment

            The Court’s findings on the application of Article 271 (and the attendant risk of prosecution) were findings of fact based on its assessment of the expert evidence on Swiss law. They would not therefore technically bind another Court. That said, it seems likely that any party seeking to rely on Article 271 to justify failing to comply with its disclosure obligations will (absent materially different facts eg, as to the relevant third party information) face an uphill struggle.

            The Court’s decision creates potential difficulties for parties insofar as it is not certain that the Swiss Courts would reach the same view of the application of Article 271. It therefore remains possible that giving disclosure might give rise to criminal liability in Switzerland. It is worth bearing in mind in this regard that the defendants’ expert was of the view that Article 271 was probably engaged (and this firm has also previously received Swiss law advice to similar effect).

            In all cases where Article 271 is potentially engaged, Swiss law advice should be sought at an early stage. In addition, any party which ultimately concludes that there is a risk that Article 271 is engaged might consider applying to the Swiss Federal Office of Justice (“FOJ”) for a clarificatory opinion. Although this would not permit the party to give disclosure in contravention of Article 271 (as would the lengthier judicial assistance procedure under the Hague Convention), it would provide an authoritative opinion from the Swiss authorities relatively swiftly as to whether Article 271 was engaged. This should give the applicant either comfort that they are able to perform their disclosure obligations without fear of prosecution or (alternatively) persuasive material with which to justify to the English Court a request to be excused from those obligations.


            1The defendants also sought the same order on various other bases which are beyond the scope of this article.

            Forsters responds to UK government’s consultation on reforms to the Construction Industry Scheme

            Construction workers in high-visibility vests and helmets stand and communicate amidst metal scaffolding at a construction site, with sunlight streaming through an open structure.

            Tax Partner, Heather Corben and Tax Associate, Oliver Claridge, responded this week to the UK government’s consultation on reforms to the Construction Industry Scheme (“CIS”), which was published on 27 April 2023 (the “Consultation”). The Consultation closes at 11:45pm on 20 July 2023.

            What is the CIS?

            The CIS was originally put in place in the early 1970s to protect taxation revenue in the construction industry, which then, as it does now, regularly employs a large number of mobile workers who are paid in cash.

            Contractors have to determine the CIS status of their subcontractors and make deductions from payments to them accordingly:

            • 30% deduction if the subcontractor is not HMRC-registered
            • 20% deduction if the subcontractor is HMRC-registered
            • 0% deduction if the subcontractor holds Gross Payment Status (“GPS”)

            The withholding tax is then paid by the contractor to HMRC.

            There is no exemption for contractors from registering for the CIS and any business which does not fall squarely within the construction sector but which spends over £3 million on construction operations annually also has to register.

            In order to qualify for GPS, a subcontractor must satisfy three tests, namely, the compliance test (all direct taxes must be up-to-date with returns and payments made correctly and on time), the business test (the operating business carries out construction work and has a UK bank account) and the turnover test (the net 12-month turnover must exceed £30,000 per director or partner or £100,000 for the entire company or partnership).

            If at any time, the subcontractor fails to satisfy any of the tests, its GPS can be cancelled by HMRC.

            What is the Consultation about?

            Strengthening GPS tests

            Currently, only direct tax compliance is considered for the purposes of the GPS compliance test. The Consultation is therefore seeking views as to whether VAT should also be included to prevent businesses which have committed VAT (and potentially wider compliance) abuse from achieving GPS.

            Annual checks of a business’s continuing compliance are undertaken by HMRC once the subcontractor has been registered for GPS. The Consultation covers whether the first check by HMRC should be brought forward to six months post-registration in order to detect businesses which become non-compliant soon after GPS registration.

            The Consultation is also asking for opinions as to whether HMRC should be able to determine the medium by which an application for GPS is made, with the intention that this will become digitalised in the future. At present, applications can be made by telephone and the government is of the view that this may be “a less challenging route” and as such, is preferred by fraudulent entities.

            Simplifying the treatment of landlord to tenant payments

            Payments made by landlords to tenants (perhaps to encourage a tenant to enter into a lease) are classified in two different ways for the purposes of the CIS:

            1. Category A payments, being payments for works that are the landlord’s responsibility (for example, structural work) – these fall within the CIS
            2. Category B payments, being payments for works that benefit the tenant’s business (for example, internal cosmetic work) – these fall outside of the CIS

            It is the landlord’s responsibility to determine which category a payment falls into and, simply put, this is causing a number of issues.

            The Consultation is asking for views on the extent of these issues and on the government’s proposals to remove both categories from the CIS.

            Reducing the administrative impact of operating the CIS

            The CIS requires monthly reporting obligations with the ability to notify HMRC if monthly payments to subcontractors will not be made for up to six months. However, large groups of companies may not make such regular subcontractor payments and as a result, use a lot of resources to determine which companies within the group have made such a payment (which requires a return to be made) and which have not. “Nil returns” are often completed for those companies which have not made a payment to ensure that late filing penalties are not incurred, although strictly speaking a “nil return” is not actually required.

            The Consultation is seeking views on whether the implementation of a “CIS grouping arrangement” would be beneficial, in a similar vein to corporation tax and VAT. This would allow one company within the group to submit a single monthly return on behalf of all the companies within the group.

            Forsters’ response to the Consultation

            Forsters welcomes the inclusion of VAT in the GPS compliance test, if this allows entities which may not have been in existence for long enough to file a corporation tax return to apply for GPS. However, we have also raised the concern that minor VAT errors are commonplace and should not prevent usually compliant entities from achieving GPS status. We have suggested that a minimum non-compliance threshold be put in place to counteract this potential problem.

            We are not of the view that any landlord to tenant payments should fall within the CIS. In these cases, it is usual for the tenant to then pay a subcontractor, and so the arrangement will fall within the CIS regime anyway as the exemption does not continue to apply further along any contractual chain. Even in those cases where a tenant itself carries out the work, HMRC will have security in the form of the actual property asset.

            Finally, we consider that a “CIS grouping arrangement” would be beneficial, provided that landlords as contractors or deemed contractors are able to benefit from such an arrangement and that the definition of “group” is clearly delineated.

            Disclaimer

            This note reflects our opinion and views as of 19 July 2023 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Lifecycle of a Business – Setting up a Family Investment Company

            Spiral concrete

            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.

            So, First Things First…..

            Setting up a Family Investment Company

            Family investment companies, or “FICs” as they are commonly known, have become increasingly popular over recent years and are now widely used by wealthy individuals for succession planning purposes. They offer a number of tax advantages over trusts, and are also popular with international clients from jurisdictions that do not recognise trusts, and who may feel uncomfortable with involving a professional trustee company in their affairs.

            From a legal perspective an FIC is just like any other private limited company. In April 2019 HMRC set up a unit to look into FICs and their use by wealthy families, which gave rise to concerns that HMRC was considering taxing FICs in a different manner to other companies. However, the unit was disbanded in the summer of 2021 having found no evidence that FICs were being used for tax avoidance purposes, and whilst future changes to how FICs are taxed and regulated cannot be ruled out, for the time being at least it seems that HMRC will continue to treat them in the same manner as other companies.

            An FIC is simply a company that holds assets that would otherwise be held by family members personally. FICs can be used to hold a wide variety of assets, including cash, investments and property. Detailed tax advice needs to be taken before an FIC is established, but assuming the decision is made to use an FIC, set out below are some of their typical characteristics.

            • Funding the FIC – FICs can be funded either by way of shareholder loan or equity, but probably the most popular way is by using redeemable shares. The advantage of this is that it allows the individual setting up the FIC to extract funds from the company in a tax-efficient manner should the need arise.
            • Voting shares – In addition, the individual setting up the FIC will usually be granted voting shares. These tend not to carry any economic rights (such as rights to dividends or capital on a winding-up), but they give the individual complete control over all shareholder decisions, such as the appointment of directors, amendments to the company’s articles, and so on. The individual setting up the FIC will usually act as the company’s director (sometimes with his or her spouse acting as a second director), which gives him or her control over the company’s day-to-day decision making too, such as how funds should be invested and when dividends should be paid.
            • Alphabet shares – The final class of shares that are typically used are shares that carry economic rights but no voting rights. Each child of the individual setting up the FIC will usually be granted their own class of share (hence the term “alphabet shares”), but each of these classes tends to have identical rights. Crucially, however, having multiple classes of shares means that dividends can be declared on only one class of share at a time, thereby enabling the individual who set up the FIC to channel funds to whichever of his or her children might need them at the time (whether for a deposit to buy a house, set up a business, pay for school fees, and so on).
            • Transfers of shares – As its name suggests, an FIC is an investment company owned by, and established for the benefit of, the members of a family. As such, the articles of association of an FIC will normally contain very tight restrictions on the transfer of shares, which are designed to ensure that ownership of the company remains within the family. Typically, transfers of shares are only permitted to blood-line descendants of the individual setting up the FIC, or sometimes blood-line descendants of that individual and his or her spouse together. Great care needs to be taken in considering whether spouses of children, adopted children (and adopted grandchildren), illegitimate children (and illegitimate grandchildren), etc. should be able to hold shares – the answer will be slightly different depending on each family’s circumstances.
            • Pre-emption rights – Typically, pre-emption rights on the transfer of shares will not be included in an FIC’s articles. This is for two reasons – first, because the list of who can hold shares is usually very tightly defined (see above), and therefore there is no need to include further protection by including pre-emption rights; and secondly, because if an adult child of the individual who set up the FIC wishes to transfer their shares in the FIC to their own children (i.e. the grandchildren of the individual who set up the FIC), it wouldn’t be appropriate for other shareholders to be able to intervene and prevent that transfer by exercising pre-emption rights.

            These are just some of the ways in which FICs differ from normal trading companies in the way they are set up, though there are many others and expert advice should be taken if you are considering using an FIC. Forsters has significant experience in establishing FICs, whether for nuclear families living in the UK or extended families living across the world. To find out if a family investment company is the right approach for passing on wealth to your family, please do get in touch.

            Disclaimer

            This note reflects the law as at 19 July 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Alastair Laing
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            Residential SDLT – I am a private rental tenant, do I have to pay stamp duty land tax?

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            Most people are aware of the need to pay stamp duty land tax (SDLT) when buying a house for a high enough purchase price.

            With its myriad of rules (additional property surcharge, non-resident surcharge, flat rates for companies), SDLT has become increasingly complicated, however one group who rarely have to consider the Byzantine depths of the Finance Act 2003 are private renters. But is this something they should be thinking about?

            What is SDLT?

            SDLT is a transfer tax on the acquisition of property interests in England and Northern Ireland. Wales and Scotland have similar but slightly different regimes (Land Transfer Tax and Land and Building Transfer Tax respectively). SDLT is due whenever a relevant land interest is transferred, be that by sale or by grant of a lease, and chargeable consideration above the nil rate threshold is paid for this transfer. SDLT is taxed in a progressive banded system, much like income tax, such that the value of the chargeable consideration that falls into each band is taxed at the relevant rate for that band, for example the first £250,000 of a purchase price (assuming neither the additional property surcharge or non-resident surcharge applies) will always be taxed at 0%, regardless of whether the total purchase price is £300,000 or £2 million.

            There is no difference for SDLT purposes between a “tenant” and a “leaseholder”. SDLT applies to any freehold or leasehold transfer (it does not apply to licences) subject to certain transactions that are exempt from the tax (primarily for being low in value). SDLT as a tax looks at the substance of a transaction, not the way it is described. One cannot define oneself out of an SDLT charge, for example by labelling a lease as a licence.

            Chargeable consideration is the price paid for the transfer. For a purchase this is simply the price you pay. For rent it is the net present value (NPV) of all the rent across the term of the lease. This uses a discount value (3.5%) so future rent is not valued as highly as rent due immediately. For leases longer than five years it is only rent in the first five years that is used for the SDLT calculation, with the highest year’s rent in that five-year period being taken as the rent for every year above five; thus rental increases after the first five years are ignored. As such, the NPV will be less than just simply adding up all the rent over the term of the lease.

            Does this apply to private rental tenants?

            The short answer is “it can do”. The slightly longer answer is “it’s very unlikely that the average tenant will need to pay SDLT or file an SDLT return”.

            For a lease of under seven years an SDLT return only needs to be filed if the chargeable consideration is above the nil rate threshold. This is currently set at £250,000, raised from £125,000 in 2022 by Liz Truss, although due to be cut back to £125,000 in March 2025.

            It is highly unlikely that most residential rental leaseholders will be taking leases with a rental NPV above £250,000.

            What if I renew my lease?

            Some tenants may fear that by renewing their lease several times they may reach a stage where SDLT is due. This will, however, only be the case if the renewals are “linked” for SDLT purposes.
            Linking is a grey area for SDLT, primarily designed to stop transactions being split to minimise tax, e.g rather than buying a house for £500,000, you buy the house for £250,000 and the garden for £250,000, and pay no tax as you have two transactions each under the nil rate threshold.

            Renewing a lease is not traditional transaction splitting, however if it is done with an option to renew within the lease itself then this will be linked, i.e. if the lease includes a provision allowing the tenant to renew the lease at the end of the current term, and the tenant does so, the renewal will be deemed to be linked.

            On the other hand, if, around the time of expiry of the term of the lease, the tenant and landlord agree they both want the tenancy to continue for a further term, with no requirement that both or either must agree to this, (probably with some degree of negotiation over any rental increase), then it is likely that the leases will not be linked.

            Even if leases are linked, at the current nil rate threshold, a lease with a rental value of £2,000 a month will need to be renewed for an occupation of 14 years before SDLT is due on the rent. On that basis, even London renters are unlikely to be triggering SDLT obligations.

            If a lease is renewed such that it lasts for over seven years, and each renewal is linked, then an SDLT return is likely to be required even if no SDLT is due.

            What if I am non-resident?

            For SDLT purposes you are generally non-resident at the time of a transaction if you have not spent 183 days in the UK in the 364 days before the transaction.

            Unlike the “additional property” 3% surcharge, which only applies to the premium, the 2% non-resident surcharge can apply to rent in some circumstances, namely:

            1. If there is also a premium value worth more than £40,000. This will trigger the non-resident surcharge, making the nil rate threshold for rent a 2% band, such that any level of rent will result in tax
            2. Where the lease is for more than seven years and the annual rent is more than £1,000

            If you are UK non-resident, then you may pay SDLT on your rent if you take a lease for seven years or your lease renews to be, in total, over seven years in length (and the renewal(s) are linked as above) or you pay a premium over £40,000 alongside your rent.

            What if I am doing something unusual?

            The risk of an average private rental tenant having to file an SDLT return or pay SDLT is low. The tax is most likely to be paid by someone doing something unexpected such as:

            1. Paying a very high level of rent – the exact level will depend on the length of the lease but for a one-year lease, rent of over £21,000 a month would be needed to go over the current nil rate threshold
            2. Renting where there was always an agreement that the leases would renew, especially to take the total term to over seven years
            3. Renting from family on a non-arm’s length basis – this would make it more likely that renewal leases are linked (however the most obvious non-arm’s length basis is for under market rent which would mean the nil rate threshold would be less likely to be triggered!)

            For the average renter, who has taken a lease from a third party landlord, even London rental rates will not trigger SDLT liabilities for a short term AST (assured shorthold tenancy) unless the lease contains an option to renew and this is triggered several times.

            Summary

            SDLT can apply to private rental tenancies, but typically only applies where rent values are very high or if something unusual is taking place. For the vast majority of renters, SDLT is not a tax that they will need to consider.

            That said, renters should be careful if:

            1. Their lease is granted for a term of seven years or more
            2. Their lease contains an option to renew, and they take up this option (and the renewed lease has a further option to renew, etc.) such that the total length they occupy the property exceeds seven years (in which case an SDLT return will be due in the seventh year although depending on levels of rent there may still be no tax)
            3. Their lease does not contain an option to renew but it was always intended that the lease would last more than seven years (in which case an SDLT return will be due in the seventh year although depending on levels of rent there may still be no tax)
            4. They are non-resident for SDLT purposes and either pay a premium worth £40,000 or occupy for over seven years (with any renewals treated as linked)
            5. Their lease has a very high level of rent

            Disclaimer

            This note reflects the law as at 11 July 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Oliver Claridge
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            Forsters advise RELX on letting in Leeds

            A marble staircase ascends with glass railings, leading to a modern interior with large windows and a ceiling with recessed lights. An "Exit" sign hangs overhead.

            Forsters have advised RELX (UK) Limited on their new lease at No4, Wellington Place, Leeds.

            Part of RELX Group plc, RELX (UK) is a global provider of information-based analytics and decision tools for professional and business customers.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised RELX and was assisted by Owen Spencer and Alex Harrison.


            Forsters named Contentious Trusts & Estates Team of the Year at the Chambers High Net Worth Awards

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            We are delighted to announce that Forsters has won the Contentious Trusts & Estates Team of the Year at the 2023 Chambers High Net Worth Awards.

            The CTE team received the prestigious award at the ceremony that took place on 13 July 2023 at the Grand Hotel in London, in an evening that honoured the very best national and international law firms across the world based on the research for the recent edition of Chambers High Net Worth. The award recognises our CTE team’s pre-eminence in key jurisdictions and reflects the team’s achievements over the past 12 months including outstanding work, impressive strategic growth, and excellence in client service.

            Roberta Harvey, Head of the CTE team at Forsters commented: “We are thrilled to have been recognised by Chambers HNW as CTE team of year. It marks an exceptional year for the team in which we have represented our clients on a wide range of complex cases. We are particularly proud of the supportive culture of the team which has enabled our team to grow at all levels.”

            Individuals within the CTE team were also recognised at the awards with recently promoted Partner, Hannah Mantle shortlisted as a “Rising Star” and Senior Associate, Maryam Oghanna shortlisted as a “Star Associate”. The firm was also shortlisted for Private Client team of the Year.

            Contentious Trusts and Estates Team of the Year Chambers

            Roberta Harvey
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            Government action on short-term holiday lets – what could this mean?

            A modern architectural structure with perforated metal panels curves around a glass facade, framing a bright blue sky above.

            The Government has responded to mounting pressure to address the adverse impact of short-term rentals.

            Over the years the significant increase in short-term lets and second homes have seen local authorities complaining about anti-social behaviour from “party” lets, local residents in holiday hot spots being priced out of the local housing market and hotel operators struggling in an already difficult market. The counter argument is that short-term rentals play an important role in the country’s tourism economy.

            Last year the Government issued a call for evidence on how the sector could be further regulated. Out of the 4,000 responses, 60% indicated support for further regulation and control and 42% wanted a light touch, low-cost licencing scheme.

            In response the Government is introducing, through the Levelling Up and Regeneration Bill, a statutory licensing scheme for all visitor accommodation providers. The scheme will be brought forward through regulations which can set out any conditions that must be satisfied for a short-term rental property to be registered and the circumstances in which the registration can be revoked. As with much of the Government’s current legislation agenda, the devil will be in the detail of the regulations.

            Alongside the registration scheme, the Government has consulted on the introduction of a new use class C5 for short term lets. There will be permitted development rights to change from standard residential C3 use class to the new C5 use class. However local planning authorities will be able to apply for Article 4 Directions to remove those permitted development rights, thereby giving them control over the number of new short-term lets in their administrative area. The Secretary of State can direct a local planning authority to cancel or modify an Article 4 Direction and, anticipating a large number of applications for the Directions will be made, it will be interesting to see how many are made and where, and whether the Secretary of State intervenes.

            It remains to be seen how effective the registration scheme and the introduction of the new C5 use class will be in reducing the adverse impact of short-term rentals. In practice, it is unlikely to significantly reduce the current number of short-term rentals meaning the adverse impacts may continue to be suffered. There is also the concern that already stretched local authorities will not have the resources to properly enforce the registration scheme or unlawful changes of use to short-term lets.

            Victoria Du Croz
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            Victoria Du Croz

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            James Brockhurst named Top Recommended in Spear’s Cryptocurrency Index 2023

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Private Client Partner and Digital Assets specialist, James Brockhurst, has been listed as a Top Recommended advisor in the Spear’s Cryptocurrency Index 2023.

            Recognising only the best cryptocurrency advisors for high net worth individuals, James has been listed for his extensive ability to advise his clients on the complexities of cryptocurrency by supporting them to harness the opportunities but also to navigate the risks.

            He is one of just ten individuals to be named in the Cryptocurrency Index 2023.

            In 2023, James authored the book ‘Cryptoassets for Private Clients‘ (published LexisNexis Butterworths, 2023). He advises a range of crypto clients, from early adopters to token issuers, and is recognised for being one of the first lawyers to develop expertise in this area of law.

            James Brockhurst
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            Lifecycle of a Business – Private or public company?

            Exterior office building

            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.

            So, First Things First…..

            Private or public company?

            When setting up a UK company limited by shares, a decision will need to be made about whether to incorporate as a private limited company or a public limited company (PLC). Most UK companies are incorporated as private companies. However, that is not to say once a private company always a private company. A private company can, subject to satisfying certain requirements at the relevant time, re-register as a public company under the Companies Act 2006 (Act).

            The main reason why a public company is incorporated is for the ability to offer shares to the public, which a private company is prohibited from doing. If a company is seeking a listing of its shares on a stock exchange then a PLC will be required either by converting an existing private company into a PLC or setting up a new PLC holding company in the group structure which will list. However, there is no requirement for a PLC to have its shares listed on a stock exchange and a PLC can be unquoted and its shares not traded.

            The main differences on incorporation of a private and public company in England and Wales are:

            • a PLC requires a company secretary and at least two directors whereas a private company only requires one director;
            • a PLC requires a trading certificate to commence business or trading or exercise borrowing powers whereas this is not required by a private company;
            • in order to obtain a trading certificate, a PLC must have a minimum allotted share capital of a nominal value of at least £50,000/EUR57,100; and
            • shares in a PLC must be paid up as to a quarter of their nominal value and the whole of any share premium. In effect, on incorporation a PLC must have £12,500 paid up in nominal value for its shares. Shares in a private company can be issued nil paid and a private company can be set up with a minimal amount of share capital, e.g. one share of £1 nil paid.

            Previously, the minimum allotted share capital amount of £50,000 meant that there was certain comfort that one was dealing with a company of substance when dealing with a PLC. The amount of £50,000 was enacted in the Companies Act 1985 but has not increased over time and is not a barrier to setting up a PLC in today’s money terms.

            Once incorporated there are several differences between an unquoted PLC and a private company. This article does not focus on the differences between a listed PLC and an unlisted PLC or private company nor does it address any tax considerations.

            Key on-going differences between an unlisted PLC and a private company

            In addition to requiring two directors and a company secretary on an on-going basis, some other key differences are:

            Shareholder resolutions and meetings – A PLC is required to hold an Annual General Meeting (AGM) each year whereas a private company is only required to do so if required by its articles of association (Articles). A PLC must give 21 days’ notice of an AGM, unless all the members entitled to attend and vote agree to a shorter period. A private company must give 14 days’ notice of an AGM unless its Articles specify a longer period.

            All meetings of a private company can be held on shorter notice than 14 days if agreed by a majority in number of the members entitled to attend and vote at the meeting and holding 90% (or a higher percentage specified in the Articles not exceeding 95%) of nominal value of the shares entitled to vote. PLCs have a higher threshold – general meetings of PLCs (not AGMs) may be held on shorter notice if agreed to by a majority in number of the members entitled to attend and vote at the meeting and holding 95% of nominal value of the shares entitled to vote.

            Private companies can pass written resolutions of its members whereas PLCs cannot and must convene a meeting.

            Share capital – The regime around share capital matters is more onerous for a PLC. As highlighted above a PLC’s shares must be paid up as to a quarter of their nominal value and all of any share premium (except for shares allotted pursuant to an employee share scheme).
            Private companies, in addition to disapplying statutory pre-emption rights on the allotment of new shares, can exclude the operation of the same in relation to all or specific allotments of shares. PLCs can only disapply these statutory pre-emption rights. Furthermore, directors of private companies with a single class of shares, have the general power to allot shares whereas PLC directors require shareholder authority to do so.

            There are strict rules for a PLC if it proposes to issue shares for non-cash consideration. An independent valuation of the consideration must be obtained in advance of the allotment and be sent to the allottee. Shares cannot be issued: (i) if the consideration is an undertaking for services to be performed or work to be done for the company or any other person; or (ii) otherwise than cash, if the consideration includes an undertaking which is or may be performed five years after the date of allotment.

            PLCs are also limited in share reconstructions and re-organisations. Share buybacks and redemption of shares are not allowed out of capital, whereas these are permitted by private companies. Private companies are further permitted to reduce their share capital by means of the solvency statement procedure under the Act unlike PLCs.

            The financial assistance regime, whereby a company is prohibited from giving financial assistance directly or indirectly for the purposes of the acquisition of its shares, no longer applies to private companies but is still applicable to PLCs.

            On a serious loss of capital, directors of a PLC must convene a general meeting to discuss what steps must be taken within 28 days of one of them becoming aware of a PLC’s net assets falling to half or less of its called-up share capital. The meeting must take place no later than 56 days after the date of the director becoming aware.

            Accounts and accounting records – A private company must file its accounts at Companies House within nine months after the end of the relevant accounting period, whereas a PLC must file accounts within six months. Accounting records must be maintained for three years by a private company and six years by a PLC.

            A PLC must lay annual accounts and reports before a general meeting and is required to circulate the accounts 21 days before the meeting. Private companies are not required to lay accounts before a general meeting but are required to circulate copies to members no later than the date for filing of accounts or, if earlier, the date it files the accounts.

            Takeover code – The UK Takeover Code applies to a PLC with its registered office in the UK and where its place of central management and control is considered by the Takeover Panel to be in the UK, Channel Islands and Isle of Man. Unless a private company has, in the previous ten years, had its shares listed/admitted to trading, issued a prospectus or otherwise had its securities subject to a marketing arrangement or prices quotes for a certain period, the Takeover Code will not apply.

            The more onerous rules and obligations applicable to a PLC may have cost consequences and can affect a company’s ability to carry out certain share capital transactions. Given this, then unless a PLC is required at the time of incorporation or in anticipation of an offer of shares to the public or listing on a stock exchange, private companies are usually incorporated rather than setting up as a PLC.

            Disclaimer

            This note reflects the law as at 11 July 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Dearbhla Quigley
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            Dearbhla Quigley

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            Lifecycle of a Business – Which business structure should I choose?

            Concrete abstract building exterior

            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.

            So, First Things First…..

            Which business structure should I choose?

            There are several options when it comes to choosing a business structure and the right one for your business will depend on a number of factors. Choosing the correct structure is an important decision as it will affect the way that your business is organised, your and your business’ legal obligations and tax position, filing requirements and your personal liability to third parties. It is therefore important to take professional advice about the best option for you and your business but it is also worthwhile to remember that the structure you choose is not set in stone and can be changed as the business develops.

            When thinking about which business structure will work for you, it may be helpful to consider the following:

            • What type of business is it? For example, is it labour or capital intensive, is it involved just in the domestic market or internationally, does it undertake a regulated or non-regulated activity, is it innovative or established, etc.?
            • Who owns the business?
            • Who do you want to manage the business?
            • What is the tax position of each structure?
            • How risk averse are you? Is personal liability a potential issue?
            • What are the costs involved in setting up and running the structure?
            • What formalities do you want to deal with? Is a structure with increased formalities worthwhile at this point in your business’s lifecycle?
            • Are you happy for certain information to be made public?
            • Are exit strategies important to you, for example, are you likely to want to sell your business in the future?

            Below are the most common forms of English business structure and their main characteristics. (It does not cover structures in other jurisdictions, including Scotland.) A table showing the main points is included at the end of the note for easy reference.

            Sole Trader

            • A sole trader runs the business as an individual in their own name; the business is not a separate legal entity.
            • The individual receives 100% of any profit but also bears 100% of any loss and is responsible for all debts and liabilities of the business.
            • A sole trader makes all of the decisions relating to the business.
            • There are no incorporation or ongoing filing requirements although a sole trader will need to inform HMRC that they are self-employed and may have to register for PAYE. VAT registration may also be required. Note that some trades may require other regulatory obligations to be fulfilled.
            • A sole trader pays income tax and makes national insurance contributions through self-assessment and is individually responsible for paying these.

            General Partnership

            • General partnerships are governed by the Partnership Act 1890 and any partnership agreement put in place between the partners.
            • Two or more persons own and run the business together with a view to making a profit.
            • A general partnership is not a separate legal entity to its owners.
            • Any profits will be shared between the partners and all of the partners are personally responsible for any losses, debts and liabilities of the business. As a result, a third party could reclaim the whole of any debt from one single partner.
            • To protect the partners, it is crucial that a partnership agreement is agreed and put in place setting out how the ownership, profits and liabilities are to be divided between the partners and how decisions are to be made. A mechanism for dealing with disagreements between the partners or deadlock situations should also be covered.
            • A general partnership has no incorporation or ongoing filing requirements, although it may be registered for VAT and, if it has employees, PAYE.
            • General partnerships are ‘transparent’ for tax purposes; tax liability falls on the partners who are taxed on their share of the profits or losses of the general partnership.

            Limited Partnership

            • Although limited partnerships are primarily governed by the Limited Partnership Act 1907, the partners are generally free to agree a partnership agreement setting out their relationship to each other and how the business will be managed and administered. Putting in place a partnership agreement is highly recommended.
            • Two or more persons own and run the business together with a view to making a profit.
            • Two categories of partners are required – at least one general partner and at least one limited partner.
            • The general partner is responsible for managing the business and making any business-related decisions and will also have unlimited liability for any debts or liabilities of the limited partnership. As a result, it is common for the general partner to be a company with limited liability.
            • Limited partners provide the capital but cannot take an active role in the management of the business. As a result, their liability is limited up to the amount of capital that they have contributed (which is often nominal). Any limited partner who does take part in the management of the business will lose their limited liability status.
            • Registration of the limited partnership at Companies House is necessary and there are some ongoing filing requirements. Typically, the VAT registration of a limited partnership is achieved by the general partner being VAT registered.
            • Limited partnerships are tax transparent with the individual partners being charged income tax on any profits.
            • Due to the limited liability afforded to the limited partners, tax transparency and asset protection measures, limited partnerships are often used for fund investment purposes, particularly for real estate ventures, although a limited partnership may be a collective investment scheme (CIS) for regulatory purposes unless a relevant exemption applies.

            Limited Liability Partnership (‘LLP’)

            • Although LLPs are primarily governed by the Limited Liability Partnership Act 2000, the partners or members can put in place an LLP agreement which can override many of the statutory provisions. Putting in place an LLP agreement is highly recommended.
            • Unlike the business structures discussed so far, an LLP is a legal entity separate from its owners. It can therefore enter into contracts in its own name and can sue and be sued. The partners or members have limited liability up to the amount of any capital contribution they have made.
            • At least two ‘designated partners’ must be appointed to deal with the LLP’s administrative obligations, including making any necessary filings at Companies House. Failure to appoint two designated members means that all of the partners will be deemed designated members.
            • LLPs must be incorporated at Companies House and comply with ongoing filing requirements. As a result, certain information about the LLP is publicly available, although the LLP agreement is a private document. An LLP can also be VAT registered and if an employer, will need to register for PAYE.
            • An LLP is transparent for tax purposes with the partners being individually liable for any tax charged on the income profits and gains.

            Limited Companies

            • Limited companies are separate legal entities to their owners – the shareholders or members.
            • It is possible for one individual or entity to own 100% of the shares in a private limited company.
            • A limited company has limited liability either by shares (which is usual) or by guarantee (primarily used by not-for-profit organisations); each member’s liability is limited to the nominal value of their shares (plus any premium paid) or the guaranteed amount.
            • The rules for incorporating and running a company in England and Wales are primarily set out in the Companies Act 2006 (‘CA 2006’). A private company must be incorporated at Companies House and is subject to various ongoing filing requirements. As a result, a lot of information about a limited company is publicly available. A limited company can also be VAT registered.
            • A limited company’s articles of association, together with the CA 2006, set out its constitution and detail how it will be managed and run. Private limited companies may also have a shareholders’ agreement in place which provides further detail and protections for the shareholders, particularly for those holding a minority of the shares or where the shareholders have equal voting power. Shareholders’ agreements are usually private documents and are not publicly available.
            • Default model articles of association can apply although these can be amended by the shareholders to ensure that they reflect the true management and governance of the company.
            • Limited companies can be either private limited companies or public limited companies. Private limited companies cannot sell their shares publicly, for example, on a stock exchange, although a public limited company can. As a result, public limited companies have many more compliance requirements than private limited companies, but even private limited companies are heavily regulated compared to the other business structures referred to here.
            • The day-to day management decisions of a private company are made by its directors, who can also be shareholders. Directors have various duties and obligations, breach of which can lead to civil and/or criminal sanctions.
            • The CA 2006 provides that the shareholders are responsible for certain decisions and the shareholders’ agreement may also provide that certain matters require shareholder approval.
            • Any profits are kept by the company, which then declares a dividend to be paid to the shareholders.
            • Limited companies are ‘opaque’ for tax purposes; they are taxed separately from their shareholders. The company will itself be liable for corporation tax, while its shareholders who are UK tax resident individuals will pay income tax on any dividends they receive.
            • In terms of an exit strategy, selling a company or business is relatively straightforward compared to the other structures referred to. The assets and business of a company can be sold separately (an asset sale) or the entire company can be sold (a share sale). That said, exit strategies can be complex and have significant tax consequences and so legal advice should always be sought as soon as possible.
             

            English business structures
              Sole trader General partnership Limited partnership LLP Limited company
            Separate legal entity? No No No Yes Yes
            Tax Individual Transparent Transparent Transparent Opaque
            Liability Unlimited Unlimited Limited for limited partners
            Unlimited for general partner, unless it is a limited company
            Limited Limited
            Profit 100% to individual 100% to partners, subject to any partnership agreement 100% to partners, subject to any limited partnership agreement 100% to partners, subject to LLP agreement 100% to company, which pays dividends to shareholders
            Management Individual Partners General partner As set out in the LLP agreement, although 2 designated members required Directors deal with general management, subject to articles and shareholders’ agreement
            Incorporation and filing requirements None None Some filing requirements Yes Yes
            Minimum number of owners 1 2 1 limited partner and 1 general partner 2 1
            Primary legislation None Partnership Act 1890 Limited Partnership Act 1907 Limited Liability Partnership Act 2000 Companies Act 2006
            Primary documents None Partnership agreement Partnership agreement LLP agreement Articles of association
            Shareholders’ agreement

            DisclaimerThis note reflects the law as at 4 July 2023. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

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            After FTX: What’s next for digital assets? Highlights from James Brockhurst’s panel session at Spear’s 500 Live

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            Private Client Partner, James Brockhurst, was invited to join an expert panel session on digital assets at the Spear’s 500 Live Conference 2023.

            In the session ‘After FTX: What’s next for digital assets?’, James joined Anatoly Crachilov, CEO and founding partner of Nickel Digital Asset Management; Richard Shade, COO of Archax and Chris Cox, VP of GSR Capital, to discuss how high net worths and family offices should approach these assets in 2023 and beyond.

            The panel highlighted that where digital assets are concerned, there is much to learn. James confirmed that there is catching up to do from a legal perspective, with many firms still “grappling with the nature of blockchain”.

            In the session James explained how he advises clients on their digital assets. When advising clients with assets over a certain threshold, a trust or foundation are the most frequently used solutions, however, this is not always an option for digital assets with many trusts weary to take on these assets and the associated counterparty risk.

            He also reminded the audience that the clients themselves can also present a challenge; “A lot of the early adopters of digital assets are hostile to the idea of having a trustee: ‘Why should I hand over my assets to you?’ To that I would say, there are solutions – you can structure things through a foundation or a private trust company where you can sit on the board, so you do have that level of control.”

            You can watch the full panel session here.

            James is recognised for being one of the first lawyers to develop an expertise in cryptoassets and is the author of ‘Cryptoassets for Private Clients: A Practitioner’s Guide’, a book aimed at legal practitioners in the UK and other common law jurisdictions and covers the issues of cryptoassets and blockchain technology.

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            Jo Edwards gives oral evidence to the Justice Select Committee on supporting earlier resolution of private family law arrangements

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            Head of Family, Jo Edwards, gave evidence to the Justice Select Committee on Monday 19 June about the Ministry of Justice’s recently concluded consultation on supporting earlier resolution of private family law arrangements.

            Following the submission of Resolution’s written response to the Ministry of Justice’s consultation, to which Jo contributed as Chair of Resolution’s Family Law Reform Group, Jo was invited to speak in more detail to MPs about the current problems facing the family justice system and how meaningful change may be effected. Jo shared her thoughts on how all forms of Dispute Resolution (DR) should be considered to ensure people have access to the option which best suits them and that children are protected from the fallout of acrimonious separation. She also highlighted the importance of any form of DR remaining voluntary, in order to maintain the integrity of the process, and emphasised that reform must include resources for initial legal advice and signposting. She spoke of the importance of broader public education about alternatives to court/some of the pitfalls of court.

            This is the fourth time Jo has given evidence to a parliamentary committee about the family justice system. Jo sits on Resolution’s National Committee and is an active campaigner for family law reform. She is also a qualified mediator and collaborative practitioner.

            Resolution is a community of family justice professionals who work with families and individuals to resolve issues in a constructive way. They campaign for better laws and better support for families and children undergoing family change.

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            Spears 500 Live: James Brockhurst to speak on digital assets

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            Private Client Partner, James Brockhurst, has been invited to speak on digital assets at the Spears 500 Live 2023 conference.

            James will join Simon Barnby, CMO of Archax, in a session entitled ‘After FTX: What’s next for digital assets?’. The session will see James and Simon discuss the FTX scandal and what opportunities remain for those operating in the cryptocurrency and blockchain space.

            Spear’s 500 Live brings together leading private client professionals – from wealth management and private banking to philanthropy, luxury, law, property and beyond – to share insight, strengthen networks and hone their understanding of the forces that shape the lives of ultra high net worth clients.

            The conference will take place on 28 June at 9am, with James’ session taking place at 11:45am.

            The full conference agenda and registration form can be found here

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            STEP Asia Conference 2023 – Nick Jacob to moderate session on ensuring effective family office governance

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            Private Client Partner, Nick Jacob, has been invited to moderate a session on family governance at the STEP Asia Conference 2023.

            The STEP Asia Conference brings together speakers and attendees from around the world to discuss cutting-edge topics relevant to the wealth management community.

            Nick will be moderating the session entitled ‘Ensuring effective family office governance’ on 14 November at 12:00 HKST.

            The session will see an expert panel address the following issues:

            • What are the roles of a family office and how can these be implemented, achieved and monitored?
            • What procedures need to be put in place to operate a successful family office?
            • How does one distinguish the interests of the various stakeholders such as the family and the managers?
            • Are family offices inherently inefficient compared to the discipline one would expect to see in, say, a listed company?

            Joining Nick for the session are panellists Thomas Ang of Credit Suisse AG, Cynthia Lee of Central Cove and Christian Stewart of Family Legacy Asia (HK) Limited.

            The Conference will run from 14-15 November 2023 at the Grand Hyatt Hong Kong. To find out more, please click here.

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            STEP Private Client Awards 2023/24: Forsters’ Private Wealth team shortlisted in five categories

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            Forsters’ Private Wealth team has been named a finalist in the most number of categories of any firm, with five nominations in the STEP Private Client Awards 2023/24:

            • Private Client Legal Team of the Year (large firm)
            • International Legal Team of the Year (large firm)
            • Family Business Advisory Practice of the Year
            • Employer of the Year
            • Digital Assets Practice of the Year

            The STEP Private Client Awards are seen as the hallmark of quality within the private client sector, recognising and celebrating excellence among private client professionals. Attracting entries from across the globe, submissions are judged rigorously by a top tier of independent panel of experts comprising of internationally renowned practitioners in the wealth management arena. Finalists are recognised for a wide range of capabilities including their; ability to demonstrate their capacity to undertake complex and demanding client issues; world-class innovation and commitment to the industry.

            Forsters’ five nominations showcase the breadth of specialisms within our Private Wealth practice and most notably our experience in advising international family businesses as well as digital assets.

            The news follows our continued success at the annual STEP awards, where Forsters have been named winners in at least one category since 2018 and most recently named Family Business Advisory Practice of the Year in 2022.

            The winners will be announced at the Awards Ceremony on 21 September 2023. The full shortlist can be found here.

            STEP Private Client Awards - We're shortlisted logo

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            Forsters receive ‘Highly Commended’ recognition at the Lawyer Awards

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            We are delighted that Forsters Property Litigation Team were awarded ‘Highly Commended’ at The Lawyer Awards for their entry in the ‘Litigation Team of the Year Category’.

            Senior Partner, Natasha Rees commented ‘We are delighted to have been awarded “highly commended” by The Lawyer on our entry which focused on our recent Supreme Court win for flat owners in Fearn v Tate. The recognition comes after a busy year for the team and further bolsters our position as a market leader in Property Litigation.”

            Forsters acted for five residents of the Neo Bankside development, situated on London’s South Bank, who brought a claim against the Tate Modern in nuisance and under the Human right Act 1998 in an attempt to protect their right to privacy from the Viewing Gallery, which is on the tenth floor of the Tate Modern Blavatnik extension. Read more about the case here.

            This award follows what has been a stellar year for the team, in which they have been successful on a number of high profile litigation cases including, acting for the Ministry of Defence defending the claims bought by Annington Homes, Fearn v Tate and in the leading case on VAT on staff costs and service charges known as Lessees of Battersea Reach and St George Wharf -v- St George South London Ltd (and others).

            Forsters’ highly ranked Property Litigation team provides a full range of contentious real estate legal services in relation to all asset classes. The practice comprises four partners and over 20 lawyers, for further information click here. The firm has a wider team of contentious experts covering Commercial Litigation, Contentious Trusts And Estates, Family And Contentious Construction.

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            Forsters shortlisted in two categories at the Enfranchisement and Right to Manage Awards 2023

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            Forsters is delighted to have been shortlisted in two categories for the upcoming Enfranchisement and Right to Manage Awards.

            The firm has been shortlisted in the Solicitors Firm of the Year category and Property Litigation Senior Associate, Caroline Wild has been shortlisted as a finalist in the Solicitor of the Year category.

            The Enfranchisement and Right to Manage Awards, now in its 14th year, recognises and celebrates excellence in the leasehold enfranchisement and right to manage sector. Forsters Enfranchisement team, a specialist group of property litigation and residential property lawyers, has developed a formidable reputation in this niche and complex area of law. This shortlisting further bolsters the teams position as market leaders in this field, after recent success in acting for the Ministry of Defence, successfully defending the claims brought by Annington Homes regarding military service family accommodation.

            The awards ceremony will take place on 6th July and the full list of finalists can be found here.

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            Forsters advises Fiera Real Estate and Wrenbridge on acquisition of Heathrow logistics scheme

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            Forsters has advised Fiera Real Estate (“Fiera”) and Wrenbridge on the acquisition of a site 1.5 miles from Heathrow airport for £60m.

            Acquired from residential developer, Stonegate Homes, the plan is to develop a 110,570 sq ft urban logistics scheme, comprising of three units ranging from 22,131 sq ft to 58,127 sq ft.

            The site will also be targeting an EPC rating of A+ and a BREEAM Excellent rating.

            This deal is the fourth to be completed by the Fiera Real Estate Logistics Development Fund UK, which has roughly £200m left with which to invest in similar schemes across the UK.

            Fiera fund manager Chris Button commented the development would deliver “much needed, sustainable, high-quality urban warehousing.”

            Commercial Real Estate Partner and Co-Head of the Industrial and Logistics group, Victoria Towers, says: “We are delighted to continue our close relationship with Fiera and Wrenbridge by advising on the acquisition of this site, which will bolster the South-East’s sustainable warehousing credentials.”

            Victoria Towers, assisted by Senior Associate, Paul Grayson, advised on the deal.

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            Caroline Harbord and Hannah Mantle to speak at Mourant’s Trusts and Private Wealth Forum 2023 in Jersey and Guernsey

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            Dispute Resolution Partner, Caroline Harbord, and Contentious Trusts and Estates Partner, Hannah Mantle, have been invited to speak at Mourant’s Trusts and Private Wealth Forum 2023 in Jersey and Guernsey.

            Widely recognised as the leading trusts and private wealth event in the Channel Islands, it consistently delivers the latest insights on key topics and trends in the sector.

            Caroline will be speaking at the Jersey Conference on July 4 and Hannah will be speaking at the Guernsey Conference on July 6. Both will be joining partners at Mourant to discuss the key cases from the last year.

            Further information on both events can be found here.

            Emma Gillies to speak at Vie International’s 2023 PPLI Conference

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            Private Client Partner, Emma Gillies, has been invited to speak at the Vie International ‘Life and Legacy’ PPLI Conference 2023.

            Emma will join a panel of experts, who will deliver a market update on Prime Residential Property in the UK, and discuss the tax planning strategies that should be considered by foreign buyers.

            The conference will take place on June 14 at the Royal Automobile Club in London and will bring together leading advisors to high net worth private clients with US connections.

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            Caroline Harbord, Jeremy Robertson and Maryam Oghanna to present to STEP Jersey

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            Dispute Resolution Partner, Caroline Harbord, Private Client Partner, Jeremy Robertson, and Contentious Trusts and Estates Senior Associate, Maryam Oghanna, are presenting a lunchtime session to STEP Jersey and the Société Jersiaise, on the topic of trustees and investments.

            The session will focus on the key protections and pitfalls that trustees should be aware of when holding financial investments.

            The team will consider the key provisions that can be included in the trust instrument, and in particular reservation of trust investment powers, including when they may be suitable/appropriate, pitfalls and areas of concern and UK tax considerations.

            They will also consider the potential claims and liabilities that trustees may face when investments go south, together with the claims that trustees might consider pursuing against third parties as an attempted shield to beneficiary claims. The team will talk about how the risks of pursuing third party claims can potentially be mitigated by litigation funding and ATE insurance, and also the strategic considerations a trustee may wish to consider if it finds itself on the receiving end of a funded and insured claim.

            The presentation will take place on 28 June 2023.

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            The Property Tribunal determines the issue of VAT on Staff Costs

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            The First Tier Tribunal (FTT) yesterday handed down its judgment in the matter of Various Lessees of Battersea Reach and St George Wharf -v- St George South London Ltd (and others).

            The decision is likely to have important consequences for landlords and managing agents, and it should resolve the longstanding uncertainty following the decision in Ingram v Church Commissioners [2015] and HMRC’s subsequent clarification of the VAT treatment for the supply of services made by managing agents.

            Lessees in two large multistorey mixed-use developments next to the river Thames had argued that staff should be directly employed in a way which would not attract VAT. They suggested that a change in employment would achieve the stated objective and not cause any significant cost or disruption to the service provided and that it was unreasonable for landlords to refuse to do so.

            The tribunal found in the landlords’ favour, determining that, in deciding not to employ site staff directly, the landlord acted reasonably. They concluded that “…both the management and tax risks involved in changing the arrangements for the employment of staff were such that it was not unreasonable for a landlord to refuse to do so.”

            The lessees had suggested that there were different models which could be implemented that would enable the landlords to benefit from a VAT saving on staff costs. However, the lessees had failed to show these “were realistically capable of being implemented” or “make a coherent initial case as to an alternative course for the landlord to adopt and for the Tribunal to consider either at the outset of the application or at any time thereafter.”

            In the circumstances, the VAT on staff costs included in the service charges was deemed to be reasonable, and the lessees’ application was dismissed.

            Forsters was led by Senior Associates Ryan Didcock and Emma Gosling, and Partner Natasha Rees, acting for the freeholder and associated landlords, with counsel Philip Rainey KC and Carl Fain of Tanfield Chambers (property), Nicola Shaw KC and Sam Brodsky of Gray’s Inn Tax Chambers (tax), and Michael Lee of 11 Kings Walk Chambers (employment).

            Care Home in the green belt approved

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            The battle over development in the greenbelt continues to rage with the Prime Minister restating the Tory party pledge to protect the greenbelt following Kier Starmer’s comment that it should be built on “where appropriate”.

            On the ground (pun intended), appeals against local authority refusals to grant planning permission for development in the greenbelt are being allowed. Last week saw planning permission granted on appeal for the redevelopment of a site in the green belt comprising the demolition of a non-designated heritage asset and the erection of a new care home (Class C2) including a dementia centre.

            It was accepted that the proposal was inappropriate development in the green belt. However, the Inspector found that the benefits of the scheme (primarily the need for such a facility) clearly outweighed the definitional green belt harm, the negligible harm arising from the loss of openness and the harm arising from the total loss of a non-designated heritage asset. Accordingly very special circumstances existed and the appeal was allowed.

            At appeals for Use Class C3 housing development in the greenbelt a lot of time is often spent arguing over the extent of unmet housing need in the local authority’s area. Establishing the extent of unmet need for care home beds is often even harder and clearly a lot of inquiry time was taken up at this appeal trying to establish if the extent of the unmet need was “significant”. The difficulties are in part due to the range of care models available which often lead to planning applications for developments where the residents will have specific care requirements eg dementia care, care for those aged 80+ . However, need assessments carried out by local authorities often use data from the Care Quality Commission based on the number of registered beds available (ie the maximum number permitted, but which may be more than the actual number provided) and apply that to their duty of care to provide support to all those over the age of 65. The data available is often not directly applicable to the proposed development so assumptions and extrapolations need to be made. As the inspector noted, “the complexity of the data, together with differing methods for projecting future need, using different assumptions and definitions, makes deriving reliable figures over an extended period inherently problematic”.

            Given the local and national politics surrounding development in the green belt, many care home developers with green belt sites will be anticipating a refusal of any planning application at the local level and will factor in an appeal into the development programme. However, as this appeal demonstrates, a lot of time will be required to present a clear, justified need argument and inquiry times are likely to be lengthier to allow for such arguments and the related evidence bases to be properly analysed. Many in the industry were frustrated that the Government’s proposed changes to the NPPF did not go far enough in requiring local authorities to allocate sites for retirement living/care homes which would remove some of these lengthy arguments around need.

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            James Brockhurst to speak on Middle East structuring at the International Trusts & Private Client Conferences 2023

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            Private Client Partner, James Brockhurst, has been invited to speak at the International Trusts & Private Client Conferences 2023 in Jersey and Guernsey.

            The conference, targeted at private client advisors, offers insights from expert speakers and sessions tailored to tackle the full scope of contentious, estate and tax planning issues facing the Channel Islands.

            James will be presenting the session entitled ‘Market Insight: Trends in Middle East Private Wealth Structuring’, alongside Katie Cooper, International Wealth Advisor at Barclays, Daniel Channing of Crestbridge, and Hugh O’Donnell of Highvern.

            Places can be booked for the Guernsey Conference (20 June) here, and the Jersey Conference (22 June) here.

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            Forsters acts on acquisition of part of Royal Albert Dock, Liverpool

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            We are delighted to announce that members of a multi-disciplinary Forsters team have acted for a joint venture between developer General Projects and investor Neo Capital on the acquisition of part of the Royal Albert Docks in Liverpool.

            The acquisition, reported in BBC News, was part funded by a loan from Merseyside Pension Fund.

            The iconic, 375,000 sq ft mixed use asset forms part of the largest single collection of Grade 1 listed buildings in England. The joint venture plans to evolve the dock into the “most exciting experiential and authentic destination in the UK”.

            Jacob Loftus, chief executive officer of General Projects, said: “We are honoured to have become custodians of one of our country’s most significant landmarks and one of its most magnificent examples of industrial heritage.”

            Commercial Real Estate Partner, Katherine Ekers, who led the Forsters team, said: “This is a fantastic project on a sensitive site of national importance. We look forward to working with Neo Capital, General Projects, Merseyside Pension Fund and others to progress the ambitious, exciting plans for the next phase in the history of the dock”.

            Partner and Head of Banking & Finance, Victoria Edwards, said: “It was great to be part of the multi-disciplinary team at Forsters with banking and property working side by side on this terrific asset.”

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            PedElle – Forsters sponsor Real Estate Charity Cycle

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            From 14 – 16 June, Senior Partner, Natasha Rees, and Residential Property Partner, Helen Marsh, will be taking part in a charity cycle ride for PedElle, raising money for Club Peloton, a charity that funds projects which transform the lives of young people.

            It is a unique team effort involving around 60 women in real estate. Forsters are sponsors alongside Knight Frank, DP9, Avison Young, Legal & General, amongst others. This year we are providing a place for a real estate specialist from a Local Authority and are delighted that Victoria Hinton a senior planner from Camden Council will be joining the Forsters team.

            This year’s destination is Slovenia. They will start from the capital city of Ljubljana, heading northwest to the shore of Lake Bled. The second day involves some daunting climbs but with the reward of stunning descents before arriving at Lipica, where they will be staying at the world-famous stud farm and home of the Lipizzian white horse. The final day takes west towards the Adriatic coast and the medieval town of Piran.

            The route covers 400km of very hilly terrain.

            PedElle, and this ride, is for women in real estate and therefore open to anyone in the firm who fits that description.

            If you would like to donate, you can find the page here.

            Forsters’ Student Accommodation Team Advises Far East Orchard on Southampton Purchase

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            Acting for Singapore-based property firm Far East Orchard, we are delighted to announce that our Student Accommodation team has completed on the purchase of the Emily Davies Halls of Residence, a purpose-built student accommodation development in Southampton, for £13.9 million.

            This transaction involved input from across the firm with the team made up of Partners and Associates from Commercial Real Estate, Construction, Planning, Residential, Corporate, Employment and Tax.

            The purpose built student accommodation sector continues to show its resilience in the face of current market uncertainty, with such assets proving ever popular with overseas investors.

            To find out more about the work we do in this sector, click here.

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            Chambers HNW Awards: Forsters’ Private Wealth practice shortlisted for four awards

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            Forsters’ Private Wealth practice have been nominated for both team and individual awards at the Chambers HNW Awards 2023:

            • Private Client Team of the Year
            • Contentious Trusts and Estates Team of the Year
            • Rising Star – Hannah Mantle, Contentious Trusts and Estates Partner
            • Star Associate/Junior Under 10 Years’ Call – Maryam Oghanna, Contentious Trusts and Estates Senior Associate

            The awards are based on the research for the recent edition of Chambers High Net Worth and reflects the achievements over the past 12 months including outstanding work, impressive strategic growth, and excellence in client service.

            Head of Contentious Trusts and Estates, Roberta Harvey, commented: “I am delighted that our CTE team has been recognised in three categories this year. The shortlistings showcase the strength of our growing team and the commitment and expertise shown by the team”.

            Head of Private Client, Xavier Nicholas, commented: “It’s great to see our top-band Private Client team recognised as one of the best in the field, in a year in which we have continued to see growth in demand for our advice to HNW families across all disciplines”.

            The winners will be announced at the award ceremony on 13 July 2023.

            Roberta Harvey
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            Roberta Harvey

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            Student Housing Conference – 5 Key Takeaways

            Modern apartment buildings stand in a row, featuring large windows and balconies. The setting includes landscaped paths, benches, and greenery under a partly cloudy sky.

            On Tuesday 9 May, LD Events organised an in-depth review of the current student housing market with panel discussions from a wide range of industry experts.

            Here are my five takeaway points from the Conference:

            Demand versus Viability

            The student housing sector is seeing unprecedented demand, largely driven by a 23% increase in international students and a 33% increase in postgraduate students since the 2019/2020 academic year. During that 2 year period there has been an increase in demand of 59,190 beds in London but only an extra 1,511 PBSA units have been built.

            So what’s stopping us from building more? Money!

            Despite a healthy growth in rents within the sector, they can’t keep up with rising costs from construction (including as a result of the Building Safety Act), the unwieldy planning system and operator costs (including a 30-50% increase in the cost of utilities and staff pay rises of 10% to keep up with inflation). It costs an average of £80/90k to build 1 unit of PBSA, which would likely need to command an annual rent of £7.5k to meet viability requirements – for comparison, the average student loan outside of London is £5.5k, creating an obvious strain on profitability.

            This also raises issues beyond the real estate sector. On the back of a failing student loan system, we risk creating a two-tier market where certain universities are only accessible to students from the wealthiest backgrounds. This issue is not confined to London either; Durham saw a 14.9% rent rise but demand was seemingly unaffected. It is thought this is partly due to the fact that 38% of students at Durham are from independent schools, whose families are more likely to be able to assist with the increased rents.

            Viability is the biggest challenge facing this industry and, despite innovation from the private sector, universities and the Government are going to have to address this issue if they want to keep attracting the best students – and not just the wealthiest ones.

            Out with the new, in with the old?

            As the industry strives to bridge the gap between available units and ever-increasing demand, one solution is to repurpose existing buildings rather than build from scratch – in particular, the number of vacant department stores and office buildings were identified as a potential growth area.

            For many schemes, this could reduce costs given that planning can be easier to obtain when redeveloping existing buildings however, retrofitting isn’t always cheaper. Given the focus on net zero targets, heavy capex can be required to improve the sustainability credentials of existing building stock. This risks creating a two-tier market (as is being increasingly being seen in the office sector) where only the top investors can hold ‘green’ stock.

            Location, Location, Location

            Location is always important, but in a sector where the occupiers have such specific (and usually predictable) requirements, location really is everything! Student satisfaction is known to be lower if they are not happy with the location – after all a lot of students aren’t just going to University for the academics. From my personal experience, some universities in London couldn’t guarantee me a room in student accommodation as my family home in Essex was deemed commutable and consequently, I did not apply to those universities.

            As well as building the right types of PBSA in the right towns and cities, the micro-location also counts – this means consulting people with local knowledge to ensure that accommodation is being built in the best locations within towns/cities for the intended end-users.

            What else is important to students?

            Other than the price and location, what else matters to gen Z/ Alpha students?

            Unsurprisingly, high speed internet is number 1 on the shopping list, followed by smart tech and security. Research has found that students don’t want to pay for social spaces, which is good news for developers as they can maximise (and more importantly rentalise) all available space within a scheme. That said, there are certain things that students expect to be included as standard (at no extra cost), such as well-being support and strong ESG credentials.

            Ultimately, it is important for universities and investors that developers build schemes that will be popular and therefore successful. Consistent with my own experience when applying to University, 50% of students responding to the UCAS Student Accommodation survey 2022/2023 said that the availability of accommodation had influenced their decision on where to study.

            Operators coming to the fore

            Operators are now front and centre of the accommodation offering especially following Covid and in light of the cost of living crisis. This is leading to an increase in brand recognition and a desire to live in branded accommodation. 60% of students living in PBSA indicated that brand was a factor in choosing their accommodation. It is therefore more important than ever that owners appoint the right operator for their scheme.

            Nicola Copsey
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            Nicola Copsey

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            Forsters advises Ministry of Defence in successful defence of claims by Annington Homes

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            Forsters is delighted to have acted for the Ministry of Defence in successfully defending the claims brought by Annington Homes regarding military service family accommodation.

            The High Court has found that the Ministry of Defence does benefit from a right to enfranchise; the Ministry of Defence will now consider whether enfranchisement might achieve better value for money for the taxpayer. The case involved complex aspects of the law of enfranchisement, some of which had never been decided before.

            The team at Forsters was led by Senior Partner, Natasha Rees, and Partner, Julia Tobbell. Natasha Rees is a property litigator with expertise in the field of enfranchisement, whilst Julia has significant experience in managing high-profile, high-value property litigation. They received superb support from Associates James Carpenter and Harvey Small.

            The Forsters team worked closely with Slaughter and May, as well as Ministry of Defence Legal Advisers, who advised the Ministry of Defence in respect of public law issues.

            Natasha Rees
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            Forsters act for LexisNexis Risk Solutions on lease renewal

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            Forsters acted for LexisNexis Risk Solutions in relation to the lease renewal for their office in East Grinstead.

            LNRS, which is part of RELX Group plc, provides analytics for organizations seeking to manage risks, find opportunities and improve their results.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised LNRS and was assisted by Owen Spencer and Molly Haynes.


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            Consultation on Agricultural Property Relief and natural capital – looking to the future of British farming

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            There was some cautiously welcomed news in the Chancellor’s 2023 Spring Budget for those in the agricultural sector with the announcement of a wide ranging consultation on tax in the context of rural land.

            In the wake of Brexit, Government schemes introduced as successors to the removal of EU subsidies have shifted the focus away from agricultural activities towards environmental land stewardship. However, tax in the rural economy, particularly Agricultural Property Relief (APR) under the inheritance tax (IHT) regime, has not evolved to reflect this change of emphasis. This leaves the rural sector operating in tax and subsidy frameworks with little clarity and conflicting incentives.

            The consultation is broadly in two parts, the first calling for evidence on the tax treatment of environmental land management and ecosystem service markets. Part 2 then focuses on APR as a whole, with an ancillary section to consult on whether the Government should implement the Rock Review’s recommendation that APR be restricted to farm tenancies with a life span of at least eight years.

            A New Rural Landscape – The Government’s Agricultural Policy Shift

            Post-Brexit support for farmers and landowners is moving away from the Basic Payment Scheme to Environmental Land Management Schemes (ELMS): ‘public money for public goods’. There are three tiers of ELMS:

            1. Sustainable Farming Incentive (SFI) will pay farmers to adopt sustainable farming practices.
            2. Countryside Stewardship (CS) will pay for targeted environmental work, like restoring wildlife habitats.
            3. Landscape Recovery (LR) will fund longer-term, large-scale projects (over 500 to 5,000 hectares), such as improving water quality across a river catchment area.

            As well as direct Government support, landowners are being encouraged to access private sector funding through ‘ecosystem service markets’, including:

            • Woodland carbon units, which pay for carbon sequestration.
            • Biodiversity Net Gain (BNG): from November 2023 (or April 2024 for small sites), every planning permission will be required to generate at least 10% BNG. While the preference will be for BNG to be delivered onsite, it will also be possible to deliver offsite. Landowners will be able to sell BNG units to developers to meet the condition.
            • Nutrient Neutrality (NN): to date, Natural England has advised seventy-four local planning authorities that protected habitats within their areas are in unfavourable condition due to excess nutrients and that development should only go ahead where it will not cause additional pollution to those sites. Mitigation measures for nutrient pollution can be delivered onsite (such as wastewater treatment facilities) or offsite (such as the creation or restoration of natural wetlands). Landowners can deliver offsite
              mitigation and then sell NN credits to developers.

            ELMS and ecosystem services will involve moving away from intensive agriculture and (other than SFI), from focusing on food production. Landowners need to understand the implications of this policy shift for their IHT planning.

            The Agricultural Property Relief Incentives at Odds with the New Rural Subsidies Schemes

            Broadly speaking, APR is available where an IHT ‘transfer of value’ is attributable to the agricultural value of agricultural property. Agricultural value does not take account of any value the same property may have by virtue of other aspects, such as being a site with potential for building development. The relief may apply to lifetime transfers (broadly to trustees on trust or on a gift made by someone within seven years of death), transfers on death or when agricultural property is held on trust under the IHT ‘relevant property regime’ (which can result in a charge being levied on property transferred out of a trust or on every 10-year anniversary).

            APR can apply at 50% or 100%, largely depending on who farms the land and the nature of any tenancies in place over it. To qualify for the relief, there are two main parts that have to apply, one of which relates to ownership and occupation requirements. The other, which is where the problems lie in the context of the incentives under the new environmental schemes, is that the property has to be ‘agricultural property’, which is (broadly speaking) land occupied for the purposes of agriculture, together with cottages, buildings and farmhouses which are of a character appropriate to that property.

            The tension lies within this definition of agricultural property, specifically the need for it to be ‘occupied for agricultural purposes’ to qualify for the relief – which does not, on the face of it, include land used for, or to take advantage of, the environmental schemes described above.

            Questions that we are regularly asked by clients include, “If I graze my sheep over a wildflower meadow a few times a year, is this enough for the land to qualify for APR?” “Will I lose APR if I rewild my land and stop farming?” Of course, the availability of APR is always fact-specific, but at the moment, the legislation raises more questions than it answers.

            The problem is exemplified in upland regions of the UK where vast areas have seen a significant increase in value thanks to natural capital potential. As things stand, this uplift in value is unlikely to be covered by APR as it does not fall within the current definition of ‘agricultural value’. The consultation acknowledges this and asks how environmental land should be valued.

            Clarity on the Horizon?

            Tax and subsidies are key to the way the rural economy functions and the way land is managed. So long as conflicts exist within these frameworks, the rural sector will be in limbo. Forsters will be contributing to the consultation, which closes for feedback on 9 June 2023, in the hope that its outcome will lead to meaningful clarification of the Government’s agricultural policy. Aligning the tax and subsidy incentives is key to restoring the rural sector’s confidence in a robust, sustainable and thriving future.

            Charles Hancock
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            Forsters wins bid to be reappointed as legal advisors to Notting Hill Genesis

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            We are delighted to announce that, after a highly competitive tender process, Forsters have been reappointed as advisors to Notting Hill Genesis, one of London’s largest housing associations. We will continue to provide advice to Notting Hill Genesis, our longstanding client, on:

            • building safety
            • acquisitions
            • sales
            • developments (complex as well as simple)
            • joint ventures
            • Section 106 schemes
            • commercial lettings
            • residential sales and resales

            Commercial Real Estate Partner and Head of Affordable Housing, Sara Branch, says: “We are delighted that Notting Hill Genesis has chosen to retain Forsters to work alongside them and we look forward to continuing to work with them in delivering much needed affordable housing and helping to fulfil their ambitious affordable housing development and sales programme.”

            Forsters’ Affordable Housing Development Team provides a complete legal service; including property, construction, planning, finance, tax, residential services, corporate and property litigation.

            Sara Branch
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            Major survey of investors and developers reveals growth opportunities in evolving industrial real estate market

            A vast, empty warehouse features polished floors and high ceilings. Bright overhead lights illuminate the spacious interior, which includes stacked pallets and shelving on the right side.

            Extensive independent research commissioned by law firm Forsters reveals key growth opportunities as the industrial and logistics real estate sector adapts to market and policy pressures.

            Forsters’ report, Outside the box: supporting an industrial evolution, is based on a survey by FTI Consulting’s professional research team in the first quarter of 2023. Sixty-one UK-based professional investors and developers in UK real estate assets were surveyed and another four leading developers and investors were interviewed about their experiences in competing for land, investment and occupiers while adapting to the shifts taking place in uses, formats, locations and policy.


            Outside the Box - Supporting an Industrial Evolution


            Markets and demand

            The ‘warehouse bubble’ has burst for 77% of the sector, but almost half (46%) expect an increase in asset values and rental levels in 2023 and a smaller proportion (39%) believe there will be an increase in occupier demand.

            Urban logistics and last-mile real estate are expected to experience greatest demand in 2023. As last-mile delivery centres move closer to residential areas, the sector acknowledges the need to be neighbourly. Around half say that running HGVs on clean energy (46%) and creating a modernised site infrastructure (46%) will help co-location and planning permission.

            The research suggests some mismatch between future investment development. There is a higher demand from investors than developers in transport and logistics (49% investors, 36% developers), retail (28% and 15%) and post and parcel delivery (26% and 18%). Where there is higher demand from developers than investors, the result could be a lack of finance for speculative development. Uses most affected would be data centres (25% investors and 38% developers) and food and beverage (31% and 38%).

            Advocates of modal shift from road to rail will be heartened to see rail come top for its prospects: 51% believe rail freight will generate the greatest growth in occupier demand in 2023, compared with 33% for both road and maritime.

            Greater London is seen as offering the best prospects for investment by 28%, followed by the North West (13%), South East (11%) and West Midlands (11%). Those who selected Greater London were mainly driven by its connectivity (47%), availability of assets (35%) and availability of supply (35%). Across all regions, the key factors for investors were connectivity (51%), closely followed by good value (49%) before a large gap to availability of labour (30%).

            Innovation

            Competition for land continues to drive interest in multi-storey industrial development: 52% have seen an increase in developer appetite in the past year and 77% believe that multi-storey sheds will play a large role in UK logistics in the future.

            Investors and developers were optimistic about the impact of technologies, such as e-commerce (69%), robotics (67%) and electric vehicle charging (67%), and saw the most significant positive impact coming from artificial intelligence (33%) which trumped e-commerce (28%). AI was also seen as most likely to have a negative impact (15%).

            Sustainability

            The industry highlighted the need for assistance in meeting net zero targets. Key asks were government subsidies for renewable energy (54%), assistance with measuring progress (34%) and expert guidance (26%). With growing pressure for refurbishment, 57% said that cost is an issue, while 34% highlighted the extent of refurbishment required and around a quarter blamed inadequate structures (26%) or the quality achievable through refurbishment (23%).

            Smart meters (57%) were most popular as a means of improving the sustainability of existing developments, followed by additional insulation (51%), while 77% of respondents currently use solar panels or plan to. Although only 18% currently use battery storage technology, a huge 51% are planning on using it.

            When it comes to incentivising tenants to reduce energy consumption, 39% advocate the use of smart meters as part of a reciprocal agreement. Only 26% of respondents see green lease provisions as the most effective incentive to offer a tenant.

            Forsters partner Victoria Towers comments, “Investors are confident of long-term occupier demand and of overcoming construction risk as inflation peaks. What this national survey reveals is huge diversity in not only the opportunities but also the responses to them.

            “The sector is innovating and continues to show resilience. The pioneers will need legal innovation to keep pace. Lawyers must help manage the development and use of space looking to the long term to preserve asset value in schemes. This should include supporting a collaborative relationship between landlords and tenants to achieve environmental and social sustainability objectives.”

            Outside the box: supporting an industrial evolution

            Magnus Hassett
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            Divorce-proofing trusts

            A modern building with sleek black columns supports a white structure overlooking a vast, calm ocean under a clear, blue sky.

            Structures crave stability. You wouldn’t choose to build in an earthquake zone. If you had no choice but to do so, you would ensure your structure had sufficient flexibility to withstand a powerful shock.

            Divorce is a major source of instability for a family wealth-holding structure because it exposes the structure to scrutiny by a powerful and potentially hostile external body – the family court.

            Following the earthquake analogy, in an ideal world, wealth-holding structures would be created in such a way that they are outside the reach of the family court. Failing that, they should be created in such a way that they can adapt and, if necessary, absorb a certain amount of damage without compromising their structural integrity.

            This article is based on English law, but the points raised are very much applicable to divorce proofing trusts in most common law jurisdictions.

            Jurisdiction

            • Not all family courts are equal. Some will have little knowledge or understanding of trust structures or will lack powers to compel disclosure or compliance by trustees. Others, particularly those in common law jurisdictions, will be very familiar with trusts structures and will have an arsenal of legislative weapons available.
              As Mr Justice Coleridge famously said in (J v V (Disclosure: Offshore Corporations) ): these sophisticated offshore structures ……..neither impress, intimidate, nor fool anyone”.
            • When considering jurisdiction, much thought is given to the “best” jurisdiction for the trust and firewall legislation However, less thought is given to another aspect of jurisdiction: what are the factors that will enable a beneficiary or their spouse to invoke the jurisdiction of a particular family court?
            • Each jurisdiction has its own rules setting out the circumstances in which a party can apply to be divorced in that jurisdiction. There is no international convention regulating the question (although EU member states have a common set of rules), so any dispute as to which is the proper forum for a particular divorce is likely to involve litigation in two jurisdictions. The potential jurisdictional net is cast wider than one might expect.
            • It is relatively easy for a couple to move in and out of the jurisdiction of the English family court at different stages of their lives. It is also noteworthy that an individual who has an English domicile, but who has spent little or no time in England, can find themselves subject to the English family court if they divorce.
            • There is little that trustees can do to prescribe the divorce jurisdiction of their beneficiaries. However, trustees and their advisers should consider:
              1. Reviewing the likely family court jurisdiction that would apply to each of their beneficiaries at the time the trust is established. That information will prove invaluable when considering what protective steps can and should be taken.
              2. Taking advice if a beneficiary is contemplating moving abroad to establish whether they are potentially entering the jurisdiction of a more hostile family court.
              3. If a beneficiary is contemplating marriage, make enquiries as to the intended spouse’s background (nationality, domicile, habitual residence) and take advice as to whether they will potentially “import” the jurisdiction of their home family court.
              4. Generally keeping abreast of the beneficiaries’ marital situations so the trustees are warned as early as possible of any forthcoming difficulties. However, it is vital that the trustees to NOT take peremptory steps (such as excluding a spouse) if the beneficiary’s marriage is faltering. This is like a red rag to a bull so far as the divorce courts are concerned.

            The family court’s powers

            Family courts often have extensive powers in relation to trustees and trust assets:

            1. Power to compel disclosure. Parties to financial remedy proceedings on divorce are subject to a “duty of full and frank disclosure” in relation to their financial affairs. That requires parties not merely to provide information that is in their knowledge or possession. A beneficiary will be expected to request information from trustees regarding the extent of trust assets and the likelihood that a request for assistance will be agreed to.
            2. If the court feels a beneficiary is being deliberately obstructive, the court has power to join the trustees as a party to the proceedings and to require them to provide information regarding trust assets. Trustees are then faced with difficult decisions about whether to submit to the court’s jurisdiction or to refuse and risk potentially adverse publicity if the judgment is published. Joinder can also lead to expensive satellite litigation in the trust’s home jurisdiction as guidance is sought from the local court.
            3. Power to vary the terms of a trust if that trust is found to be a “nuptial settlement”, which can be defined as “a settlement for the benefit of one or both of the parties or their children, created because of the marriage, or referring to the marriage, whether made before the marriage (ante-nuptial settlement) or after it (post-nuptial settlement)”. The court often has the power to vary such a settlement by, for instance, reinstating a spouse who has been removed from the class of beneficiaries, or requiring the trustees to make a distribution to a beneficiary to pay off his or her spouse.
            4. The court sometimes has resorted to “judicious encouragement” in cases where a beneficiary professes that they are unable to receive a benefit from a trust once the divorce has concluded. In such cases, the court would award the beneficiary spouse a smaller proportion of the matrimonial assets on the basis that the court expected that the trustees would make up the shortfall once the case was concluded, either directly or through a “forced” distribution to the beneficiary.
            5. The power, in appropriate circumstances to “pierce the corporate veil” as the court seeks to establish the underlying beneficial ownership of assets held in complex structures. (Prest v Petrodel Resources Ltd & Ors ).
            6. In the great majority of cases, where adequate disclosure is made, the family court will understand and respect the trustees’ role. However, the court will look beyond the terms of the trust deed and will examine the extent to which the beneficiary has in fact benefited and the extent to which they can expect to do so in future. So established patterns of benefitting can be detrimental in such circumstances.
            7. Dynastic Trusts: a trust that is dynastic in nature is far less likely to suffer adverse consequences than a trust which is clearly primarily for a beneficiary who is divorcing. The court is generally reluctant to interfere with the potential benefits of future generations.
            8. Reserved Powers: Settlors reserving powers of revocation, and/or other reserved powers, such as the power to determine distributions and certain extensive investment powers, may find that the courts order them to exercise those powers to bring back the assets into their hands for the purposes of the divorce.
            9. Letters of Wishes: Courts are very likely to want to see Letters of Wishes, as they often reveal the real intended beneficiaries and how they will benefit. It is essential to draft them carefully, and with this in mind. They should not be changed when a marriage break-up is in prospect.
            10. Is it a trust at all? The very recent La Dolce Vita case in Singapore is a timely reminder that if the trust is, in reality, the settlor’s “alter ego”, then divorce courts will look straight through the trust and regards the assets as those of the settlor.

            Nuptial agreements – pre- and post

            A nuptial agreement can perform a number of useful tasks in an asset-protection context:

            1. Fixing jurisdiction. A nuptial agreement will typically contain clauses in which the parties agree to submit to a particular jurisdiction. They provide powerful evidence of the parties’ intentions at the time they signed the agreement and can be helpful if jurisdiction becomes contested.
            2. Fixing choice of law. In addition, a nuptial agreement will typically contain a choice of law clause. This will specify the law which is to be applied when interpreting and giving effect to the agreement, regardless of where the divorce takes place.
            3. Arbitration. It is common for nuptial agreements to contain an arbitration clause. Arbitration frequently provides a swifter, less costly and more confidential form of dispute resolution, as compared to court proceedings.
            4. Punitive costs. Agreements will frequently contain a clause specifying that a party who seeks to challenge a nuptial agreement in court should be required to pay the other party’s costs.
            5. Confidentiality. Nuptial agreements will typically contain extensive confidentiality clauses. In addition to the above, the principal purpose of a nuptial agreement is to set out the terms on which the couple agree their financial claims should be resolved in the event of divorce.

            For international couples, care should be taken, wherever possible, to ensure the nuptial agreement will be upheld in each state which could potentially have jurisdiction to hear the divorce.

            In England, the Supreme Court considered whether nuptial agreements should be upheld in the landmark case of Radmacher v Granatino . Their conclusion was that they should, subject to some important provisos (neither party should be under undue pressure to sign, both should provide a reasonable level of disclosure of assets, each should have independent specialist legal advice, and the agreement should not be unfair).

            For those seeking to mitigate the risk of divorce to structures, therefore, the first step is to ensure beneficiaries enter into a nuptial agreement. We often recommend a clause in the trust deed obliging a beneficiary marrying to enter into a pre-nuptial agreement, unless that provision is waived because the trustees are satisfied that it might be disadvantageous. Failure to do so could mean the beneficiary being excluded or receiving less than they otherwise would.

            The Family Court always retains oversight. A pre-nuptial agreement cannot therefore be enforced in the same way as a contract, since the court will always retain the ability to decide whether it would be fair to hold the parties to the terms of the agreement. Even if a nuptial agreement is challenged, however, it is likely that it will result in a far more restricted award than if there were no agreement.

            Governance considerations:

            1. Selecting jurisdiction for structures and investments (there is little point in setting up a Cook Islands structure if the underlying asset is a UK residential property).
            2. Considering carefully the class of beneficiaries.
            3. Considering carefully whether a new or existing structure risks being considered a “nuptial settlement”.
            4. Considering whether to create a separate trust or sub-trust for a beneficiary perceived to be exposed to divorce risk, so as to limit the potential damage to wider structures.
            5. As part of wider family governance conversations, consider a requirement that all beneficiaries are expected to enter into nuptial agreements to protect the trusts, and granting trustees the power to treat those who fail to do so less generously (or to exclude them altogether).
            6. Focus on making trusts dynastic in nature.
            7. Take great care over reserved powers and revocation powers.
            8. Draft Letters of Wishes very carefully, and on the assumption that the divorce court will see it.
            Simon Blain
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            Forsters acts on forward sale of BTR homes at Gallions Quarter in London’s Royal Docks

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            We are thrilled to announce that members of our Commercial Real Estate team led by Partner Sara Branch acted for a JV between Telford Homes and Notting Hill Genesis to secure a £66m forward sale to London BTR Investments Limited (a joint venture between EQT Exeter and Sigma Capital Group) of a Block of 132 homes for market rent on the final phase of the JV’s development at Gallions Quarter in Royal Albert Wharf.

            The sale relates to the Build to Rent element of the Gallions Quarter site at Royal Albert Wharf, in the Royal Docks, with units planned to be ready for occupancy in Q1 2024. In addition 135 homes, 51% of the overall scheme, are being delivered as a combination of affordable rent and shared ownership and will be owned and managed by Notting Hill Genesis. Forsters has also advised on the delivery and acquisition of the affordable homes.

            Max Sugden, Transactions Director at Telford Homes, said: “Delighted to exchange on the forward sale of the BTR element within Gallions Quarter Phase 2B to London BTR Investments, a JV between EQT Exeter and Sigma Capital Group. A pleasure working alongside our JV partner Notting Hill Genesis (Jake Brodetsky Julian Rodriguez), our lawyers Forsters LLP (Sara Branch) and JLL (Simon Scott George Jones Max Wilkinson) as our selling agents.”

            John Hughes, group director of development and deputy chief executive of Notting Hill Genesis, said: “Royal Albert Wharf is a triumph of partnership working and we are delighted to welcome Sigma and EQT Exeter to the future success of Royal Albert Wharf.”

            Commercial Real Estate Partner, Sara Branch says: “It was fantastic to work with the JV on the sale of the BTR Block, securing the units on the final phase of the development. It was great to be able to close this transaction during a period of such economic uncertainty.”

            Sara Branch
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            Forsters’ Family team recognised in Spear’s Family Law Index 2023

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            We are delighted that Forsters’ Family team have been recognised in Spear’s Family Law Index 2023:

            The Index recognises the top family lawyers for high net worth clients in the UK, ranking individuals that have the ability to combine expert legal knowledge with an emotional understanding of a client’s situation to produce the best results.

            The full Index can be viewed here.

            Spear’s publishes annual rankings of the top private client advisers and service providers to high net worth individuals.

            These are compiled from peer nominations, client feedback, telephone and face-to-face interviews, data supplied by firms, and information gathered by the Spear’s editorial and research teams.

            Joanne Edwards
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            Joanne Edwards

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            Forsters advise Taconic Capital on lease renewal

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            Forsters have advised Taconic Capital Advisors on the renewal of the lease of their premises on Grosvenor Street, London.

            Taconic Capital is a global alternative investment manager and advisory firm.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised Taconic Capital and was assisted by Owen Spencer.


            Owen Spencer
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            Forsters advises Fiera Real Estate UK and Cubex on the acquisition of a 2.6 acre development site in Bristol

            Skyscrapers rise into a cloudy night sky, their windows glowing with interior lights. Nearby buildings reflect on the glass surface, creating an urban atmosphere.

            Forsters has advised Fiera Real Estate (“Fiera”) and Cubex on the acquisition of a 2.6-acre site in Filton for the proposed development of a new 75,000 sq.ft Grade A urban logistics scheme with a GDV of £20m. The scheme is expected to complete in the second quarter of 2024.

            The site was purchased through the Fiera Real Estate Logistics Development Fund UK (“FRELD”). All assets in FRELD’s portfolio will meet the rigorous environmental and social requirements set out by FRE UK’s Sustainable Design Brief, which align with its ambition to drive positive change and contribute to a low carbon economy. The scheme has had ESG considerations embedded at all stages of its design process and along with future projects for the fund, it will be targeting net-zero carbon construction, BREEAM Excellent and EPC A.

            The site is situated in the Filton area of Bristol, which is already a prime industrial location and in close proximity to the M4, M32 and A38. It was previously occupied by Rolls Royce before being acquired by St Francis Group and is the last remaining plot of the Horizon 38 development, which already hosts several investment grade occupiers.

            Joe Downey, Managing Director at Cubex, commented “I absolutely love this site. Filton is undoubtedly the best-connected location in Bristol for urban warehousing. The immediate area is home to some of the largest aerospace and defence companies in the world, and the neighbouring Brabazon development will create an entirely new neighbourhood with thousands of new homes.”

            Chris Button, Fund Manager at Fiera, added, “We are super excited to be funding another high quality and sustainable development with Cubex and have immediate appetite to invest a further £250m.”

            Commercial Real Estate Partner Jade Capper, assisted by Senior Associate Charlie Croft, advised on the deal.

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            Forsters shortlisted at the Lawyer Awards 2023

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            We are delighted to announce that Forsters has been named as a finalist for ‘Litigation Team of the Year’ at The Lawyer Awards 2023.

            The Lawyer Awards have honoured top lawyers and law firms across the UK legal sector for the last two decades. Winners are carefully chosen by an esteemed judging panel from The Bar, Private Practice, and In-house sectors.

            Our entry focused on our recent Supreme Court win for flat owners in Fearn v Tate. Forsters acted for five residents of the Neo Bankside development, situated on London’s South Bank, who brought a claim against the Tate Modern in nuisance and under the Human right Act 1998 in an attempt to protect their right to privacy from the Viewing Gallery, which is on the tenth floor of the Tate Modern Blavatnik extension. Read more about the case here.

            The winners will be announced on the 20 June at the JW Marriott Grosvenor House Hotel. We look forward to joining our fellow nominees on the evening!

            Forsters’ highly ranked Property Litigation team provides the full range of contentious services covering both residential and commercial matters. The practice comprises four partners and over 20 lawyers, for further information click here. The firm has a wider team of contentious experts covering Commercial Litigation, Contentious Trusts And Estates, Family And Contentious Construction.

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            Forsters’ Lawyers receive continued recognition in the Spear’s Landed Estates Lawyers Index 2023

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            Seven Forsters’ lawyers have been listed in the Spear’s Landed Estates Lawyers Index 2023:

            The index recognises the highest calibre of landed estate lawyers, guiding clients with issues ranging from tax to succession planning, residential development to diversification and the overall management of an estate.

            Forsters has the greatest number of advisers in the ranking in the 2023 Index, further bolstering the team’s long-standing reputation as one of the leading Rural Land and Business teams in the country. The team are also ranked in Tier 1 for Agriculture and Estates by the Legal 500 and in Band 1 for Agriculture & Rural Affairs by Chambers and Partners.

            The full index can be found here.

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            Forsters’ Partners receive continued recognition in the Spear’s Corporate Lawyers Index 2023

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            Six Forsters’ lawyers have been listed in the Spear’s Corporate Lawyers Index 2023:

            The index recognises the highest calibre of corporate lawyers advising high net worth individuals, with significant expertise in high-value transactions.

            The full index can be found here.

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            BISNOW Seminar – The UK’s Industrial and Logistics Transformation

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            On Tuesday 18 April 2023, Commercial Real Estate Senior Associates Daniel Steele and Paul Grayson attended the BISNOW seminar on The UK’s Industrial and Logistics Transformation at the Royal College of General Practitioners.

            The seminar focused on two key themes:

            1. Investing In Industrial: Is The Bubble Going To Burst? and
            2. The Future Of Industrial: Sustainability And Technology,

            as well as a general discussion regarding the green industrial revolution. The speakers came from a variety of backgrounds, including international investment managers, UK big-box developers, London-focused developers, real estate consultants and a representative of the UK Warehousing Association.

            Daniel and Paul share some key insights and thoughts from the various discussions as follows:

            Wishful thinking

            When each asked one thing that the panellists wished would happen in the next 12 months, pleas for changes to the planning system, for market participants to adjust their expectations and for a move towards adopting multistorey industrial options were all mooted.

            It was widely acknowledged by panellists across the afternoon that the current planning system does not appear to be working and changes need to occur in order to make this more transparent and consistent across the UK.

            Some market participants still appear to be clinging to memories of before the Liz Truss mini budget in September 2022 and are not adjusting their expectations. While prices are slowly adjusting to realistic levels, the panellists believed that there has been a structural change in pricing that should be accepted and built upon, rather than relying on prayers and hopes of what has happened historically.

            Multi-storey developments are common in Europe but UK occupiers appear to be slow to adopt this. Given the demand for space multi-storey options should be considered by tenants as viable options to their needs and should be encouraged by agents to increase uptake. That said, the panel did acknowledge that occupiers will not fully commit to multi-storey developments until it can be widely demonstrated that the ramps/lifts between floors can adequately sustain the demands of industrial use.

            High Voltage

            While there is a push towards adopting green energy and adapting operations and assets to avoid the use of fossil fuels, there is concern as to whether the grid has the capacity to tolerate increased energy consumption. To mitigate future energy concerns, many developers and landlords are opting to put solar PV panels on their buildings but there are still questions regarding how (and if) excess capacity can be returned to the grid and at what return? Is there enough incentive to developers or landlords to install solar PV panels if the tenant does not have any need for excess power and the energy cannot be sold back to the grid at a reasonable rate?

            i-Robot

            Many tenants are investing in robotics and are leaving room in their plans to accommodate expanded robotics schemes in the future. The UK market, however, faces issues in attempting to expand robotics, such as:

            1. as mentioned above, does the UK have the energy capacity to cope with this? and
            2. are there enough engineers in the UK to service them?

            A panellist described an example of an entire automated facility shutting down and having to wait for an engineer from Europe to fly over and fix the situation. Should the industry be offering apprenticeships so that the UK can train their own engineers to facilitate the expanding growth of robotics in industry?

            Mixing it up

            The rise of dark kitchens, vertical farms and film studios occupying warehouse space all offer opportunities for access to new tenants and therefore new growth and demand, particularly for urban and last-mile logistics sites (assuming the sites have the energy capacity to cope with tenant’s requirements – film studios are energy hungry!).

            ESG and benchmarking

            Whilst the market is rightfully driving the ESG agenda, there is still no commonality as to what “net zero” means. Each market participant is undertaking their own ESG initiatives, however the lack of commonality makes it difficult to benchmark one’s performance against others in the market. The market needs to be more transparent as a whole, perhaps an alien concept to investors and developers who closely guard key information such as yields.

            Modern Families: Dickon Ceadel speaks at Private Client Global Elite Rising Leaders Brunch 2023

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            Family Partner, Dickon Ceadel, provided a session in London today at the annual Private Client Global Elite Rising Leaders Brunch entitled ‘Modern Families’ alongside Sarah Aughwane of Withersworldwide.

            Dickon’s segment covered the cross dimensional elements of modern family cases focussing on issues surrounding surrogacy and cohabiting couples.

            Please contact Dickon if you would like further information on either of these topics.

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            What is the future for non-competes?

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            Restrictions preventing an employee from joining a competitor or setting up in competition for a period (typically between 6 – 12 months) after their employment has ended (a “non-compete”) is a common, albeit at times controversial, feature of UK employment contracts.

            But changes appear to be afoot and it seems likely that non-competes as we know them may look a little different in the future.

            Used appropriately – such as limiting their application only to senior employees or to those with access to highly confidential information and trade secrets, and then only for a reasonable period – a non-compete makes complete sense. It allows an employer to safeguard its position, preventing parts of its business from being diverted elsewhere, which other post-employment restrictions (such as confidentiality obligations and non-solicitation restrictions) cannot always fully protect.

            Conversely, used inappropriately or abusively (as can often be the case), a non-compete arguably prevents free trade, restricts the labour market and innovation and, on a personal level, has a detrimental impact on an individual’s ability to earn a living. The ‘standard issued’ non-compete can, fairly regularly, result in hard working and innovative individuals taking time out to avoid any alleged breach and/or dispute with their former employer, despite the fact that such non-compete might actually be unenforceable. Perhaps the State of California, where non-competes have been banned for some time, is a good place to find evidence for these stifling of free trade and innovation arguments: Silicon Valley has, after all, essentially been built by employees leaving large tech firms and launching their own startups, as they are generally free to do albeit ostensibly in “competition” with their previous employer.

            It is because of this tension that the UK government previously consulted on the use of non-competes and associated reforms. The consultation (called: “Measures to reform post-termination non-compete clauses in contracts of employment”) looked, in particular, at:

            • whether employers should be required to pay employees during a non-compete period (with such periods being limited in duration); and
            • the idea of banning them altogether.

            Unfortunately, despite that consultation closing just over two years ago, we are still awaiting its outcome. That said, since the closing of the consultation, there have been some interesting developments in the non-compete area in other jurisdictions.

            The most significant development has perhaps been in the US. Following an executive order to all agencies by Joe Biden to increase productivity, the US regulator, the Federal Trade Commission (“FTC”), has recently outlined plans to ban US employers from using non-competes or relying on existing non-compete provisions. The proposed new rule would categorise a non-compete as an “unfair method of competition’. However, the draft rule does provide for a carve-out in the context of a corporate transaction where a shareholder stays on with the business as an employee.

            The fact that just weeks after the FTC outlined its plans, the UK Competition and Markets Authority reminded employers to avoid anti-competitive behaviour (such as wage fixing and agreements not to employ others’ employees) might suggest that we are keeping an eye on what is going on across the pond.

            Anecdotally, some employment lawyers in the US believe that the proposed FTC rule is too vague, generating more questions than it answers. They anticipate that, following comment from various stakeholders, the rule (in the event it is passed) will be narrowed – for example, to create further exemptions for senior level executives (i.e. still permitting the use of non-competes in respect of their employment).

            That said, other commentators believe a carve out for senior employees could be counter to the overriding executive order designed at increasing productivity, noting that such employees typically generate growth and innovation so restricting them would not achieve the order’s aims. There is also concern that having such a carve out would lead to ‘satellite’ litigation about an employee’s seniority and/or whether an associated non-compete is enforceable.

            But perhaps recent developments north of the border, in Canada, will help reassure US lawyers. In 2021, the province of Ontario introduced a similar law (through the “Working for Workers Act”) banning the use of new non-competes (but not those already in existence), unless it is agreed in the context of a corporate transaction (similar to the FTC’s carve out) or for senior employees holding specific positions (for example, Chief Executive Officer, Chief Finance Officer or Chief Legal Officer).

            Perhaps it is too early to tell whether the Ontario position strikes the right balance, but it does highlight that this topic seems to be firmly on the agenda in many countries and that changes here in the UK seem likely, especially given the current status in the US. It will certainly be interesting to see whether and how international developments such as those in the US and Canada inform or contribute to the debate here in the UK.

            More generally, perhaps one could look closer to home to see how other European countries create a fairer non-compete environment. One of the points the UK government consulted on was the need to pay employees during any non-compete period and both France and Germany (for example) have adopted this model for some time. The financial consequences really focus an employer’s mind as to which employees they need to restrict, and this seems to strike a good balance between giving employers the ability to subject an employee to a non-compete (and pay them) where circumstances require whilst addressing the personal financial impact on the employee. Arguably, such model would be even fairer if the paid non-compete could only be used for senior employees, adopting the concept from Ontario.

            So, is there a future for non-competes? I believe so, but perhaps in a different form to what we are familiar with in the UK. Such changes are still up for debate and might, in practice, be informed by any conclusions of the FTC. But in any event, any changes will likely result in a degree of uncertainty and further questions, keeping both employers and lawyers busy. For example:

            • how would garden leave provisions be considered in light of any ban or restriction on the use of non-competes: are they a non-compete through the backdoor or a standalone contractual provision?
            • will employers try to be more creative in their use of breach of non-solicitation and non-dealing covenants to try and reach the same outcome as a non-compete?
            • if non-competes are faded out or restricted in different jurisdictions, how will global companies who grant stock/equity under global plans that tend to be linked to non-competes work? For example, will we see a move away from global harmonised plans to a country specific approach?

            Watch this space, as they say…

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            International Bar Association Tech M&A conference – Key Takeaways

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            Forsters attended the International Bar Association Tech M&A conference in Berlin on 23 and 24 March. While the Tech sector is being impacted by global macroeconomic conditions, there was a lot of optimism. Here are our key takeaways:

            1. The Tech M&A market has seen exponential growth for two decades, with 7 * growth in deal volumes. This has slowed down recently but the market is by its nature innovative, and so there remains a very positive outlook in the medium to long term. In particular, periods of instability are typically followed by a surge in M&A and investment activity once stakeholders gain confidence that valuations have stabilised, and there is a sense that there is a lot of ‘dry powder’ out there.
            2. Like in the UK, Founders of early stage companies across multiple countries are faced with a market of lower valuations and have been slowing their spend to extend existing cash so far as possible. Investors have been even more selective on where they place their money, with some moving away from the typical 1* preference as a way of balancing risk (though a mention of 8* having been proposed is concerning).
            3. Cybersecurity is a top 3 risk to businesses, with a range of solutions for stakeholders to consider when looking to protect themselves, such as checking that standards and measures have been implemented and monitored, insurance, and technical diligence, alongside legal diligence and warranties on deals. This should be considered on all deals involving data and secret information, not just those with a significant amount of personal data involved. Cybersecurity is a c-suite level conversation for businesses.
            4. Employee incentive schemes remain an important way of rewarding management and employees across the globe, with many taking the form of share/stock plans and phantom share schemes.
            5. Data remains a big topic. Tech businesses with international reach need to be on top of their obligations across various data protection frameworks and need an understanding of how they operate together, considering transfer impact assessments, the UK and EU data frameworks, the US executive order, and more.

            Forsters records biggest promotion round with 13 new Partner and Counsel appointments

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            Forsters, the leading real estate and private wealth law firm, has announced its most significant promotion round since the firm was established in 1998, promoting seven Senior Associates and Counsel to Partner and six Senior Associates to Counsel.

            The firm continues to go from strength to strength, including being top ranked in both the leading legal directories for its key practice areas. The firm is building an enviable reputation as the go-to advisors for both international and domestic high net worth and ultra high net worth clients.

            Forsters is well known for its collaborative and supportive  culture and its commitment to embedding ESG as a core feature of its business. The firm is also noted for its dual female leadership team, demonstrating its long-term approach to inclusivity. The partnership is now 52% female, putting the firm in the top sphere of the UK legal market for gender balance.

            Emily Exton, Managing Partner at Forsters, commented: “In our 25th anniversary year, I am incredibly proud to welcome seven new partners to the firm and to see a further six people added to our Counsel cohort.”
            “These promotions are part of the creation of a next generation at Forsters and a new phase for the firm. All are talented individuals who bring their individual strengths to our business which provides them with a strong and supportive platform from which they can continue to flourish in their careers. This is an exciting time for the business as we head towards our move to Marylebone at the end of the year.”

            The firm now boasts 69 partners and over 450 members of staff. 

            The promotions to Partner are as follows:

            Joe Beeston – Employment
            Dickon Ceadel – Family
            Charlotte Evans-Tipping – Private Wealth
            Hannah Mantle – Contentious Trusts and Estates
            Polly Montoneri – Rural Land and Business
            Peter Selwyn – Commercial Real Estate

            The promotions to Counsel are as follows:

            Helen Bravery – Banking and Finance
            Daniel Bryan – Corporate
            Robert Keylock – Private Wealth
            Owen Spencer – Commercial Real Estate
            Richard Spring – Construction
            Lucy Zaremba – Property Litigation

            Partners

            Joe Beeston (Employment) “I am thrilled with my elevation to the partnership at Forsters. Having joined the firm just over four years’ ago, I knew this was the place I wanted to call home and develop my career. As the lead Partner heading up our Employment and HR practice, I look forward to continuing to grow our all-service offering and advising clients as they navigate the ever-changing challenges that they may face as an employer, business owner or UHNW individual.”

            Dickon Ceadel (Family) “I am delighted to have been promoted to Partner at Forsters. Since I joined the firm just over six years ago, the Family team has grown significantly and has won numerous accolades, including Family Law team of the Year – London (twice). I look forward to continuing to support and provide strategic advice to high net worth clients as a Partner across a range of issues, including divorce and separation, financial claims, pre – and post – nuptial agreements, cohabitation disputes, and arrangements for children.”

            Charlotte Evans-Tipping (Private Wealth) “I am delighted to join the partnership at Forsters.  My promotion within our top ranked Private Client team reflects the market leading offering we have for international private clients.  My focus will continue to be the development of our Middle East practice and I am excited to be part of our ongoing success.”

            Hannah Mantle (Contentious Trusts and Estates) “I am proud to join the partnership within Forster’s highly regarded Contentious Trusts and Estates team. The CTE practice and the wider Private Wealth group continue to flourish, and I look forward to working with new and existing clients to resolve disputes across the areas of trusts, probate and capacity. As a Partner, I am excited to work with Roberta Harvey to further develop the team’s practice, and to continue to provide the high-level service and experience for which we are known.”

            Polly Montoneri (Rural Land and Business) “I am incredibly proud to be moving to this next phase of my career with the support of such an excellent team around me. Our top ranked Rural Property practice provides a strong platform for this to happen. This promotion reflects the growth of the Forsters Rural Land and Business team in a demanding and fast moving area of law. My focus will be to continue to build our expertise on complex areas of law such as renewable energy and high value estate transactions.”

            Peter Selwyn (Commercia Real Estate) “My promotion to Partner is a significant moment in my career having spent 12 years at Forsters working with our key real estate fund clients as well as supporting the development of our leading Central London estates and Livery companies practice. With the support of the team and our specialist experts in Planning, Property Litigation and Construction I look forward to continuing to build our reputation in both sectors so that we can advise clients as they seek to enhance the value of their real estate assets.”

            Counsel

            Helen Bravery (Banking and Finance) “I am delighted to have been promoted to Counsel, despite having only been at Forsters for a relatively short period of time. I’m proud to continue my development with a firm that encourages and champions women and provides so many role models at senior levels. I am excited to further contribute to my excellent team and the firm as a whole and to promote the Banking and Finance team’s profile more widely. I look forward to continuing advising our clients on complex and high value finance transactions, with a particular focus on real estate finance across a variety of sectors and asset classes including hotels, warehouses, offices and residential developments.”

            Daniel Bryan (Corporate) “I am excited to be taking the next step in my career as the first Counsel in Forsters’ corporate team.  As Counsel, while I will continue working across the wide range of sectors that our clients operate in, I will be further growing the technology related work that Forsters carries out with entrepreneurs and investors, advising businesses and their owners through the full life cycle of a business.”

            Robert Keylock (Private Wealth) “With its pre-eminent Private Wealth and Landed Estates practices I am excited to begin this new phase of my career at Forsters. As Counsel in the Private Wealth team, I will continue to advise on UK-focused tax, trust and probate matters, and in particular to act for families and trustees with agricultural interests and the owners of traditional landed estates.  Forsters has always been, and continues to be, steadfastly committed to these sectors, and I look forward to contributing to the team’s success.”

            Owen Spencer (Commercial Real Estate) “I am excited to be promoted to Counsel within Forsters’ highly regarded Occupiers team where I will work alongside Glenn Dunn to build on our continued success. I’m passionate about helping corporate occupiers secure their new premises and look forward to working with our clients on making their space work for their business.”

            Richard Spring (Construction) “My promotion to Counsel is in recognition of the ongoing success of our outstanding Construction practice, and I am proud to be part of this formidable team. I will be using my new platform to continue to build and develop our expert construction offering and supporting our top ranked Commercial Real Estate team. My focus is on the delivery of non-contentious and strategic advice, which will include guiding clients through a number of key upcoming legislative changes. Working with the Partners, we will ensure our team continues to deliver a first-class service.”

            Lucy Zaremba (Property Litigation) “I am delighted to have been promoted to Counsel in our award-winning Property Litigation team. This promotion reflects the strength and growth of our residential property litigation offering and I look forward to working with the Partners to develop the team further. My expertise in all areas of residential property litigation, including enfranchisement, are key areas for the firm and my promotion shows the firm’s commitment to providing our clients a first-class service in these areas.”

            7 Forsters lawyers recognised in the Spear’s Property Advisers Index 2023

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            Spear’s Property Advisers Index highlights the best property lawyers in and around London.

            We are delighted that 7 members of our Residential Property team have been recognised this year, with the following rankings:

            Top Flight

            Top Recommended

            Recommended

            Rising Star

            The full index can be found here.

            As the largest specialist team dedicated to Residential Property in London, our lawyers can provide an unrivalled level of service to clients. To learn more about our lawyers, and the services they can provide for you, please visit our luxury property hub.

            Forsters wins Legal Cheek Award 2023

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            Forsters was named ‘Best Law Firm for Peer Support’ by Legal Cheek at their award ceremony last night.

            The Legal Cheek Awards are held annually to celebrate the law firms providing the best training opportunities and experiences and are based on the Legal Cheek Trainee and Junior lawyers Survey 2022-2023 of over 2,000 trainees and junior lawyers at nearly 100 of the leading UK-based law firms.

            Second year trainees Sonny Stewart and Zoe Oliver represented the firm at the event.

            Zoe said “Sonny and I were delighted to attend the Legal Cheek awards on behalf of the firm. It was a great evening and we are incredibly proud that Forsters were recognised for its excellent peer support.”

            Emily Holdstock, Construction Partner and Forsters’ Graduate Recruitment Partner, said “We are delighted to have won the Legal Cheek Award for Peer Support, which is a reflection of our core values of supporting everyone to achieve, collaborating for excellence and taking the happiness of our people seriously.”

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            Hotels Group – Budget

            It is a challenging time for hotels, research from CGA and AlixPartners, notes that in the UK there were 197 less hotels in December 2022 than in December 2021. Across all of hospitality, there were 1,611 less outlets by year end.

            This had been noted in a letter from UKHospitality, a representative group for the hospitality industry, which counts 740 members and speaks on behalf 125 hotels and accommodation offerings, to the Secretary of State for Business, Energy and Industrial Strategy. This letter was jointly written with the British Institute of Innkeeping, the British Beer & Pub Association and Hospitality Ulster. The letter highlighted that 1 in 3 of these group’s members were at risk of business failure in the next 12 months and chief amongst their concerns were energy costs. They asked for increased OFGEM enforcement and to allow renegotiation of energy contracts agreed during 2022.

            Some of these concerns have now been carried through in a submission, made by UKHospitality, to the government in advance of the 2023 Budget on 15 March.

            Their submission calls for:

            • A new lower business rates multiplier,
            • Minor, short term immigration reforms, to counter labour shortage,
            • Introduce a temporary, reduced rate of VAT,
            • Reform the Apprenticeship Levy, and
            • Directing OFGEM to intervene in the non-domestic energy market and instruct suppliers to
              renegotiate inflated contracts.

            Currently, if an apprentice earns less than £50,270 a year and is under 25 years old, then their employer may not need to pay National Insurance contributions. The submission calls for reductions to National Insurance contributions to be extended to those over the age of 25, which, it is hoped, would lessen the cost of employment in the industry.

            The Chief Executive of UKHospitality, Kate Nicholls, has stated,

            “It’s a red-letter day for hospitality and one that we hope will begin to tackle the three root causes of price inflation in our industry: energy, recruitment and taxes.”

            Additionally, UKHospitality has coordinated an open letter to the government, signed by 155 hospitality businesses. Signatories include; Hilton UK & Ireland, Hyatt International, JD Wetherspoon, Edinburgh Hotel Association and the Savoy.

            The letter, which echoes much of the content of the submission, posits that the hospitality industry “can deliver growth, drive down inflation and contribute towards deficit reduction by delivering investment and economic activity”.

            The letter asks for government facilitation of investment in people, places and growth. It notes that regeneration across the country can be achieved by licensing and planning reform and that unnecessary red tape which hinders the industry should be removed. In preventing business failure and boosting employment investment in the industry is a potential counteraction to current inflation.

            In April, corporation tax will rise from 19% to 25%. Additionally, the super deduction, which allows companies to claim 130% capital allowance on plant and machinery, will finish in March after 2 years of operation. The Confederation of British Industry (CBI) which represents 190,000 businesses, has described these two events as a double whammy for businesses.

            The CBI notes that with the super-deduction, the UK has the 5th most competitive capital investment incentives in the OECD. Without it, the UK falls to 30th, out of 38. The CBI have advocated for an offset to this rise in corporation tax with the implementation of a permanent investment deduction of 100%.

            The CBI President, Brian McBride stating:

            “With all eyes on the Spring Budget, my sense is that pragmatic business leaders will only wear that hike in Corporation Tax rise if the other sums add up. Without an incentive alongside, then April will just see a damaging hit to UK competitiveness.”

            Though opinion is that this Budget may be a placeholder with little reform, the hotel industry is most probably hopeful but concerned.

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            International Women’s Day 2023 – Emily Exton

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            To celebrate International Women’s Day (IWD) 2023, Forsters is delighted to be releasing a series of Q&As with some of our partners and employees who go above and beyond to champion equity across our business.

            We hope they will provide an insight into what drives those individuals who are really pushing the equity agenda forward.


            IWD - Amy France

            Emily Exton is the Managing Partner here at Forsters. Emily was Head of the firm’s Dispute Resolution group between 2015-2020, before being appointed to Managing Partner in February 2020. Read more about Emily here:

            1. Tell us a bit about yourself.

            I am a 54 year old woman lucky enough to be in good health and the Managing Partner of a fantastic law firm. I am married to Eugene and have two children, Olivia (24) and Tessa (21), young women I am extremely proud of.

            2. How does this year’s theme of Embrace Equity resonate with you?

            That equity is important seems obvious to me – we are all human beings and should be respected as such. That said, I think it is also important to embrace our diversity as humans – our differences are what makes life interesting and we have much to learn from each other.

            3. Tell us about your most inspiring female role models (whether at Forsters, clients, or beyond).

            I am fortunate to have two great role models in my personal life – my mother and a close family friend of her generation. Both are clever, strong and independent women as well as being great mothers (and now grandmothers). They have both been inspirational for me in their different ways.

            4. What has been the highlight of your career?

            I have two. The Forsters CTE team winning Contentious Trusts and Estates Team of the Year at the STEP Awards in 2019 and becoming Managing Partner in February 2020.

            5. What has been your biggest career challenge(s)?

            Helping to guide Forsters through the Covid-19 pandemic while a very new Managing Partner!

            6. What is the best advice you have been given?

            If you don’t look after yourself then you can’t look after anyone else.

            7. What message would you send to young women today?

            Work out who you are and what suits you in terms of career and then be prepared to commit time and energy to it in order to get the most out of it. While appreciating that having children is not something which is available to or desired by all, my message to those who do have children is that investing in a fulfilling career is worthwhile because one day the children will be adults living their own lives and you will still have plenty to give!

            8. Have you seen progress in the area of gender equity, and equity generally, over the course of your career?

            Yes. Whatever one thinks about the state of the world today, some things are definitely better!

            9. What did you dream of doing when you were a child?

            Occasionally Architecture but I didn’t really have a grand plan – I mostly just wanted to go to university. I am definitely not someone who always wanted to be a lawyer and I read PPE rather than Law. But as soon as I worked out that being a solicitor was what I wanted to do it felt so obvious – I enjoy people and problems!

            10. What benefits do you feel working at a firm with a gender balanced partnership?

            I feel that our culture has benefited enormously from its gender balance. Having a number of great female lawyers as founding partners really set the tone from the beginning and I think has been a big part of our commitment to inclusion – it has always been OK at Forsters to be juggling other commitments and interests with the working part of life as so many women do.

            Emily Exton
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            International Women’s Day 2023 – Anthony Goodmaker

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            To celebrate International Women’s Day (IWD) 2023, Forsters is delighted to be releasing a series of Q&As with some of our partners and employees who go above and beyond to champion equity across our business.We hope they will provide an insight into what drives those individuals who are really pushing the equity agenda forward.


            IWD - Amy France

            Anthony Goodmaker is a Partner in our Commercial Real Estate team and member of our Working Parents & Carers network. Anthony was the first male employee at Forsters to take shared parental leave in 2017, and did this again in 2019. Read more about Anthony below:

            1. Tell us a bit about yourself.

            I’m a partner in Forsters Commercial Real Estate team, having trained at the firm and have now been here for over 10 years. I am a member of our Working Parents and Carers group, and I am particularly passionate about the role that men play in supporting gender equality through taking on a bigger share of parental or caring responsibilities.

            2. Tell us about your most inspiring female role models (whether at Forsters, clients, or beyond).

            My wife. She has to deal with the all too common conundrum facing working parents with young kids (and particularly mothers) – how to be an engaged parent while meeting the demands of a busy job. Is it possible to do both without making huge sacrifices? Do financial considerations (such as the cost of childcare and living) mean that parents even have a choice about the direction of their careers, one way or the other? How can society better help women to have a family and a successful career (if that is what the individual wants)?

            3. What do you think are the most effective steps men can take to help achieve gender equity in the workplace?

            Embrace childcare and push employers for greater entitlement to paid parental leave for dads.

            4. In what areas do you feel there is work to be done?I think there is a danger that mothers can feel pressure to both be a great parent and also achieve real, professional success (i.e. parent like they don’t have a job or work like they don’t have kids), or put their career first because of the idea that this is what being a progressive woman is all about. Society shouldn’t stigmatise people who drop out of professional services because they don’t want to have to balance a high-profile job with being a parent. Separately, too many men still see childcare as the mum’s main responsibility, which puts huge pressure on women. Time for men to grow up and share the role!

            5. What benefits do you feel working at a firm with a gender balanced partnership?

            Gender equality is not just about having an equal number of male and female partners, although this is a big step. What I find particularly inspiring at Forsters is that we promoted two female senior associates to partner in 2022 who have young children already, rather than following the more typical route of delaying having a family to make Partner first. That helps model an alternative pathway to promotion that might have previously been lacking.

            6. Do you think of embracing equity at work, and pushing forward the equity agenda, falls equally on both genders? If not, what impact do you think this has on women?

            My thoughts on this mainly concern equitable treatment around parenting. It’s so important that men support women having kids whenever they choose to do it. Don’t belittle the impact on someone’s career, and support people through this (as managers, and partners!). People must also be free to make these decisions without ridicule that has sometimes been part of workplaces – those snide jokes about having a second or third child etc. The impact of these comments should be understood and not minimised. 7. Are we doing enough to support women in the workplace?

            I don’t see many, if any, female (or male!) lawyers at Forsters working a 3-day week or doing a job share arrangement. Perhaps just having a 50% female partnership and a low gender pay gap isn’t enough anymore, and we need to look at other inclusive and progressive ways to support our most talented female lawyers to juggle work and life after having children.

            Anthony Goodmaker
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            Bisnow UK Life Sciences Real Estate Annual Conference – 6 Key Takeaways

            Skyscrapers with vertical, linear designs stand tall under a clear blue sky. The buildings reflect sunlight on their glass surfaces, creating a modern urban landscape.

            On Thursday 2 March 2023 Construction Partner, Emily Holdstock, and Commercial Real Estate Partner, Anthony Goodmaker, attended the Bisnow UK Life Sciences Real Estate Annual Conference at the White City Innovation District.

            The overwhelming message from the many industry-leading speakers was one of optimism and growth – here are their 6 takeaways from the event:

            1. Exponential Growth

            Whilst some predicted the boom of this sector a decade ago, the pandemic has no doubt accelerated the growth of Life Sciences as a key real estate asset class. 5 years ago there was next to no lab space in London. Now it is really starting to rival Oxford and Cambridge for dominance in the market. In truth, all three will prevail together as ageing populations and increased Government investment in healthcare drive the continued demand for Life Sciences real estate in the UK. And the shortage of current space remains chronic in spite of a significantly increased development pipeline for the coming years.

            2. Know Your Occupiers

            Whilst most startups and university research spin-offs just require a simple lab and small adjacent office space as a starter for 10, their needs can quickly change as investment funds pour in. The need for a more specialised and bespoke workspace can arise overnight and so being nimble and being in a position to provide a variety of facilities for a variety of tenants on the same campus is key to building long term relationships with occupiers.

            3. Co-Location is Key

            The life sciences ecosystem is crucial for companies in sharing infrastructure, facilities and knowledge. A single life sciences building without a surrounding cluster of chemists, biologists, biochemists, engineers, researchers, universities and hospitals may be less attractive to smaller start-ups who rely on the collaborative benefits that clustering brings. Innovation districts are not just a buzzword, but an operational need.

            4. ESG Concerns

            Life sciences buildings are intensive users of energy – up to 5 times more than a standard office. But unsurprisingly for a sector whose users lead the way in innovation and technology, things are starting to change as the push for increased digitisation and reduced reliance on gas will help keep the sector on track to meet Government sustainability requirements.

            5. Live Work Play

            The development of new Life Sciences clusters in the UK, particularly new facilities in the outskirts of Oxford and Cambridge, must be accompanied by sufficient provision of adequate housing, transport, healthcare, schools and nurseries. Young people are the main workforce for this sector and suitable 24/7 infrastructure is needed to ensure that key Life Sciences locations are attractive to them as a place to live, work and play.

            6. Institutionalisation

            Real estate must not become the blocker that restricts the output of this fast-paced sector. All the new space required to meet the growing demand must be high tech and complex, and the real estate sector needs to get its head round it quickly. Site and sector specific knowledge for owning and operating such highly complex assets means that while institutional capital wants to be in the sector, there are still real barriers to entry. Unlocking the full potential of institutional investment will be key to ensuring that that demand can be met sooner rather than later.

            Anthony Goodmaker
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            International Women’s Day 2023 – Charles Miéville

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            To celebrate International Women’s Day (IWD) 2023, Forsters is delighted to be releasing a series of Q&As with some of our partners and employees who go above and beyond to champion equity across our business.

            We hope they will provide an insight into what drives those individuals who are really pushing the equity agenda forward.


            IWD - Amy France

            Charles Miéville is a Partner in our Residential Property team and Joint Head of EDI at Forsters. Charles shares how his experience as a gay man led to his desire to be more involved in EDI efforts at Forsters, including supporting gender equality. Read more from Charles below:

            1. How does this year’s theme of Embrace Equity resonate with you?

            As a gay man, I can relate to the need for equality across all minority groups. That led to my desire to be more involved in the firm’s EDI efforts and I now head up EDI with my colleague Amy France.
            People sometimes say that we don’t need any such initiatives, or that they on a personal level have “no issues” with minority groups. This misses the fact that they are often speaking from a position of privilege and are unaware of the prejudice and differing treatment minority groups often still experience. I recently attended a talk from a male transgender lawyer. It was fascinating to hear his experience of meetings as a man, compared to as a woman, and how even in the UK today he suddenly found he had a voice as a man in a professional environment where previously as a woman no one listened to his opinions. As there is severe injustice in the world at large in this regard, our need to campaign and support minority groups is not over and is ever more important.

            2. Have you ever experienced being treated inequitably in your career? If so, how did you move forward from it?

            I am lucky that I have not experienced inequitable treatment myself, but my experience of those who have has made me even more grateful and determined to work to eradicate inequality.

            3. Tell us about your most inspiring female role models (whether at Forsters, clients, or beyond).

            Any of the female partners who have risen to the top of their careers, whilst managing to raise a family. Historically (and not at Forsters) I have heard mention of women “stepping off the career ladder” to raise a family – this must always have been a concern for women raising families, the attitudes of fellow workers, and the often-heard sentiment that women returning to work would not necessarily be “as committed” to their jobs. I am pleased that the tide is turning (and in many organisations has turned) in this regard – you only have to look at all the wonderful women we have who are running our firm (and my department) – I would struggle to pick anyone in particular out for this!

            4. What has been the highlight of your career?

            Being taken on as a partner at Forsters (I wasn’t paid to say that!). I think that it can take time to find one’s natural calling, I have had a journey through commercial property into residential, and slowly and surely have found my footing.

            5. What is the best advice you have been given?

            This wasn’t advice, more of my own approach to life, which is follow your heart. Although I spent many happy years at a Magic Circle firm and worked on some amazing transactions with incredible people, my heart was not in it. I took a gamble on switching to the residential world (as well as an initial large pay cut!). I now really love coming into work, and the division between work/home life is more blurred, which I take as a sign that I love what I do. Without being big headed, that has led to my success in what I do now (and a little more money has followed). Health, family and happiness are the most important things we have. We only have one chance at life, so live it, don’t endure it!

            6. What did you dream of doing when you were a child?

            Being a lawyer – be careful what you wish for!

            7. Do you think of embracing equity at work, and pushing forward the equity agenda, falls equally on both genders? If not, what impact do you think this has on women?

            Definitely both – like any minority group, it is important to feel support from those not part of it, as much as needing to push the agenda themselves.

            Charles Miéville
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            International Women’s Day 2023 – Kelly Noel-Smith

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            To celebrate International Women’s Day (IWD) 2023, Forsters is delighted to be releasing a series of Q&As with some of our partners and employees who go above and beyond to champion equity across our business.

            We hope they will provide an insight into what drives those individuals who are really pushing the equity agenda forward.


            IWD - Amy France

            Kelly Noel Smith is a Partner in one of our Private Wealth practices and Head of CSR. Read more about Kelly’s journey as a lawyer and reflections on gender equality below:

            1. Tell us a bit about yourself.

            I’m an international private client lawyer and Head of CSR at Forsters.

            2. How does this year’s theme of Embrace Equity resonate with you?

            I love it. Differentiating ‘equity’ from ‘equality’ is a nuanced and brilliant way to acknowledge difference and to emphasise that each person should be seen as an individual with unique needs and abilities. There are echoes of Marx here, which take me back to political philosophy at university. And trust law is, of course, built on equity. Trusts was my favourite subject at law school and, thirty years later, trusts still form a large part of my practice area. So the ’embrace equity’ theme resonates with me in lots of positive ways.

            3. Have you ever experienced being treated inequitably in your career? If so, how did you move forward from it?

            In common with many others of my generation, I experienced blatant sexism early on in my career when it was much more difficult to take a stand. I suppose I moved forward positively by pledging to myself never to let people be treated in the same way when I reached a position of more power.

            4. Tell us about your most inspiring female role models (whether at Forsters, clients, or beyond).

            I was told in my show-round at Slaughter and May in the late 1980s not to expect partnership as Ruth Fox, the recently appointed first female partner, was an exception to the rule that women weren’t made partners. Rather than being put off (and I have to say that it was a second year articled clerk who told me this, not a partner), I was inspired: I thought that, if she can be exceptional enough to do it, so can I. Outside law, I think Camila Batmanghelidjh, the founder of Kids Company (for which I volunteered for 5 years in the 2000’s), is wonderful. The work the charity did with marginalised children in inner London was outstanding and, despite claims of her mismanagement of the charity itself, she was inspirational in her work to help extremely disadvantaged young people.

            5. What has been the highlight of your career?

            The work I’ve done as CSR partner, in particular, setting up Forsters’ Sustainability Board in 2020. I couldn’t have done any of it without the support of so many people at Forsters who give so much of their time to CSR and the positive engagement of our leadership team.

            6. What has been your biggest career challenge(s)?

            Trying (and often failing) to balance being a mother with work.

            7. Tell us a bit about your journey to Forsters?

            A legal career really wasn’t on the cards for me. I was expelled from school at 16 and obtained dismal A level results. I went to Paris, retook 2 A levels, came back to read philosophy at the University of York, worked in the Alps and then spent a year travelling in Asia. When I came back to the UK, I worked in a restaurant where someone asked me if I was going to be a waitress for the rest of my life. That comment pushed me to go to the York Careers Office who said that philosophy graduates weren’t really in demand and suggested law or accountancy. Law looked to be the least worst option so I applied to Guildford College of Law to do the CPE and then Solicitors Finals. I did articles at Slaughter and May and qualified into their trust department. That department closed in 1992 and I moved to Lawrence Graham. I joined Forsters as a partner in 2008.

            8. What is the best advice you have been given?

            I’m not very good at taking advice. I like taking soundings and learning through experience.

            9. What message would you send to young women today?

            Two messages (not advice!): you only get one go so try to be true to yourself; and, if it’s impossible for you to do alone what it takes to make it work for you, do reach out.

            10. What do you think are the most effective steps men can take to help achieve gender equity in the workplace?

            I think effective steps are those all of us should take, men and women, at whatever point of the career ladder we happen to be on. If we listen, reflect, support and value each other, we’ll create a workplace where equity can flourish and people will feel safe to either call out or report inequitable behaviour.

            11. Have you seen progress in the area of gender equity, and equity generally, over the course of your career?

            There’s been huge improvements in some areas but it’s important never to become complacent. Our EDI partners are working hard to ensure that our people represent all sections of society. This extends to our active involvement with the innovative Pathways to Law programme, a widening participation scheme which is equitably supporting state school students from backgrounds currently under-represented at university who are interested in a legal career.

            12. What benefits do you feel working at a firm with a gender balanced partnership?

            I’ve just thought this through and, in addition to our female senior partner and managing partner, the heads of more than half our practice areas are female, as are the heads of Human Resources, Business Development, Learning & Development and Operations. The benefits are difficult to define because I’m so used to the balanced environment. The key benefit for me, and I’m sure it’s shared, is something I think is an emergent quality of the gender balance: the sense of Forsters being driven by values, of things that matter. I like to think that we really do our best to embrace equity.

            Kelly Noel-Smith
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            International Women’s Day 2023 – Amy France

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            To celebrate International Women’s Day (IWD) 2023, Forsters is delighted to be releasing a series of Q&As with some of our partners and employees who go above and beyond to champion equity across our business.

            We hope they will provide an insight into what drives those individuals who are really pushing the equity agenda forward.


            IWD - Amy France

            Amy France is a Partner in our Commercial Real Estate team and Joint Head of EDI at Forsters. Amy shares her journey into law, balancing working and parenting and her thoughts on steps we can take to achieve greater equity in the workplace. Read more about Amy below:

            1. Tell us a bit about yourself.

            I’m a Partner in the Commercial Real Estate team at Forsters. I began my career at Forsters as a trainee back in 2008 and was promoted to Partner last year. Since then, I have been co-lead on EDI matters at the firm, alongside Charlie Mieville.

            2. How does this year’s theme of Embrace Equity resonate with you?

            Being a lawyer, I have a keen sense of justice and the concepts of fairness and impartiality are integral to this. There’s more that we can all do, though, to ensure that we are promoting equity in all areas of our lives, and particularly in the workplace. Which is why I think Embrace Equity is a great theme for this year’s IWD.

            3. Have you ever experienced being treated inequitably in your career? If so, how did you move forward from it?

            In all honesty, I can’t say that I’ve ever felt that I’ve been treated inequitably, however one part of my career which I found difficult was the period around going on maternity leave and then returning to work. Somewhat naively I hadn’t really thought about the impact that having a family would have on my career path. Inevitably, though, taking months away from the workplace on maternity leave and returning to my career on a part-time basis had an impact on my role and what I could achieve. I had to find my peace with the fact that career progression was just going to take me a little longer. I firmly believe, though, that life is a marathon and not a sprint.

            4. Tell us about your most inspiring female role models (whether at Forsters, clients, or beyond).

            At Forsters we are inundated with inspiring female role models – in fact there are too many to mention! Smita Edwards, our former senior partner, has always been an inspiration to me – we’ve worked together since I was a trainee and her support and belief in me has been invaluable. Natasha Rees and Emily Exton, our current Senior Partner and Managing Partner, are also wonderful examples of women being at the very top of the business and bringing their own personal styles to the role. And finally my mum is my most constant inspiring female role model – as a single parent she ploughed everything into ensuring her children had the best base on which to thrive in their adult lives, both personally and professionally.

            5. What has been the highlight of your career?

            Being made a Partner at Forsters last year has to be my career highlight. It was the culmination of many years of hard work and commitment, and I was incredibly proud to have achieved what had always been a dream when I started my career in law.

            6. What has been your biggest career challenge(s)?

            After I left university, I worked in politics for a few years and making the transition into law was my first career challenge. Applying for training contracts was the first time I’d experienced that kind of demanding and competitive recruitment process. I learned a lot from that and the various setbacks I had to overcome to secure a training contract. As I mentioned earlier, I think the other big career challenge for me has been having a family and how to juggle that with work.

            7. What is the best advice you have been given?

            “Be nice to everyone”- and “good enough is ok” – you don’t have to always strive for perfection.

            8. What message would you send to young women today?

            Believe in yourself and put yourself forward. I think women have a natural tendency to be self-deprecating, but we need to find our inner self-confidence and not hold ourselves back.

            9. What do you think are the most effective steps men can take to help achieve gender equity in the workplace?

            At Forsters we have lots of men who have taken or are in the process of taking parental leave, and we have lots of committed fathers who want to ensure that they take an active role in parenting their children. This is a brilliant way of achieving gender equity in the workplace – when men and women are seen as equal parents and the same societal expectations are placed on them, this breaks down the inequality which can arise between men and women where women traditionally have taken the larger share of this burden.

            10. Have you seen progress in the area of gender equity, and equity generally, over the course of your career?

            Possibly I’ve just ended up in very gender equal organisations and companies, but I feel like even back when I started out in my career the fact that I was a woman would never have held me back. In terms of equity generally, I think we are seeing some real progress but there’s still work to be done. In the legal profession I think we can find that certain groups are not so well represented. As co- lead on EDI I am trying to ensure that here at Forsters we work on ensuring that we are attracting as diverse a workforce as possible, and once here we work hard to retain that diversity by engendering an open, inclusive and respectful workplace.

            11. In what areas do you feel there is work to be done?

            I think there is work to be done in terms of racial diversity within our workforce and also social mobility. I also think there is work to be done in relation to ensuring those with disabilities have the same opportunities as those without disabilities. In general, I think we should all be working towards being more curious about others, and therefore more attuned to what makes us different but also what binds us together as members of the human race. Approaching everyone with kindness and respect also goes a long way.

            Amy France
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            International Women’s Day 2023 – Maxine Hinds

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            To celebrate International Women’s Day (IWD) 2023, Forsters is delighted to be releasing a series of Q&As with some of our partners and employees who go above and beyond to champion equity across our business.

            We hope they will provide an insight into what drives those individuals who are really pushing the equity agenda forward.


            IWD - Maxine Hinds

            Our first Q&A in the series is with Maxine Hinds, our IT Service Desk Manager. Maxine shares her experience of working in a male dominated industry as a woman and how she has overcome inequity in the workplace:

            1. Tell us a bit about yourself.

            I am a mother of three and grandmother of six. I love to cook and see people happy when eating the dishes I’ve made. I can be adventurous; I have abseiled off London buildings, climbed Mount Toubkal in Morocco, Nordic ice fishing and husky sledging. I have even been a contestant on a TV cooking show, needless to say I didn’t win as I’m answering this question. I’m a good listener. I love going to the theatre and to concerts; the London O2 is my spiritual home and I need private box now! I’m always smiling.

            2. How does this year’s theme of Embrace Equity resonate with you?

            It resonates because if we all work together, we can make a positive change, embrace each other and see each other as one. Out of many – One People

            3. Have you ever experienced being treated inequitably in your career? If so, how did you move forward from it?

            A male manager told me to listen to him, because practically he knew best, and my opinion and experience didn’t matter to him. I knew what I knew, and that the proof would be by showing him what I knew and how my experience has helped me to achieve where I am today. I decided not to shout and throw the toys out of the pram because that wasn’t going to change his view with words, and by retaliating I would be seen as the aggressor and not him.

            4. Tell us about your most inspiring female role models (whether at Forsters, clients, or beyond).

            Maya Angelou and my grandmother both faced a life of adversity, racism, and prejudice but they never gave up achieving their goals and taught others that they too can do it!

            5. What has been the highlight of your career?

            During my management career winning an industry award along with my team for the services we offered to the business. It is nice to be recognised for the work you do to support others.

            6. What is the best advice you have been given?

            Do the best you can until you know better, and then when you know better do better!

            7. What message would you send to young women today?

            To never give up, always look within, do better, be better. Treat everyone with respect and integrity. Many have come before you to pave the way so don’t waste the opportunities now given to you – you’ve got this.

            8. What do you think are the most effective steps men can take to help achieve gender equity in the workplace?

            Listen, understand, empathise and if something isn’t right call it out, speak up. Just because that’s how it has always been, if it is wrong break the cycle, be a leader.

            9. Have you seen progress in gender equity, and equity generally, over the course of your career?

            Yes, IT is a very male dominated environment. Heads of, or CIO are mainly men but of late, women are breaking through the glass ceiling and they too are now leaders and sometimes of teams consisting of only men, especially the Technical Manager roles in the industry. In my first management role, I had a team of 15 men and as people moved on within the team or left, we noticed more applications from females and the team dynamics started to change. More women are working within the IT industry across all roles.

            10. What is your biggest hope for the future in the field of gender equity?

            We all work together to make the change. Everyone can play their part and work together to embrace inclusion, unity, and harmony.

            11. What benefits do you feel working at a firm with a gender balanced partnership?

            That everyone can succeed. You have inspiration, you will see yourself in others, and can succeed.

            12. Do you think of embracing equity at work, and pushing forward the equity agenda, falls equally on both genders? If not, what impact do you think this has on women?

            Yes, it falls to both genders to make it work, to share and teach others. Be a leader. Everyone must be working together to achieve the same goal.

            Amy France
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            James Brockhurst publication ‘Cryptoassets for Private Clients: A Practitioner’s Guide’ named Book of the Month at Wildy & Sons

            A person interacts with a smartphone, overlaid with dynamic financial charts displaying candlestick and line graphs. The background is dark, with a digital interface design.

            Private Wealth Partner, James Brockhurst, has published his book entitled ‘Cryptoassets for Private Clients: A Practitioner’s Guide’. Butterworths are the publisher.

            This practical and authoritative text is aimed at legal practitioners in the UK and other common law jurisdictions and covers the issues of cryptoassets and blockchain technology.

            James has channelled his years of practice in cryptoassets and both UK and international trusts and tax into the guide which includes, over the course of ten detailed chapters:

            • A primer on cryptoassets and blockchain technology
            • In-depth coverage of the primary structures and forms of cryptoassets and their legal status
            • Practical chapters on smart contracts, Non-Fungible Tokens and Decentralised Finance
            • Insights on the practice of cryptoassets as they relate to trusts, estate planning, probate, and wills
            • Analysis of complex legal issues around cryptoassets, including tax considerations and private client regulation

            The book also includes contributions from Alex Tamosius, Rory Carter and Zahava Rosenthal. The forward is by the Rt Hon Lord Neuberger, former President of the Supreme Court of the United Kingdom.

            Cryptoassets for Private Clients: A Practitioner’s Guide is currently listed as ‘Book of the Month’ on Wildy & Sons Ltd and can be ordered here.

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            Lockton Property Issues Seminar – overview of the UK industrials and logistics market

            A vast, empty warehouse features polished floors and high ceilings. Bright overhead lights illuminate the spacious interior, which includes stacked pallets and shelving on the right side.

            On Wednesday 22 February 2023, Commercial Real Estate Senior Associate Paul Grayson attended the Lockton Property Issues Seminar at Lockton’s offices at The St Botolph Building, 138 Houndsditch, London.

            As part of the Property Issues Seminar, Kevin Mofid of Savills provided an overview of the UK Industrials and logistics market. Paul shares his key takeaways from this overview as follows:

            • Logistics take up remains high – 2022 was the third highest year in history for logistics space take up (with 47 million square feet of space been taken up). 2021 was the highest ever year, closely followed by 2020 (noting that in both 2020 and 2021, take up exceeded 50 million square feet). 2022 may have represented a seemingly sharp drop in take up, however this is only when comparing 2022 with the “Covid amplification years” of 2020 and 2021;
            • Regions are generally outperforming the long term annual average in terms of uptake – when looking at the data from 2022 as against the long term annual average for uptake, most regions are outperforming the long term annual average. For example:
              • The East Midlands is 40% above the long term annual average;
              • Yorkshire is 75% above the long term annual average; and
              • The North West is 69% above the long term annual average.

            In contrast, the South East is currently 17% below the long term annual average. This perhaps reflects the lack of availability of stock in this region, as well as sustained rental growth;

            • A potential opportunity for second hand stock – in 2022, only 22% of take up was for second hand stock. In comparison, 50% of take up was for “build to suit” buildings. This perhaps reflects a flight to quality, however due to the rising cost of debt, build to suit schemes are becoming harder to fund. This may lead to an increase in demand for existing buildings;
            • The EPC timebomb for second hand stock – in contrast, a number of existing warehouse buildings risk becoming stranded assets due to the upcoming changes to the minimum standards required by the MEES Regulations. 90% of warehouses in the UK below 100,000 square feet currently have an EPC of C or below;
            • The supply chain faces multiple challenges – the supply chain faces numerous global challenges in the future. For example:
              • Chinese labour costs have risen by 250% since China joined the WTO in 2001;
              • One quarter of global trade is carried out with high-risk countries; and
              • International trade accounts for 20 – 30% of global emissions.
            • Manufacturing uses on the rise – 2022 saw the highest amount of warehouse space ever taken up in relation to manufacturing uses such as life science R&D, automotive production and battery production; and
            • The logistics sector will always be in demand as it is a necessity – despite challenging economic conditions, the logistics sector will continue to be the backbone of the country. Warehouses should be viewed as places of national infrastructure which are absolutely necessary in order to keep the country moving.
            Paul Grayson
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            Forsters nominated at the YN Property Awards 2023

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            We are delighted to announce that Forsters has been nominated for the Real Estate Law Firm of the Year Award at the YN Property Awards 2023.

            The annual YN Property Awards celebrate industry achievements across a selection of categories and raise vital funds for Norwood, the oldest Jewish charity in the UK. Their work provides a lifeline to children and families in crisis, as well as lifelong support to people and their families with learning disabilities and autism.

            The nomination bolsters the firm’s market-leading reputation and recognises the quality and complexity of the work carried out across our real estate team.

            Head of Commercial Real Estate, Andrew Crabbie, commented: “We are delighted to have been shortlisted for this award. Forsters is, and will always remain, a firm with real estate at the centre of its practice so it is incredibly pleasing to receive this impartial recognition of the team’s work.”

            The winner will be announced at the Norwood dinner on 20 February.

            Anthony Goodmaker
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            Sotheby’s and Forsters – An Owner’s Guide to Art – Part 5

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            Buying and owning art can be one of life’s greatest joys. But while the drive to own art is often fuelled by an emotional connection with a piece or the prospect of holding a lucrative investment, it is important for buyers and owners of art to keep their wits about them, from both a legal and practical perspective.

            Felix Hale (Sotheby’s Tax, Heritage and UK Museums Team) and Jo Thompson (Forsters LLP’s Art Group) aim to point those wanting to buy, sell, and hold works of art in the right direction. This five-part mini-series will cover the following key areas:

            1. Acquiring and selling art
            2. Transporting art
            3. Maintaining your collection
            4. Passing on your art collection to the next generation
            5. Art and philanthropy

            This piece is aimed primarily at private individuals with a UK tax exposure.

            Part 5 – Art and Philanthropy

            There are a wide range of philanthropic schemes in the UK that incentivise owners of art to support museums and galleries. In some cases, the tax benefits associated with the schemes are such that owners can end up in a better financial position than they would have been had they sold their works on the open market. Offers in lieu of inheritance tax and Private Treaty Sales to certain UK institutions offer some of the most significant incentives and enrich owners and the UK national heritage alike!

            The Cultural Gifts Scheme

            The Cultural Gifts Scheme incentivises owners of ‘pre-eminent” works of art and other objects to donate them to museums and galleries in the UK. To qualify as ‘pre-eminent’ the works must be considered to be of either national, scientific, historic, or artistic importance (works of art and other objects don’t necessarily have to be of high value to meet this threshold).

            If you make a donation to a museum under the Cultural Gifts Scheme, you will receive 30% of the agreed value of the object to set against your income tax or capital gains tax liability, which can be spread over a maximum of five UK tax years. Companies can also take advantage of the scheme and can set 20% of the value against their corporation tax liabilities.

            Sotheby’s have worked on some wonderful Cultural Gifts, including Damien Hirst’s Bognor Blue, 2008, which was donated by Hirst’s business manager, and friend Frank Dunphy to Pallant House Gallery in Chichester.

            Other Charitable Gifts

            If your object is not pre-eminent or you prefer to keep things more straightforward, you can make a gift outside of the Cultural Gifts scheme. Gifts of works of art to charities are free of inheritance tax and capital gains tax.

            If, after your lifetime, you decide to leave 10% of your net chargeable estate to a charity, the rate of inheritance tax applicable to your estate will be reduced from 40% to 36%. Giving works of art as a gift to museums and galleries in your will or asking your executors to make charitable gifts of artwork in order to meet the 10% threshold could enable your estate to benefit from the reduced rate of tax. To take advantage of this tax treatment, it is essential that the charity is considered a charity for the purposes of UK law. Please contact Forsters if you would like advice on making charitable gifts of artwork either during your lifetime or in your will.

            Establishing an Art Charity

            If you wish to establish a more regular pattern of donations to art-related causes, then it may make sense to set up an art charity (sometimes referred to as art foundations) of your own. In the UK, a charity must have a charitable purpose that is recognised under English law (for example, the advancement of the arts, culture and heritage) and it must provide a public benefit – any private benefit must be incidental. Forsters has known clients to establish charities that provide museums with financial support for the purchase of art; hold an art collection for the public to enjoy; offer financial assistance to artists by creating artist residencies; or which have an educational objective, such as informing the public about the life and work of an important artist.

            A UK charity can be structured either as a trust or company, and usually the structure will be informed by the intended purpose of the charity. A trust structure is often more appropriate when a charity is grant-making and a corporate structure is more suitable for a charity engaged in more complex operational activities and contractual arrangements.

            Establishing and maintaining a charity is not a task to be undertaken lightly. It can take time to register a charity with the Charity Commission and rigorous rules and duties need to be complied with on an ongoing basis. That being said, provided that careful thought is given to the operations, governance and funding of the charity, establishing and maintaining a charity can be incredibly rewarding and will enable you to have a greater degree of certainty as to how the charity’s assets are applied. Forsters would be happy to advise on establishing and maintaining a charity with a focus on the arts sector.

            Gift Aid

            You may wish to consider donating money to UK museums and galleries. The Gift Aid scheme allows taxpayers who give cash to charities to claim higher and additional rate tax relief on the gift. The charity can also reclaim tax on the donation at the basic rate, which means that for every £1 donated, the museum can claim 25p.

            Private Treaty Sales to UK Museums and Galleries

            If you are considering selling a work of art, and depending on the calibre of that work, there might be a significant financial advantage to selling the work privately to a qualifying UK museum or institution. If the work is ‘pre-eminent’ (or has previously been conditionally exempted from capital taxes (estate duty, inheritance tax or capital gains tax), then the sale to the museum or institution is exempted from capital taxes and the seller is incentivised by a tax incentive (called the ‘douceur’) which is usually 25% of the tax that would otherwise have been payable.

            The beneficial tax treatment is best illustrated in an example. Imagine that you had inherited from a parent a piece of artwork that was considered to be pre-eminent. On your parent’s death, an inheritance tax liability of 40% had arisen on the value of the artwork, but the charge had been deferred due to the availability of the conditional exemption (see Part 4 for more information on this). A couple of years have passed since you inherited the artwork (which has not increased in value) and you have now decided that you would like to sell it. Both a qualifying UK museum and a private buyer offer to purchase the artwork at the market value of £100,000.

            If you sell to the private buyer:

            Market value of painting
              £100,000
            Deduct inheritance tax at 40%
            (the deferred charge will be triggered on the sale)
              £40,000
            Value of paintings, net inheritance tax
              £60,000
            You receive
              £60,000

            Contrast this with a qualifying sale to the museum:

            Market value of painting
              £100,000
            Deduct notional inheritance tax at 40%
              £40,000
            Value of paintings, net notional inheritance tax
              £60,000
            Add tax incentive (25% of total tax liability)
              £10,000
            You receive the “special price” of
              £70,000

            So, if the sale of the artwork would either give rise to an inheritance tax, estate duty or capital gains tax charge, then a private treaty sale to a qualifying museum or institution is seriously worth considering. The higher the tax (for example, the rate of the estate duty can be as high as 80%) the greater the value of the ‘douceur’.

            The museum also benefits from the tax advantage, as it does not have to pay the full market price for the piece but the ‘special price’ instead. This makes the scheme very attractive to acquiring museums. The National Gallery bought Orazio Gentileschi’s masterpiece, The Finding of Moses, through Sotheby’s using this scheme.

            Acceptance in Lieu (AIL)

            Broadly speaking, the Acceptance in Lieu scheme allows you to pay some or all of your inheritance tax liability with a ‘pre-eminent’ work. As with private treaty sales (see above), individuals wishing to take advantage of the scheme are incentivised with douceur of 25% of the notional inheritance tax that would have been due. Offers in lieu of tax can be a fantastic way of dealing with large tax liabilities, either following a death or after the sale of conditionally exempt objects.

            There is a huge range of items that can be offered in lieu of tax. Sotheby’s have advised on offers ranging from paintings by Van Dyck to a steam locomotive (!) to Gauguin’s last literary manuscript, Avant et Après, the latter of which settled £6.5 million worth of tax and is now on display at the Courtauld Gallery.

            If you are considering taking advantage of the Cultural Gifts Scheme or AIL, or entering into a Private Treaty Sale, please get in touch with Sotheby’s and Forsters.

            We hope you have enjoyed this mini-series and found it helpful. For all art-related queries, please contact Sotheby’s or Forsters.

            Felix Hale at Sothebys

            Felix Hale is a Deputy Director in Sotheby’s Tax, Heritage & UK Museums department. He works with some of the most significant estates and collections in the UK, working with clients on valuations, sales, offers in lieu of tax, and claims for Conditional Exemption. He is a member of PAIAM (Professional Advisors to the International Art Market, Vice-Chair of the next generation board) and a member of STEP (Society of Trust and Estate Practitioners).

            If you would like to contact Felix, you can email him on [email protected].

            Jo Thompson from Forsters

            Jo Thompson is an associate in Forsters’ Private Client team and part of Forsters’ Art and Cultural Property Group. She acts for UK and international clients, advising high net worth individuals, families, landed estates, family offices, trustees and beneficiaries on a range of estate, trust and tax planning matters. Her work includes succession planning for a number of living artists and advising on heritage property matters. She also acts for high net worth individuals and trustees holding significant art collections.

            If you would like to contact Jo, you can email her on [email protected].

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            Equity Trust v Halabi (Privy Council)

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            This case was heard, in respect of two Jersey Law Trusts, in the Privy Council on appeal from both the Jersey & Guernsey Courts of Appeal.

            The retiring trustee (RT) sought to rely on the indemnity in the Deed of Retirement and Appointment (DORA) in respect of its claim from the trust fund in relation to its significant liability. The question at stake was whether RT’s claim should rank in priority to other creditors and subsequent trustees. If all the liabilities were justified, then the trust would be “insolvent”. RT argued that as their indemnity was the first in time, they should recover the whole of the trust fund (which was in any case insufficient to cover its liability). If they had no such priority, then RT would recover significantly less than the full value of the trust fund, and be more substantially out of pocket in view of other trustees and creditors’ claims.

            This issue had not been decided before anywhere in the world.

            Decisions

            The Jersey Royal Court said that RT had no priority and that all claims were to be on a pari passu (ie rateable) basis. The Jersey Court of Appeal reversed this saying that a former trustee’s right of indemnity and lien ranks in priority to later claims. The Privy Council took the case on the priority issue and the status of a lien under Jersey law. It reversed the Jersey Court of Appeal’s decision and decided that:

            1. The lien conferred by the right of indemnity is not a form of security (so no priority);
            2. The trustee has a proprietary interest in the trust assets;
            3. The lien gives a trustee priority over the interests of beneficiaries;
            4. Trustees’ claims were to be dealt with on a pari passu basis – not first in time;
            5. The trustees’ indemnity covers costs of proving a claim.

            Consequences

            This decision has some potentially dramatic consequences for retired trustees, existing trustees and future trustees. Even though most trusts will not be “insolvent”, it will affect the taking on of liabilities by trustees, and their approach on taking on a trusteeship and retirement of a trustee. Some of the consequences are:

            1. DORAs will be much more complex to negotiate, as retiring trustees will want to try to secure priority in respect of their indemnity. But why would a successor trustee agree to that?
            2. Retiring trustees may now want to take a charge and/or possession/retention/ringfenced amount over trust assets on retirement. Some trust laws allow that; some do not; it may have to be specifically provided in the trust deed.
            3. Incoming trustees will be much more vigilant over inspecting trust accounts and understanding potential liabilities.
            4. New trustees will have one eye on their ultimate retirement or removal and will not want to give any priority to the then retiring trustees.
            5. A trustee potentially the subject of future removal may need to secure their position when taking on the trusteeship.
            6. Chains of indemnities may become more common once again.
            7. Trustees will be reluctant to take on any third party liabilities, as creditors will want absolute security ahead of any past or present trustee’s indemnity.
            8. Trust liquidity will be an increasingly focussed issue.
            9. Incoming trustees will want third party commercial or lending liabilities paid off or terminated before taking on the trusteeship (but taking into account existing trustee indemnities).
            10. Third party contracts should be novated to the incoming trustee.
            11. Incoming trustees may find that outgoing trustees seek to prevent them incurring liabilities to preserve the outgoing trustee’s indemnity & lien.
            12. Trustees still have to be mindful of their obligations to beneficiaries!

            Thus all trustees will need to take these issues into account in the future. It is likely that, as this is a Privy Council decision, it will have relevance to all trust jurisdictions around the world.

            Nick Jacob
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            Supreme Court win for flat owners in Fearn v Tate

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            On 1 February 2023 the Supreme Court handed down its judgment in the ongoing nuisance claim between the residents of Neo Bankside and the Tate Gallery relating to the public viewing gallery situated in the Blavatnik Building at the Tate Modern.

            Lord Leggatt, who gave the leading Judgment (with which Lord Reed and Lord Lloyd-Jones agreed) decided that the Tate’s use of the viewing gallery does give rise to liability to the residents under common law nuisance and that the case should be remitted to the High Court to determine the appropriate remedy. The Judgment, which runs to 168 pages re-asserts the principles of the law of nuisance and considers its application to the facts and the decisions of the Courts below.

            Background

            The viewing gallery is situated on the 10th floor of the Blavatnik Building and affords a 360-degree panoramic view of London to visitors of the Tate Gallery at no cost. Around 5 and ½ million people visit the Tate Gallery each year and of those, it was estimated that around 500,000-600,000 visit the viewing gallery with a limit of around 300 on the gallery at any time. The Claimants all own flats that are situated in a development opposite known as Neo Bankside. The interior of the flats can be viewed easily from the south side and south western corner of the viewing gallery.

            The Courts below

            The Judge at first instance found on the facts that a significant number of visitors displayed an interest in the interior of the flats either by peering, photographing, waving or using binoculars to view. He considered this to be a material intrusion into the privacy of their living accommodation using “privacy” in its every day sense. Despite stating that such intrusive viewing could, in principle, give rise to a claim in nuisance he concluded that the intrusion experienced in this case did not amount to a nuisance for two reasons. Firstly, the claimants had properties with glass walls and secondly, because they had failed to take remedial measures to protect their privacy.

            The Court of Appeal found that this reasoning involved material errors of law and that, had the principles of nuisance been applied correctly, the residents’ claim should succeed. Nevertheless, they then went on to dismiss the appeal. Their reason was that overlooking, no matter how oppressive, cannot in law count as a nuisance.

            Supreme Court Decision

            Lord Leggatt considered that whilst the Court of Appeal was right to hold that the first instance Judge incorrectly applied the law, it was wrong to decide that the law of nuisance does not cover a case of this kind, which he considered to be a straight forward case of nuisance. The notion that visual intrusion cannot constitute a nuisance is not supported by precedent and indeed the relevant authorities positively support the opposite conclusion. He concluded that in applying the well settled legal tests, the claim ought to succeed. He suspected that what lay behind the rejection of the claim by the Courts below was “a reluctance to decide that the property rights of a few wealthy property owners should prevent the general public from enjoying an unrestricted view of London and a major national museum from providing public access to such a view.”

            This decision is a robust re-assertion of the protection afforded by the common law to privacy in the home. As a result, there was no need to extend the common law to accommodate the right to privacy guaranteed by Article 8 of the ECHR.

            Natasha Rees, Senior Partner and lead lawyer advising the Claimants, said “Our clients are both pleased and relieved that nearly six years after they began their claim the Supreme Court has now found in their favour. Lord Leggatt, giving the majority judgment, recognised how oppressive it can be to live “under constant observation from the Tate’s viewing gallery for much of the day, every day of the week…much like being on display in a zoo.” Our clients now look forward to working with the Tate as valued neighbours to find a practical solution which protects all of their interests.”

            For more information about our services, please visit our Residential Property and Property Litigation pages.

            Forsters shortlisted in three categories at the Legal Cheek Awards 2023

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            Forsters are delighted to announce that we have been shortlisted in three categories at the upcoming Legal Cheek Awards.

            Forsters has this year been shortlisted in the following categories:

            • Best law firm for quality of work 2023
            • Best law firm for peer support 2023
            • Best law firm for work/life balance 2023

            The Legal Cheek Awards are held annually to celebrate the law firms providing the best training opportunities and experiences and are based on the Legal Cheek Trainee and Junior lawyers Survey 2022-2023 of over 2,000 trainees and junior lawyers at nearly 100 of the leading UK-based law firms.

            This year’s awards ceremony will take place in-person at The Banking Hall on the evening of Tuesday 14 March 2023.

            Learn more about Graduate Recruitment at Forsters here.

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            Ashleigh Carr appointed co-chair of ConTrA – the Contentious Trusts Association

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            We are delighted to announce that Contentious Trusts and Estates Senior Associate, Ashleigh Carr, has been appointed co-chair of ConTrA (Contentious Trusts Association).

            ConTrA is a community of over 800 members, from the majority of top-tier onshore and offshore firms and Chancery chambers. The organisation was founded in 2015 by Jessica Henson and Simon Goldring, with the aim of bringing together up-and-coming solicitors and counsel specialising in trust disputes. Today, ConTrA runs an international conference, a summer school, seminars and social events each calendar year.

            Ashleigh is a Senior Associate in our Dispute Resolution team, specialising in contentious trusts and estates disputes. She is highly qualified in this area, with significant experience acting in relation to high value and/or complex intra-familial disputes. Ashleigh acts for professionals and private individuals, based both nationally and internationally.

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            Continued recognition for Forsters’ Lawyers in the Spear’s 500 Directory 2023

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            22 Forsters lawyers have been listed in the Spear’s 500 Directory, a complete guide to the HNW market.

            In its eighth year, the Spear’s 500 is one of the leading guides to the top private client advisers, wealth managers, lawyers and service providers for high net worth individuals.

            This year, the following Partners, Consultants and Senior Associates have been recognised:

            Property lawyers:

            Corporate Lawyers:

            Landed Estates Lawyers:

            Family Lawyers:

            Tax and Trusts:

            Instruction by MoD listed in The Lawyer’s Top 20 Cases of 2023

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            Our Property Litigation team is pleased to note that its instruction by the Secretary of State for Defence in regard to ‘R (Annington Property & others) v Secretary of State for Defence’ has been included in The Lawyer’s ‘Top 20 Cases of 2023’.

            Senior Partner, Natasha Rees, and Property Litigation Partner, Julia Tobbell, are leading on this high profile and ground-breaking case.

            The Lawyer describes the case as one of the most prominent judicial reviews of 2023. It concerns the MoD’s proposed repurchasing of homes from Annington Homes using enfranchisement legislation. Forsters are advising on the property law aspects of the proceedings.

            The Lawyer has reported on this case as part of its annual report, ‘The Top Cases of 2023’. A copy of the report can be purchased here.

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            Family Mediation: carrot or stick?

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            Non-court dispute resolution offers alternatives to separating couples that can reduce the financial, time and emotional burdens often associated with going to court.

            Among the many types of non-court dispute resolution in family cases, mediation is particularly effective in a broad range of cases. Because of this and the huge burdens on the courts at present, some are now considering policy options to require couples to mediate, or otherwise more forcibly be required to consider it. There are risks, however, that mandating couples to participate in mediation would undermine a fundamental plank of the process, its voluntary nature, and in doing so lead to outcomes that are less likely to ‘stick’. Is encouraging voluntary participation in mediation the better way forward?

            The problem

            Everyone agrees that the family courts are overburdened with cases that (in many instances) should be resolved via non-court processes. Policy makers are looking at ever more innovative ways to provide – and perhaps even enforce – the potential for non-court dispute resolution processes to resolve family disputes faster, with less acrimony and lower costs. Although this has been a clarion call for many years in the family justice system, leading to the advent of the MIAM in 2011, the sweeping cuts to Legal Aid 10 years ago as a result of LASPO brought new impetus to the calls for mediation to be brought front and centre in the family justice system. With the traditional gateway to mediation (via funded initial legal advice) gone, mediation stats plummeted and applications to court sky-rocketed. The Family Solutions Group report, ‘What About Me’ (published in November 2020) highlighted the void this has left where there is a lack of public awareness of mediation and poor signposting towards it or any other non-court dispute resolution. Whilst some said recommendations (focused on public education and practitioner training, among other things) were made, the dial hasn’t moved on.

            In November 2021 the Justice Minister, Dominic Raab said that “we ought to be much, much better at using ADR, mediation in particular“. In June 2022 he added that he believes that “Mediation protects children, by removing the bitterness of parental disputes from the amplifying court room“. Sir Andrew McFarlane (President of the Family Division), meanwhile, has spoken extensively on this topic, most notably in various speeches in September and October 2022 announcing the ‘Relaunching family mediation’ project. Speaking on BBC Radio 4 in November 2022, he opined that as many as one-fifth of divorce cases are going to court when not required. Family court judges have also contributed to the discourse, most significantly HHJ Wildblood, who has criticised parents vocally for going to court over non-legal parenting decisions and encouraged parents to use mediation instead. It is increasingly common to see family judges voicing their frustration at couples who are over-burdening the court with superfluous applications.

            Although there is no ‘one size fits all’ in family law, some leading judges and policy-makers are pinpointing mediation as a process that (almost) all couples should use. A stronger uptake in mediation could ease the demand on the over-stretched Family Court system and lessen the ever-lengthening delays that couples with more complex disputes experience when going through the Family Court.

            Over the last decade, some ‘carrots’ have been implemented by policy makers to entice couples to use mediation to resolve their dispute. For example, since 2014 most separating couples who wish to use the court process to resolve their family disputes must show that they attended a MIAM (a Mediation Information and Assessment Meeting). During a MIAM couples will be educated about mediation and assessed for whether it might be suited to their case, with the aim of encouraging awareness and participation. Pursuing mediation following the MIAM is voluntary, and some blockers to couples doing so have been (a) how easy it is for people to circumvent the MIAM requirement, without any checks and (b) how difficult it is to engage the respondent. Another initiative, which has had some success in increasing participation in mediation is the voucher scheme. Any couple who attended their MIAM after March 2021 is offered a ‘mediation voucher’, which pays up to £500 of the couple’s mediation costs, should they pursue this route.

            However, despite these ‘carrots’, the number of couples using mediation to resolve family disputes has not risen in the way hoped (the real litmus test being the family courts, which have seen a 5 week increase in private law cases being resolved in the last year alone, and an overall doubling in case length times in only 6 years).

            So, how could more ‘sticks’ be deployed to encourage family disputes to be resolved out of court? And is this appropriate?

            Recent commentary has suggested that a stricter approach to participate in family non-court dispute resolution could be on the cards. One such option would make attending a mediation session compulsory for all couples before they can even apply to court to resolve their dispute. Another is paving the way for the making of costs orders, to be imposed upon those who (in the view of the court) refuse unreasonably to engage in non-court dispute resolution processes. But both options seek to force couples away from the court without fully guiding them as to what their other options are and what could help them most effectively.

            Compulsory mediation

            It is clear that compulsory mediation is of great interest to policy makers as an option. This would likely require, as it does in other jurisdictions, couples to attend at least one mediation session before they can make a court application. Exceptions would be built in where there is a serious concern about the individual couple mediating, for example if there was a history of domestic abuse. Such an approach has already been adopted in Australia, where couples in a parenting or child arrangements dispute must attend a one-hour mediation session before they can apply to the court. Sir Andrew McFarlane has openly displayed interest in the Australian system; if it continues to be seen as a success it is possible English legislators could adopt this approach also.

            Despite the allure of a mechanism for fast and effective dispute resolution, there are also risks associated with compulsory mediation. Making mediation compulsory may help some couples resolve their dispute sooner, but it also may have a negative impact on others. Many family law commentators agree that mediation is as a process that works best if the parties come to it voluntarily and willing to mediate. In fact, if either party is unwilling to engage, mediation can worsen the situation as parties create harder lines, and anger and resentment is stoked. Secondly, compulsory mediation would delay many couples getting to a conclusion, likely causing unnecessary stress along the way and potentially enabling one party to exploit the process and even benefit from delay (except where used during a natural gap in a court process). Thirdly, to build and maintain a system that can provide high-quality mediation to the thousands of couples who presently pass through the family courts each year will need recruitment and training of additional mediators to build up capacity. To maintain the integrity of the family justice system, extensive checks will need to be in place to ensure that mediators are adequately qualified and are executing their role correctly. How would all that be funded?

            Costs orders

            The use of costs orders is another route that could force some couples to think more closely about mediation. The court may be given powers to order that a party pay an element of the other party’s costs if the person against whom the costs sanction is imposed refused unreasonably (in the view of the court) to engage in non-court dispute resolution earlier in the process/at all. This practice is commonplace in PI claims where the use of Ungley Orders, which require a party who has been unwilling to use non-court dispute resolution to justify their reasons for doing so at the end of the court process. If the court does not accept their justification as reasonable, they may be ordered to pay a proportion of the other party’s costs. Arguably, there are family cases where this could be done already, for example if there is deemed litigation misconduct. However, this has rarely been exercised. One issue with this deterrent is that it is retrospective, and so doesn’t save the emotional trauma and cost of going through litigation for the parties. For others who really do need the court’s assistance, they may be deterred so much by fear of a costs order against them that they settle prematurely and on the wrong terms. This can be particularly dangerous in relationships where there is an imbalance of power. Another issue it could raise is one of child welfare in cases where making a costs order against one party could have an adverse impact on any children of that party. Further, it could also risk breaching mediation privilege if attitudes to mediation are unpicked and examined by the court (especially where mediation has been attempted by the couple).

            Are there more ‘carrots’ that could be used to increase the uptake in non-court solutions?

            Early intervention is key. One of the issues with the current MIAM system is that it occurs at a very late stage, when issues have already escalated and positions often hardened. It can be much more difficult to entice parties into effective mediation at this stage, though skilled mediators would say (rightly) that it’s never too late. Early intervention could take the form of access to free or subsidised legal advice at early stages of separation, and/or the option posited by Resolution and the Family Solutions Group of an IAM (Information and Assessment Meeting). An IAM would aim to inform and signpost couples to their court and non-court options as soon as possible post-separation/relationship breakdown when they would likely be more amenable and willing to mediate, and would focus on all forms of non-court dispute resolution. Policy makers must move away from the notion of one size fits all.

            Rather than the use of an Ungley Order, which is deployed at the end of court proceedings, earlier mechanisms could be more effective whereby the party refusing to mediate (or use other forms of dispute resolution) has to justify that position before being able to progress through the court system. This requirement could make mediation/other dispute resolution seem more enticing and would encourage the parties to think seriously about non-court resolution before positions are more entrenched.

            Additionally, a public awareness campaign that clearly sets out the dispute resolution routes available to couples and how to take those routes could attract more people to use these options. This, coupled with funded initial advice and signposting, may make it even less likely that court is viewed as the default system for resolving family disputes.

            Carrot or Stick?

            Although encouraging couples to use non-court dispute resolution processes is necessary to help each couple resolve their dispute in the best way that suits them, making it compulsory risks the process losing its effectiveness for some couples. Before the more drastic ‘stick’ approach is taken, which could serve to delay and worsen parties’ positions and relationship, it might be worth policy makers re-thinking their ‘carrots’ to bring more couples to resolve their issues on divorce/separation willingly, rather than being forced into it.

            Annalisa Gardner
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            Sotheby’s and Forsters – An Owner’s Guide to Art – Part 4

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            Buying and owning art can be one of life’s greatest joys. But while the drive to own art is often fuelled by an emotional connection with a piece or the prospect of holding a lucrative investment, it is important for buyers and owners of art to keep their wits about them, from both a legal and practical perspective.

            Felix Hale (Sotheby’s Tax, Heritage and UK Museums Team) and Jo Thompson (Forsters LLP’s Art Group) aim to point those wanting to buy, sell, and hold works of art in the right direction. This five-part mini-series will cover the following key areas:

            1. Acquiring and selling art
            2. Transporting art
            3. Maintaining your collection
            4. Passing on your art collection to the next generation
            5. Art and philanthropy

            This piece is aimed primarily at private individuals with a UK tax exposure.

            Part 4 -Passing on your art to the next generation

            It is important that art is not seen as a “static” asset, even if a work or collection is a long-term hold. You should ensure that you have discussions with your family about the future of your collection. It is important to know whether your family wishes to keep specific artworks or a collection within the family or not. If your intention is to pass artwork to the next generation, make sure you do so in the most tax efficient way possible. Alternatively, if future generations do not want to keep and maintain the artwork or collection, you might decide to sell all or part of it to raise funds for other purposes. Agreeing a strategy in respect of an artwork or collection can help to reduce the chances of a destructive post-death dispute arising.

            No family situation or collection is ever quite the same, so it is certainly worth discussing your position with your advisors and putting appropriate long-term planning in place.

            Gifts to the next generation

            UK capital gains tax (CGT)

            If you are a UK resident and do not claim or are not eligible for the remittance basis of taxation, there may be CGT to pay if your artwork has increased in value between the date on which you acquired the work and the date on which you give it away. Currently, CGT is charged at 10% at the basic rate and 20% at the higher rate.

            Certain exemptions from CGT would be available on a gift to your children. For example, so-called ‘wasting assets’, which include clocks and watches, are exempt from CGT, as are any individual objects valued at £6,000 or less. In addition, each individual has an annual CGT-free allowance, which is currently £12,300 per year. This will be reduced to £6,000 for disposals made between 6 April 2023 and 5 April 2024 and to £3,000 for disposals made between 6 April 2024 and 5 April 2025.

            Any capital gains tax charge arising on the gift would be a “dry” charge, as the transaction would not provide you with any funds from which to pay the tax due, so it is important that you reserve sufficient funds for the purpose of footing the capital gains charge that will be due and reportable in your self-assessment UK tax return in the tax year after you transferred the asset.

            If you claim the remittance basis of taxation then it may be possible to gift free of tax if you make the gift outside the UK, if the intention is for the artwork to remain offshore. We recommend that if you claim the remittance basis of taxation and wish to transfer artwork, you should seek advice on the options available to you.

            A UK resident with tax exposure in other jurisdictions should be mindful of CGT liabilities that may arise in these jurisdictions as a result of the gift and whether any tax treaties between the UK and the jurisdiction in question would protect against the risk of double taxation.

            UK inheritance tax (IHT)

            You will have an IHT exposure if you are UK domiciled (broadly, you intend to remain in the UK permanently) or “deemed domiciled” in the UK for tax purposes (because you have been UK tax resident for 15 of the last 20 UK tax years). If you are not UK domiciled or deemed domiciled, then you will only be exposed to IHT to the extent that you hold assets that are situated in the UK. For more detail on this, please see Part 1 of this series or contact Forsters for more tailored advice.

            If you own an artwork or collection which has a significant IHT exposure, you may wish to contemplate making a lifetime gift of the work to the next generation to help mitigate the IHT exposure of your personal estate.

            Outright gifts

            Outright gifts to individuals do not attract IHT immediately. A gift of a piece of art to a child, for example, would be a “potentially exempt transfer”, meaning that the gift would be free of IHT, provided that the gift is absolute (in other words, you do not reserve a benefit in the artwork once the gift is made) and you survive seven years from the date on which the gift is made. If you died within this seven-year period, this would trigger a charge to inheritance tax at up to 40% of the value of the painting, subject to the availability of your inheritance tax-free allowance (“nil rate band”) of £325,000. If you survived beyond three years, the rate of IHT on the gift reduces, tapering to 0% if you survived the gift by the full seven years.

            You can also make gifts of £3,000 in each tax year, which will be exempt from IHT, even if you die within seven years. You can carry forward one year’s exemption, so if you did not make any gifts last tax year, then in this one, you could give away £6,000 without any IHT consequences.

            If you decide to make a gift, we recommend that the gift (including the date on which it is made) is formally recorded by deed. It avoids any argument about whether the recipient has taken physical ownership and the gift is therefore effective and it will be helpful for the executors of your estate to have this sort of documentation when it comes to administering your estate and working out the IHT due.

            Gifts to trusts

            A lifetime gift to a trust will, in many situations, attract an immediate charge of 20% to the extent that it exceeds the nil rate band. If you were to make a gift to a trust and then die within seven years, an IHT charge of an additional 20% could arise.

            If you decide to make any lifetime gifts, you may wish to consider obtaining insurance to cover the risk of the potential IHT exposure while the seven-year clock is ticking. This might be particularly important when it comes to making outright gifts to individuals, who will be primarily liable for meeting the IHT charge.

            Rental agreements

            To ensure that the seven-year clock starts ticking for IHT purposes, it is essential that the gift is absolute. However (and as is often the case), you may wish to keep enjoying those works of art on the walls (or your collection of furniture, books, ceramics, or anything else!). If so, you can consider entering into a gift and leaseback arrangement whereby you would make a gift of artwork to the next generation and then lease the artwork back from the recipient of the gift at a commercial rate.

            Rental arrangements can be an effective way of mitigating IHT and enabling you to continue to enjoy the item or work in question, but before one is entered into, it is important to consider the costs involved in valuing the objects and negotiating the rents. The rental arrangements also need to be in place consistently for seven years before the donor’s death and continue to reflect a market rent at any point in time during that period in order to eliminate completely any exposure to IHT. Clearly, then, the amount of rent that would need to be paid under a rental agreement should be compared against the IHT exposure.

            Where artwork is held in trust and enjoyed by a beneficiary of the trust, then in certain circumstances, rental agreements can help to ensure that adverse tax implications do not arise as a result of the benefit conferred on the beneficiary. For further guidance on this, please get in touch with Forsters, who can liaise with Sotheby’s regarding valuations and negotiation of a rental figure (either on behalf of the owner or the borrower).

            Artwork passing on death

            Succession

            The most effective way to ensure that your artwork ends up in the right place after your death is to put a will in place that governs the succession of your artwork (and, ideally, the rest of your personal estate).

            Those with assets in different jurisdictions should ensure that any wills address the succession of those assets according to the relevant local laws. Forsters would be happy to advise on this.

            Tax considerations

            As mentioned above, if you are UK domiciled IHT will be charged on your worldwide assets at 40% on your death, subject to the availability of your inheritance tax free allowance of £325,000 and applicable exemptions, such as the spouse exemption. If you are not UK domiciled, but die owning assets in the UK, these assets will be subject to IHT in the same way.

            Conditional Exemption

            In order to mitigate your inheritance tax liability, you may wish to take advantage of a tax incentive that exists in the UK for owners of important works of art. It is designed to indefinitely defer tax arising on ‘pre-eminent’ works in return for allowing a degree of public access to them.

            It is hard to overstate the importance of this scheme, which has been going strong since 1896 and is one of the main reasons why the UK has so many amazing objects and collections still in private hands but on public display. The scheme allows owners of ‘pre-eminent’ works of art and other objects (including land and buildings) to pass them down to the next generation and retain them in private ownership by conditionally exempting them from inheritance tax. In exchange, the owner agrees to grant public access to the object. Public access can be given to an object either by putting it on display in a house that is open to the public or placing it on loan at a UK museum. HMRC usually expect the object to be on public display for at least 28 days per year (25 days in Scotland) unless for example you are exempting archives or other manuscript material where public access can be given ‘by appointment’ only.

            To qualify as ‘pre-eminent’ the object must be considered of either national, scientific, historic, or artistic importance. Works of art and other objects don’t necessarily have to be of high value to meet this threshold. Exemption can also be claimed on groups of items or sometimes an entire collection. In certain cases, it is possible to exempt a collection that might not necessarily meet the pre-eminence threshold on the basis of their association with a particular historic building.

            If the owner no longer wants to put the object on public display or would like to sell the work, then the tax that would have been due becomes payable. If owners are contemplating selling an exempt object they should consider a ‘Private Treaty Sale’ to a qualifying UK museum as there can be significant tax advantages in doing so, as outlined in Part 5 (coming soon).

            How we can help…

            For further guidance on your UK residence or domicile status, or on the tax implications of making a gift or leaving a legacy in your will to the next generation, please get in touch with Forsters.

            Sotheby’s is delighted to discuss passing on your art collection to the next generation. Sotheby’s frequently assist owners with claims for Conditional Exemptions ranging from a single painting to large country house collections, advising on the likelihood of the work meeting the threshold required for exemption and providing supporting evidence for this. Forsters can advise on the associated tax reporting.

            In the next and final part of the mini-series, we will be looking at philanthropic initiatives relating to art, as well as the tax benefits that incentivise owners to take advantage of these.

            Felix Hale at Sothebys

            Felix Hale is a Deputy Director in Sotheby’s Tax, Heritage & UK Museums department. He works with some of the most significant estates and collections in the UK, working with clients on valuations, sales, offers in lieu of tax, and claims for Conditional Exemption. He is a member of PAIAM (Professional Advisors to the International Art Market, Vice-Chair of the next generation board) and a member of STEP (Society of Trust and Estate Practitioners).

            If you would like to contact Felix, you can email him on [email protected].

            Jo Thompson from Forsters

            Jo Thompson is an associate in Forsters’ Private Client team and part of Forsters’ Art and Cultural Property Group. She acts for UK and international clients, advising high net worth individuals, families, landed estates, family offices, trustees and beneficiaries on a range of estate, trust and tax planning matters. Her work includes succession planning for a number of living artists and advising on heritage property matters. She also acts for high net worth individuals and trustees holding significant art collections.

            If you would like to contact Jo, you can email her on [email protected].

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            Private Client Partners to attend STEP Cayman Conference 2023

            A modern building with sleek black columns supports a white structure overlooking a vast, calm ocean under a clear, blue sky.

            Private Client Partners, James Brockhurst and George Mitchell will be attending the STEP Cayman Conference 2023.

            James Brockhurst will also be speaking at the session entitled ‘Digital assets, artificial intelligence, and the tech world – challenges for trustees in the Cayman Islands’ alongside Petri Basson of Hash Data, Chris Duncan TEP of Carey Olsen and Zoe Wyatt of Andersen LLP.

            This international wealth structuring forum takes place from 19-20 January and aims to explore a range of topical issues pertinent to the trust industry with a special focus on wealth structuring.

            You can find out more about the event and register here.

            Jo Edwards recognised as one of the ’50 Most Influential 2023′ in eprivateclient

            Three cyclists ride along a paved road at sunset, surrounded by grassy fields and distant hills under a vibrant sky.

            Head of Family, Jo Edwards has been included in eprivateclient’s ‘2023 50 Most Influential’ – a shortlist of the most highly regarded figures in the UK and global offshore private client world, selected by judges based on achievements in the last 12 months considered alongside broader reputation and standing in the market.

            The only family lawyer to feature in the list, Jo is specifically recognised for both her expertise in her practice, where she acts for a wide range of clients in relation to separation and divorce, predominantly high net worth and ultra-high net worth individuals from various backgrounds; but also for her work in campaigning for law reform and featuring in the media.

            eprivateclient’s “50 Most Influential” aims to identify leaders within the private client profession – promoting talent and highlighting the best within the field.

            The full list can be viewed here, behind the paywall.

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            A Balancing Act – when do directors owe a duty to creditors?

            Curved glass-fronted building reflects light, creating smooth waves across its surface, set against a clear blue sky.

            On 5 October 2022, the Supreme Court handed down its long-awaited judgment in the case of BTI v Sequana. The decision, described as “momentous” for company law, has provided much-needed clarification on the duty owed by company directors to creditors.

            Understanding your duties as a director is a precondition of the role (for a general overview of your general duties, see here), but being aware of the transition between acting for the benefit of a company’s members and its creditors is even more significant given the current economic uncertainties.

            In summary, the key points to come out of the recent decision are:

            • The creditors’ duty is engaged later in the insolvency process than previously thought.
            • Directors should weigh the interests of the company’s creditors against those of its shareholders, engaging in a balancing exercise where these interests come into conflict.
            • The closer a company is to insolvency, the more significant the interests of its creditors become.
            • It remains crucial that directors continue to keep themselves fully informed and up to date with company affairs, documenting the reasons for significant decisions affecting the company.
            • As soon as it becomes apparent that a company is facing financial difficulties, the directors should seek independent legal advice.

            Background

            In 2009 the directors of a company called AWA paid a dividend of EUR 135 million to its sole shareholder, Sequana SA (“Sequana“).

            • At the time the dividend was paid, AWA was solvent on both a balance sheet and cash flow basis but had a contingent liability of an uncertain amount which related to the clean-up costs of a Wisconsin river. Consequently, there was a real risk that AWA might become insolvent in the future, although insolvency was not imminent, or even probable, at the time.
            • The clean-up costs were much higher than anticipated and AWA entered insolvent administration, albeit almost ten years after the payment of the dividend. BTI (as assignee of AWA’s claims) sought to recover the dividend from AWA’s directors on the grounds that they had made the payment in breach of their common law duty to have regard to the interests of the company’s creditors.
            • Both the High Court and the Court of Appeal rejected this claim. The Court of Appeal found that the creditor duty was not triggered until a company was either insolvent, on the brink of insolvency or probably headed for insolvency. Since AWA was not insolvent or on the brink of insolvency in 2009, BTI’s claim failed.
            • BTI appealed this decision to the Supreme Court, arguing that the real risk of AWA’s future insolvency triggered the directors’ duty to act in the interests of the company’s creditors rather than its shareholders. They lost (again).

            The Supreme Court considered whether such a creditor duty exists, the point at which the duty is engaged and how the duty operates once the trigger point has been reached.

            What is the creditor duty?

            Directors are subject to various statutory and common law duties, with the main statutory duties being set out in the Companies Act 2006 (CA 2006). Generally, these duties are owed to the company, and not to the shareholders. Possibly the most over-arching of the statutory duties is the duty for directors to promote the success of the company; directors must act in the way that they consider, in good faith, would be most likely to promote the success of the company for the benefit of its members as a whole.

            So, where does the creditor duty come in? The creditor duty actually stems from a common law rule that a director’s duty to promote the success of the company is modified where the company is facing insolvency, such that the interest of the company’s creditors must be considered rather than the interest of its shareholders.

            This common law duty is reflected in section 172(3) CA 2006, which states that a director’s duty to promote the success of the company is subject to any enactment or rule of law requiring directors to consider or act in the interests of the company’s creditors, i.e. in an insolvency situation, the directors must consider the creditors’ interests rather than just the shareholders’.

            Although the existence of the creditors’ duty is not in doubt, uncertainty has arisen in the past as to when the creditor duty would be triggered and how this duty interplays with the duty to members. The Supreme Court has now shed some light…

            When is the creditor duty triggered?

            The majority decision of the Supreme Court found that the creditor duty arises when the directors know or ought to know that the company is:

            1. actually insolvent (either on a balance sheet or cash flow basis);
            2. bordering on insolvency, i.e. insolvency is both imminent AND inevitable; or
            3. likely to go into insolvent liquidation or administration.

            The Supreme Court held that, upon the occurrence of one of these trigger events, the board should become mindful of the interests of the company’s creditors alongside the interests of the shareholders. Prior to the judgment, it had been suggested that the duty to creditors, once engaged, would completely override the interests of the shareholders, i.e. the interests of the shareholders and creditors were mutually exclusive. The Supreme Court however did not consider this to be the case; instead, the interests of the creditors should be weighed against the interests of the shareholders, with the directors engaging in a balancing exercise where these interests come into conflict. However, the nearer towards insolvency the company tips, the more significant the interests of the creditors become.

            This creates, in effect, a sliding scale following the point of engagement of the creditor duty. The more serious a company’s financial difficulties become, the more weight the directors should place on the interests of the creditors until such time as insolvency becomes inevitable and the creditors’ interests override those of the shareholders entirely.

            Practical implications

            The Supreme Court’s judgment makes clear that the creditors’ duty is engaged later in the insolvency process than previously thought, i.e. when insolvency is imminent AND inevitable, not simply likely to happen. Given this later point of engagement, the board must continue to focus on the shareholder interest and even when the creditors’ interest comes into play, the shareholders’ interest may still be of relevance on the sliding scale basis. Directors should remain mindful of the need to reasonably consider the interests of both creditors and shareholders and undertake a balancing exercise where they begin to differ.

            Such a balancing act will need to be undertaken throughout the insolvency process. One can envisage, for example, that when the creditor duty first kicks in near the start of the process, that the interests of creditors and shareholders may well be fairly equally aligned, whereas the nearer the company moves to actual insolvency, the wider apart they may become. What may be a sensible and reasonable step for all stakeholders early on, may not be so further down the insolvency line.

            The judgment also raises an important issue in relation to the significance of a directors’ knowledge at the point of insolvency. Although refusing to reach a definitive conclusion as to whether directors are to be judged on whether they knew (or ought to have known) that the threshold for engaging the creditor duty has been reached, it was observed that directors are obliged to keep themselves fully informed and up to date with company affairs. This should not come as a surprise to any director, but a gentle reminder is always worthwhile. While directors cannot run a business single-handedly and will need to delegate certain aspects, this is not an excuse for a director to deny all knowledge.

            The Supreme Court also acknowledged that insolvency is not a straightforward process and that the financial position of a company can fluctuate significantly before insolvency becomes inevitable. It is advisable to make and retain a written record of decisions made and why, including any key points of debate and the conclusions reached. This should be standard protocol at any board or board committee meeting, including when the financial position of the company is strong, but becomes even more important when times for the business are not so good.

            Further considerations:

            • Ratification – Shareholders, acting unanimously, can usually ratify the directors’ breach of duty but they cannot do so if the company is insolvent. As such, shareholders cannot ratify a breach of the creditor duty.
            • Groups of creditors – The Supreme Court emphasised that it is the general body of creditors whose interests must be considered by the directors. How this will pan out where there are different creditor groups (e.g. secured and unsecured creditors) remains to be seen and further case law may be needed to resolve the potential conflict here.
            • Start-ups – Often, start-ups will be balance sheet insolvent simply because they need to spend a lot of capital. Although it is arguable that the creditor duty will apply to this type of technical insolvency, the balancing act concept should help here. We consider it unlikely that the courts will view the test as meaning that start-ups can’t take risks, always assuming that decisions have been made properly.

            Summary:

            Although the Supreme Court decision clarifies that the duty to creditors kicks in later down the line than previously thought and potentially enables directors to try and “rescue” the company without having to be too cautious about falling foul of the creditor duty, the practical implications for company directors do not appear to have changed too much. It remains the case that directors should:

            • continue to pay close attention to the operation, including the financial position, of the business
            • document significant decisions made by the company and the reasons for them
            • obtain independent legal advice as soon as it becomes apparent that the company is facing financial difficulties

            Disclaimer

            This note reflects our opinion and views as of 13 January 2023 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Sotheby’s and Forsters – An Owner’s Guide to Art – Part 3

            A hand mixes paint using a palette knife, hovering over a colourful artist's palette with various paint blobs, in a warm, softly lit workspace.

            Buying and owning art can be one of life’s greatest joys. But while the drive to own art is often fuelled by an emotional connection with a piece or the prospect of holding a lucrative investment, it is important for buyers and owners of art to keep their wits about them, from both a legal and practical perspective.

            Felix Hale (Sotheby’s Tax, Heritage and UK Museums Team) and Jo Thompson (Forsters LLP’s Art Group) aim to point those wanting to buy, sell, and hold works of art in the right direction. This five-part mini-series will cover the following key areas:

            1. Acquiring and selling art
            2. Transporting art
            3. Maintaining your collection
            4. Passing on your art collection to the next generation
            5. Art and philanthropy

            Part 3 – Maintaining Your Collection

            This part of the mini-series is designed to equip you with practical tips on how to maintain, insure, and keep track of the works of art in your collection.

            Insurance

            Insurance values should be reviewed regularly to avoid either underinsuring your collection or paying premiums that are too high. Generally, we recommend updating insurance values every 5 years or so. Depending on the nature of your collection, you may want to consider a specialist art insurer.

            If you would like to discuss a valuation, please get in touch with Sotheby’s.

            Inventories

            If you have a large collection, you might want to consider managing it using collection management software such as ‘Collector Systems’. This is a useful way to monitor your collection as it enables you to store information regarding the purchase (invoices etc.), insurance and valuations, as well as up-to-date records on the condition and maintenance of works. Reviewing the collection every few years is important to keep track of works that are damaged, lost, or stolen, especially if any of the works are conditionally exempt from inheritance tax (where their loss would trigger a substantial charge).

            Environment

            Although it is often impossible to try to replicate museum-like environments in your home, there are some simple things to consider to keep your collection in good condition.

            Ideally, you should try to maintain a stable temperature and humidity in the rooms housing your collection. Some items, such as watercolours, are particularly sensitive to light, so you should try to reduce the amount of direct sunlight these works get and consider either rotating your displays and/or protecting works with UV resistant glass.

            As part of a collections review or valuation, Sotheby’s would be delighted to discuss any concerns you might have about how your collection is being maintained and displayed. General guidance can also be obtained from the English Heritage website.

            If a work of art is particularly difficult to display in your home, you may want to think about keeping it in specialised fine art storage or lending the work to a museum.

            Loans

            You may wish to consider lending pieces from your collection to a museum, either for an exhibition or on a long-term basis. A loan to an important museum has the potential to increase a work’s value: its display is testament to its art-historical significance and can bring the work to wider international attention. Sotheby’s is able to draw on its global network of museum contacts to help you find the most suitable museum in which to display your work of art.

            Regardless of the duration of the loan, it should always be underpinned by a loan agreement. In particular, this agreement should set out which party is responsible for insurance, the costs of transport, and any other conditions for display. Usually, under the terms of a loan agreement the museum will be responsible for insuring the work, whether that is with a commercial insurer, or more commonly, with the government backed Government Indemnity Scheme (GIS), which provides owners with ‘nail to nail cover’, including when the work is being transported to and from the museum. Forsters can assist you with negotiating the terms of a loan agreement.

            Holding vehicle

            If an individual is UK resident but non-UK domiciled, and holding art in the UK, it may be worth considering holding the art via an offshore structure, such as a company, so as to shield the artwork from UK inheritance tax. This is particularly the case if the intention is for the artwork to be a long-term hold. There may, in addition, be succession considerations, for example, staying outside of certain succession and tax regimes, that point toward ownership through a trust. Matters regarding succession will be considered in further detail in Part 4.

            If the intention is to hold art in an offshore structure (be it a company and/or a trust), then the tax implications of the transfer to the structure need to be considered (for this reason, and as outlined in Part 1, it is preferable to think about the asset’s use and future before going ahead with the original purchase, so that the structure is right from the outset). There are also other considerations that come into play here, which relate to the ongoing management and use of the offshore structure. If you would like advice on the most effective way to hold your artwork, both from a tax and succession perspective, please contact Forsters.

            In the next part of the mini-series, we will be looking at the implications of passing on your art to the next generation.

            Felix Hale at Sothebys

            Felix Hale is a Deputy Director in Sotheby’s Tax, Heritage & UK Museums department. He works with some of the most significant estates and collections in the UK, working with clients on valuations, sales, offers in lieu of tax, and claims for Conditional Exemption. He is a member of PAIAM (Professional Advisors to the International Art Market, Vice-Chair of the next generation board) and a member of STEP (Society of Trust and Estate Practitioners).

            If you would like to contact Felix, you can email him on [email protected].

            Jo Thompson from Forsters

            Jo Thompson is an associate in Forsters’ Private Client team and part of Forsters’ Art and Cultural Property Group. She acts for UK and international clients, advising high net worth individuals, families, landed estates, family offices, trustees and beneficiaries on a range of estate, trust and tax planning matters. Her work includes succession planning for a number of living artists and advising on heritage property matters. She also acts for high net worth individuals and trustees holding significant art collections.

            If you would like to contact Jo, you can email her on [email protected].

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            Special guest on ITV’s Lorraine – Jo Edwards speaks about the importance of taking your time when considering a divorce

            Three cyclists ride along a paved road at sunset, surrounded by grassy fields and distant hills under a vibrant sky.

            Head of Family, Jo Edwards, joined Lorraine to stress the importance of considering all options and taking your time to decide whether a divorce is right for you.

            Although Jo has extensive experience of taking cases to court where needed, she is well-known for her conciliatory, pragmatic approach and desire to settle even the most complex of cases where possible, which could be another option if you do decide to split.

            As a trained mediator and collaborative lawyer, Jo is one of only a handful of lawyers in London qualified to consult with children in mediation.

            For more information, please contact Jo Edwards.

            Forsters’ Family team were named ‘Family Law Firm of the Year (London)’ at the Family Law Awards 2021 and its Private Client practice is top ranked in the latest edition of The Chambers HNW Guide (High Net Worth Guide).

            Jo is a previous winner of Chambers HNW Guide’s Family Partner of the Year.

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            STEP honours exceptional service with Emeritus membership for Nick Jacob

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Private Client partner, Nick Jacob, TEP and former worldwide STEP Deputy Chair, has been honoured as an Emeritus member of the global professional membership body.

            This prestigious membership is awarded in recognition of ‘exceptional service and of eminence within STEP itself, at the highest global level’ for a full Member of STEP who has made a significant and high-level contribution across the organisation.

            By way of response, Nick said: “I am deeply honoured to have been appointed an Emeritus Member of STEP; it means an enormous amount to me. It has been wonderful to be a part of its growth and development from day one in 1991. Nobody would have believed then that it would become what it is today.”

            Nick is a Partner in our Private Client team. He advises on sophisticated private wealth planning, family succession plans, protection of the family business and avoidance of family disputes, and all aspects of international family governance.

            He is a trusted adviser to a number of globally significant families with a particular focus on acting for families in Asia and is well recognised for his understanding of family governance psychology.

            Click here to find out more about Nick’s practice.

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            Top five things to know about Listed Buildings

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            Having private outdoor space is now seen as a necessity by many more people living in an urban environment, where once it was only within reach of those city dwellers fortunate enough to afford spacious surroundings.

            This has resulted in many cases to the much-publicised move to the countryside. It may well mean for many that they are now, for the first time, the custodians of a property of special architectural or historical interest: a listed building.

            Owning a listed building is not for the faint hearted, but it can also be a source of much joy and fulfilment. Here are five crucial things to know for those thinking of purchasing, or already owning, a listed building:

            1. Special attention needs to be paid when considering any repairs, maintenance or alterations.

            It is an offence to extend, demolish or carry out internal or external alterations which would affect the character of the property without Listed Building Consent, whether or not the owner is aware of that being the case. Replacing windows, fitting a new kitchen and even painting the exterior of the property could all require Listed Building Consent.

            2. The listing does not just include the building itself.

            It includes any item or structure fixed to it and any item or structure within the curtilage, provided the latter has formed part of the land since before July 1948. This might include anything from an outbuilding to a boundary wall, a fountain or, in some cases, statues.

            3. Failure to obtain Listed Building Consent has consequences.

            If consent has not been correctly obtained for works which require it the person carrying out the works will face a possible maximum penalty of two years’ imprisonment and an unlimited fine.

            4. A new owner may inherit works carried out without Listed Building Consent.

            It is not uncommon for works to have been carried out by a previous owner which required Listed Building Consent, but for which no Consent was obtained, or that the works were not carried out in strict adherence to the approved plans or the conditions of the Consent.

            In these situations, the current owner has not committed an offence by simply owning the property. However, the local planning authority may issue an enforcement notice requiring the building to be restored to its former state or for further works to be undertaken to alleviate the effect of the works carried out without Listed Building Consent. Should the owner of the building fail to comply with the enforcement notice they will then commit an offence, for which the maximum penalty is an unlimited fine that will take into account any financial gain.

            5. Seek professional advice.

            It is crucial when considering purchasing a listed building, and throughout one’s ownership of it, that professional advice is sought from solicitors, architects, agents, surveyors and builders who specialise in listed buildings to ensure that potentially costly mistakes are avoided and the heritage asset of which you are a custodian can continue to be appreciated in the future.

            Victoria Salter-Galbraith is Counsel in our Landed Estates team and has a passion for listed and historic buildings. She has been instructed in relation to Grade I, Grade II* and Grade II listed buildings, some with secret rooms, follies and one with a carving dating from around the time of Christ.

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            Ten Forsters lawyers featured in Legal Week’s most recent Private Client Global Elite Directory

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            Ten of Forsters’ Private Wealth team have been featured in Legal Week’s 2022 Private Client Global Elite directory, four of whom are recognised as Rising Leaders.

            Launched in 2017, the esteemed Global Elite Directory lists the world’s most respected lawyers advising High Net Worth clients, as nominated by peers within the private wealth industry.

            The list of over 6,000 nominations each year is whittled down to just 250 industry experts.

            This continued recognition of lawyers from across our Private Wealth practice is ongoing testament to the strength and breadth of services we provide to private clients.

            Private Client Global Elite

            Rising leaders

            Forsters wins Family Business Advisory Practice of the Year at the STEP Private Client Awards 2022

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            We are delighted that Forsters has been named Family Business Advisory Practice of the Year at this year’s STEP Private Client Awards.

            The award reflects the pre-eminent reputation of the firm’s private client group for its advice to ultra-high net worth families on the successful transition of wealth from one generation to the next. The judges were particularly impressed by the firm’s focus on psychology and family dynamics when advising on governance matters.

            Head of Private Client, Xavier Nicholas, comments: ‘We are extremely pleased to have been recognised by STEP for our expertise in advising clients on the establishment of family offices, family governance, and dynastic planning. This area of our practice continues to grow, owing to our reputation in the field and the demand for advice on wealth preservation that goes beyond the establishment of traditional asset holding structures.’

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            Forsters advise Left Bank Pictures on office relocation

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            Forsters have advised Left Bank Pictures on their office relocation to the west end of London.

            Left Bank Pictures is a film and television production company, their productions include The Crown, Wallander and The Damned United.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised Left Bank Pictures and was assisted by Owen Spencer.


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            Sotheby’s and Forsters – An Owner’s Guide to Art – Part 2

            A hand mixes paint using a palette knife, hovering over a colourful artist's palette with various paint blobs, in a warm, softly lit workspace.

            Buying and owning art can be one of life’s greatest joys. But while the drive to own art is often fuelled by an emotional connection with a piece or the prospect of holding a lucrative investment, it is important for buyers and owners of art to keep their wits about them, from both a legal and practical perspective.

            Felix Hale (Sotheby’s Tax, Heritage and UK Museums Team) and Jo Thompson (Forsters LLP’s Art Group) aim to point those wanting to buy, sell, and hold works of art in the right direction. This five-part mini-series will cover the following key areas:

            1. Acquiring and selling art
            2. Transporting art
            3. Maintaining your collection
            4. Passing on your art collection to the next generation
            5. Art and philanthropy

            Part 2 – Transporting art

            If you wish to transfer artwork from the UK to another jurisdiction, you will need to comply with any applicable export reporting obligations and tax payments under UK rules and any import payment or reporting obligations in the jurisdiction of entry. Similarly, if you wish to bring artwork into the UK, you will likely have an exposure to UK VAT. This article outlines the applicable restrictions and rules in the UK and aims to provide practical tips for the transportation process.

            Export considerations

            Licences

            Since the Second World War, the UK has exercised various export controls for works of art and other historical objects.

            Broadly, where a work has been in the UK for less than 50 years one applies for an Open General Export Licence (Objects of Cultural Interest) which permits permanent export to any destination (save for embargoed ones) of works that do not exceed the age and value thresholds outlined below. Works of art that have been in the UK for more than 50 years and that meet a monetary value threshold (which can be fairly modest) require an individual export licence in order to be exported from the UK.

            The process of applying for an export licence is as follows. You make an application (which contains details of the full provenance and ownership history of the artwork) to Arts Council England, who refer the work to an Expert Advisor. If the Expert Advisor objects to the export of the artwork, then the case is considered by the Reviewing Committee on the Export of Works of Art (RCEWA), who determine whether the work is a ‘national treasure’ on the basis that its departure from the UK will be a misfortune on one or more of the following three grounds (called the ‘Waverley Criteria’):

            1. The work is closely connected to UK history and national life;
            2. The work is of outstanding aesthetic importance; or
            3. The work is of outstanding significance for the study of some particular branch of art, learning or history.

            If the committee finds that the object meets one of the above criteria, a deferral period (called the ‘first deferral period’) is imposed to allow a UK purchaser (almost always a UK museum or gallery) a chance to express a serious intention to match the sale price (or an agreed value if no sale has taken place) and acquire the work of art. If a UK purchaser expresses a serious interest to acquire the work during this first deferral period, another deferral period (the ‘second deferral period) is imposed, giving the acquiring institution a chance to raise the funds necessary to purchase the work.

            The export reviewing process can take up to a year to complete. Cases are heard by the reviewing committee normally within two or three months following the receipt of the objection to the export. The first deferral period typically runs for a period of between two and four months. The second deferral period typically lasts a maximum of six months, although if an object is exceptionally valuable the committee has discretion to impose an even longer deferral period to allow a UK purchaser to fundraise.

            If no UK purchaser shows a serious intention to purchase a work by the end of the first deferral period however, the export licence is granted at that point. Similarly, if the potential UK purchaser fails to raise the necessary funds by the end of the second deferral period, the export licence is granted.

            Often the export licencing process occurs when a work of art is sold in the UK and acquired by a foreign buyer who then wants to export their object. If the seller remains the owner (because the buyer hasn’t yet paid) the ‘matching offer price’ is the amount the seller would have received had the work been sold to the foreign buyer. If the buyer is the owner (because they have paid for the item) the matching offer amount is the amount they paid for it. If you are a buyer who intends on exporting a work that has been in the UK for over 50 years, you may wish to defer payment until an export licence has been granted. This is something that would need to be agreed with Sotheby’s prior to the sale.

            The system in place tries to strike a balance between enabling a thriving art market, where buyers are able to purchase with confidence, and protecting the UK national heritage. Only a small number of items each year are referred to the Review Committee, and in even fewer cases are funds-raised successfully. Sotheby’s frequently represents clients whose objects have been referred to the Committee.

            Currency fluctuations

            Although the UK export licence applications are made in GBP, a foreign buyer may well have paid for the artwork in another currency. The export licence process can be lengthy, and currency fluctuations during that time can be a real concern to buyers. Since 2021, buyers who have paid in non-Sterling currencies can choose for the ‘matching offer price’ to be paid with the currency conversion as at one of the following three dates:

            1. The date of the original sale;
            2. The date of the export licence application; or
            3. The date of the Reviewing Committee hearing.

            Import considerations

            If you wish to bring art into the UK, the import will generally be subject to a VAT charge of 5%. In order to benefit from this lower rate of VAT, the art will need to meet certain conditions and have the correct commodity code. There is generally no customs duty charged on imports of mainstream categories of art, for example, original oil paintings or pencil drawings.

            Make sure that you have complied with any exporting obligations in the jurisdiction from which the artwork is being imported!

            Practical considerations

            We strongly recommend that your work is properly insured from the moment it is taken off the wall and placed onto a new one. In particular, we would recommend using a specialist fine art shipper for fragile pieces.

            Sotheby’s can advise on shipping and arrange expert delivery of your works of art worldwide when either importing goods before a sale or arranging shipping and exporting on completion of a sale. Sotheby’s would be happy to speak to you about moving your art safely.

            For any guidance on the import or export of artwork, please contact Forsters or Sotheby’s. In the next part of this mini-series, we will be looking at practical tips on how to maintain, insure and keep track of your artwork.

            Please note that this briefing offers general guidance on the transportation of artwork. The circumstances of each case vary, and this note should not be relied upon in place of specific legal advice.

            Felix Hale at Sothebys

            Felix Hale is a Deputy Director in Sotheby’s Tax, Heritage & UK Museums department. He works with some of the most significant estates and collections in the UK, working with clients on valuations, sales, offers in lieu of tax, and claims for Conditional Exemption. He is a member of PAIAM (Professional Advisors to the International Art Market, Vice-Chair of the next generation board) and a member of STEP (Society of Trust and Estate Practitioners).

            If you would like to contact Felix, you can email him on [email protected].

            Jo Thompson from Forsters

            Jo Thompson is an associate in Forsters’ Private Client team and part of Forsters’ Art and Cultural Property Group. She acts for UK and international clients, advising high net worth individuals, families, landed estates, family offices, trustees and beneficiaries on a range of estate, trust and tax planning matters. Her work includes succession planning for a number of living artists and advising on heritage property matters. She also acts for high net worth individuals and trustees holding significant art collections.

            If you would like to contact Jo, you can email her on [email protected].

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            Sotheby’s and Forsters – An Owner’s Guide to Art – Part 1

            A hand mixes paint using a palette knife, hovering over a colourful artist's palette with various paint blobs, in a warm, softly lit workspace.

            Buying and owning art can be one of life’s greatest joys. But while the drive to own art is often fuelled by an emotional connection with a piece or the prospect of holding a lucrative investment, it is important for buyers and owners of art to keep their wits about them, from both a legal and practical perspective.

            Felix Hale (Sotheby’s Tax, Heritage and UK Museums Team) and Jo Thompson (Forsters LLP) aim to point those wanting to buy, sell, and hold works of art in the right direction. This five-part mini-series will cover the following key areas:

            1. Acquiring and selling art;
            2. Transporting art;
            3. Maintaining your collection;
            4. Passing on your art collection to the next generation; and
            5. Art and philanthropy.

            This piece is aimed primarily at private individuals with a UK tax exposure.

            1 – Acquiring and Selling Art

            Acquiring and selling art can often be an intimidating prospect, particularly for a first-time buyer or seller. Even well-versed art collectors can find the process hard to navigate.

            In Part 1, we highlight key points that you may wish to consider when it comes to acquiring and selling art for personal use, either privately or by auction.

            A. Acquiring Art

            Before taking the plunge and deciding to bid on a work of art at auction it is important to do your homework; you might wish to research the artist and the provenance and look back at some past sales. Try to see the artwork in person, even if the sale is online. Look carefully at the Auction catalogue (which nowadays is usually found online) and check if the lot is marked with any symbols as these may provide important information relating to, for example, VAT, Artist’s Resale Rights, and any export restrictions. Do get in touch with Sotheby’s if you have any questions or would like to see a condition report for the piece.

            Buyers should be aware that auction houses will charge a ‘Buyer’s Premium’ to purchasers at auction, which is an amount over and above the ‘hammer price’ the auctioneer sells the work for. The rate of Buyer’s Premium will be listed on the auction house’s website or in the auction catalogue.

            If you are buying a work of art through a private sale, make sure you read the sale contract carefully in order to understand all of the costs, logistics and other terms associated with the sale. For further help with this, please get in touch with Forsters.

            Once you have made a purchase, we recommend that you safely store all the paperwork associated with that purchase. It will come in handy if you decide to sell or make a gift of the work in the future and your accountants will thank you for the additional information when it comes to calculating any tax liabilities arising as a result of the purchase or future transfer of the work.

            Funding the purchase – tax considerations

            VAT

            Generally speaking, and with some exceptions, the purchase of a work of art in the UK for personal use is subject to VAT at the standard rate of 20%, even if the artwork is exported from the UK shortly after. VAT should not be applicable if the seller is not subject to VAT.

            Works of art are often sold through what is known as the ‘margin scheme’, where VAT on second-hand goods is charged on the Buyer’s Premium element only. This means that the VAT arising on the purchase is assessed on the difference between the price the work was last sold for and the current sale price, as opposed to the entire sale price.

            VAT, which is collected by the auction house or other seller alongside payment for the work, is the responsibility of the buyer, so it is best to check what the VAT liability will be and take this into consideration when gathering the funds for your art purchase. If you are buying the artwork for personal and private use, you are unlikely to be able to recover the VAT.

            Considerations for non-UK domiciled purchasers who are resident in the UK

            Private individuals will have a UK tax exposure if they are (1) UK domiciled and/or UK resident or (2) not UK domiciled or not UK resident, but hold UK situs assets. Broadly, an individual will be domiciled in the UK if they intend to remain in the UK permanently or they have left the UK but not formed the intention to permanently reside in another jurisdiction. They will be “deemed domiciled” for UK tax purposes if they have been a UK tax resident for 15 of the last 20 UK tax years. The number of days an individual spends in the UK and the extent of the ties they have with the UK will determine whether they are UK tax resident. For further guidance on your UK residence or domicile status, please contact Forsters.

            If you are UK resident but non-UK domiciled, be wary of using untaxed foreign income and gains to acquire a piece of art which is in the UK. Doing so will constitute a taxable remittance of those funds, even if the funds are not transferred to a UK bank account. This could result in a UK tax liability of up to 45% on the purchase price!

            Ideally, a buyer in this position should purchase the art using ‘clean capital’ – essentially any funds which will not be taxed in the UK, even if remitted. However, if it is necessary to use foreign income or gains to fund the acquisition, then completion of the purchase (i.e. payment and delivery to the purchaser) should not occur until the piece of art has been removed from the UK, with the seller retaining title to the artwork until that time. The sale and purchase agreement should be tailored accordingly to set out these conditions for sale. Forsters would be happy to advise on this.

            Choosing the right purchaser

            As with the acquisition of any asset, it is helpful to think about the artwork’s use and future before buying it, as this will help to determine the most suitable purchaser, whether it be an individual, company or other entity. Although the ownership structure can be changed, it is preferable to get the structure right from the outset.

            Deciding whether an individual, company or other entity should buy the artwork will depend on the context and should be considered on a case by case basis. For example, if an individual is UK resident but non-UK domiciled and purchasing art in the UK, it might be worth considering the purchase of the art via an offshore structure, so as to shield the artwork from UK inheritance tax. This is particularly the case if the intention is for the artwork to be a long-term hold. If you would like advice on how you might acquire and hold artwork, please contact Forsters.

            B. Sale of Art

            Finding the right forum

            Finding the right sale forum is key to ensuring a successful sale of artwork. Usually, the decision as to whether or not a work should be sold at auction or through a private sale will depend on the nature of the work and your circumstances as seller.

            Although Sotheby’s is probably best known for selling works of art at auction, it is also the largest private dealer in the secondary market, making it well-equipped to advise sellers wishing to pursue either sale route.

            There are many different factors that should be taken into account when weighing up whether to take the auction or private sale route. These include the type and value of the work, the pool of potential buyers, and how urgently funds from the sale are required.

            Offering works privately allows you to sell more discreetly and can give peace of mind by agreeing a fixed price. If funds need to be raised quickly and the next appropriate auction date is too far away, a private sale may be the most suitable option.

            There may also be significant tax advantages in selling a work of art privately to certain UK museums or institutions (this will be covered in further detail in Part 5).

            On the other hand, auction sales give the work the greatest exposure to potential buyers and the final purchase price is, in theory, limitless! It is important to liaise with the auction house to set attractive and realistic reserve prices and auction estimates before the sale to give your work of art the best chance of success.

            To discuss the most appropriate sale route for your work of art, please contact Sotheby’s.

            Tax implications

            If you are a UK resident and do not claim, or are not eligible for, the remittance basis of taxation, there may be UK capital gains tax (CGT) to pay if your artwork has increased in value between the date you acquired it and the date of sale. Currently, CGT is charged at 10% at the basic rate and 20% at the higher rate.

            Certain exemptions from CGT are available. For example, so-called ‘wasting assets’, which include clocks and watches, are exempt from CGT, as are individual objects sold for £6,000 or less. Be wary when it comes to selling items that are part of a set: you will only benefit from the CGT exemption if you sell all or part of the set for less than £6,000, or if you sell parts of the set to different people, with each part being sold for £6,000 or less.

            In addition, each individual has an annual CGT-free allowance, which is currently £12,300 per year (although note that this will reduce to £6,000 from April 2023). If a work is being sold by more than one person jointly, then the individuals’ annual CGT allowances can be combined. If you are married, you might consider giving half of the artwork to your spouse before the sale (a transfer which will usually be exempt from both CGT and inheritance tax) and selling the artwork jointly to benefit from your combined annual CGT allowances. Please note that if the spouses do not share the same domicile, there could be an inheritance tax issue, so ensure advice is taken before any planning of this nature is carried out.

            A UK resident with tax exposure in other jurisdictions should be mindful of liabilities on capital gains that may arise in those jurisdictions as a result of the sale and should consider whether any tax treaties between the UK and the jurisdiction in question would protect against the risk of double taxation. Please contact Forsters if you would like some further advice in relation to tax implications of selling your artwork.

            In the next part of this mini-series, we will be considering the implications of owners transporting their art to or from the UK.

            Please note that this briefing offers general guidance on the acquisition and sale of artwork. The circumstances of each case vary, and this note should not be relied upon in place of specific legal advice.

            Felix Hale at Sothebys

            Felix Hale is a Deputy Director in Sotheby’s Tax, Heritage & UK Museums department. He works with some of the most significant estates and collections in the UK, working with clients on valuations, sales, offers in lieu of tax, and claims for Conditional Exemption. He is a member of PAIAM (Professional Advisors to the International Art Market, Vice-Chair of the next generation board) and a member of STEP (Society of Trust and Estate Practitioners).

            If you would like to contact Felix, you can email him on [email protected].

            Jo Thompson from Forsters

            Jo Thompson is an associate in Forsters’ Private Client team and part of Forsters’ Art and Cultural Property Group. She acts for UK and international clients, advising high net worth individuals, families, landed estates, family offices, trustees and beneficiaries on a range of estate, trust and tax planning matters. Her work includes succession planning for a number of living artists and advising on heritage property matters. She also acts for high net worth individuals and trustees holding significant art collections.

            If you would like to contact Jo, you can email her on [email protected].

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            Hannah Mantle to speak at Trust & Estates Litigation Forum 2022

            A modern building with sleek black columns supports a white structure overlooking a vast, calm ocean under a clear, blue sky.

            Contentious Trusts and Estates Senior Associate, Hannah Mantle, has been invited to speak at the Private Client Global Elite Trust and Estates Litigation Forum 2022.

            Hannah will be speaking at the session entitled ‘Risky Business: Investment Management Claims’ alongside Tamasin Perkins of Charles Russell Speechlys and Christian Hay of Collas Crill.

            This annual forum, taking place from 30 November to 2 December, brings together trust and estate litigators to connect and discuss recent contentious trust proceedings and developments from around the globe.

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            Key Takeaways – Nicola Copsey attended the ‘Current Trends in Sheds and Industrial Developments’ webinar

            A vast, empty warehouse features polished floors and high ceilings. Bright overhead lights illuminate the spacious interior, which includes stacked pallets and shelving on the right side.

            Commercial Real Estate Senior Associate, Nicola Copsey, attended the ‘Current Trends in Sheds and Industrial Developments’ webinar. The event described the most recent movements in the industry. Below are her key takeaways:


            To help slow my heart rate after the shock defeat of Argentina at the hands (or rather feet) of Saudi Arabia and the damaging effect that has had on my fantasy football team, I dialled in to the webinar on Current Trends in Sheds and Industrial Developments, where the speakers were Lesley Males, Chris Hobday, Tom Malcolm Green and Mat Rogers from Avison Young. Little did I know that the shocks would continue! Here is a short summary of the webinar.

            Demand

            1. The demand for Big Box space (over 100,000 sq ft) remains strong but has declined compared to last year. By the end of 2021 there had been take up of over 50 million sq ft of grade A Big Box space, and we will not surpass this in 2022
            2. The demand is driven by a critical lack of supply
            3. Take up of grade A Big Box space is highest in the East Midlands, followed by the West Midlands, given its strategic location (within a 4 hour drive of much of England)
            4. In London, levels of take up in 2022 are 50% of those seen in 2021 (partially due to a lack of supply)
            5. 3rd party logistic providers dominate take up, largely due to the increase in online shopping which escalated during the pandemic. Although retail sales are declining, especially over the past few months due to the cost of living crisis, the requirement for space by 3rd party logistic providers will continue as internet sales as a percentage of total retail sales are expected to hit 30 – 35% in the coming years

            Type of Property

            1. Design and Build (compared to existing builds and speculative builds) has an increasing share of the take-up for 2 key reasons:
              • Occupiers are becoming more specific in their requirements for space, especially as the importance of ESG increases
              • Speculative builds are becoming more expensive because of the increasing costs of materials and labour. Some developers aren’t committing to lettings until buildings have PC’d due to uncertainty over costs

            Lack of Supply

            1. There is only 24 million sq ft of grade A Big Box availability nationwide
            2. 52% of this supply is under construction
            3. The critical lack of supply is expected to continue into 2023 and is causing reduced occupier take up
            4. Key cause of the lack of supply is the slow planning system, even where a site is non-contentious
            5. Other causes are supply chain and material issues, labour shortages and the costs of getting materials to site

            Economic uncertainty

            1. UK investment volumes declined sharply in qtr 2 and 3 2022 because of economic uncertainty. AY reported one purchaser pulling out of a deal post-exchange and forfeiting a deposit of between 12.5 and 25 million pounds
            2. However cash buyers who don’t need to rely on debt may be able to take advantage of a slow in demand
            3. Overseas buyers may be in a better position due to a weaker pound. The highest levels of overseas investment in 2021 came from North America, and this trend is set to continue in 2023 when overseas investment is expected to be higher than domestic investment
            4. Industrial rental growth is still outstripping CPI inflation and the growth is expected to continue
            5. The speakers were not too concerned by the ongoing economic uncertainty because there is a backlog of demand. So even if some investors hold off, there will be others to fill the void
            6. Occupiers wanting to expand are generally holding off at the moment, however other reasons for taking space (i.e. relocation and moving to buildings with increased efficiency in light of energy costs) are still pushing up the demand

            Emerging sectors

            1. Vertical farming i.e. the practice of growing crops in vertically stacked layers- due to environmental pressures and population growth, this is expected to be an emerging sector. M&S and Tesco have trialled vertical farming, and there was investment of 800 million USD in 2021 which is expected to grow each year, especially in light of the war in Ukraine
            2. Open storage (e.g. not built upon) – there has been an increase in demand for higher quality open storage (with security and lighting) since the logistic issues caused by Brexit and the pandemic. Enquiry levels in 2022 are already double those since 2021
            3. Data centres- for those with access to the internet, 40% of our waking day is spent online. By 2025 the total amount of data consumed globally is forecast to treble compared to today. The installed base of storage capacity is forecast to increase, growing at a compound annual growth rate of 19.2% from 2020 to 2025. London is the data centre capital of Europe, but some boroughs are out of capacity for the next 8/9 years because of a shortage of power needed to run them. This may encourage an increase in the use of renewable energy sources

            ESG

            1. The built environment is responsible for 38% of global emissions and 35% of its power consumption
            2. There is an increasing use of renewable energy, particularly PV panels. Not only does this have a positive environmental impact, but it can create a revenue stream when sold back to occupiers which also benefits occupiers because of the cheaper rates of energy
            3. By 2030, the minimum energy efficiency standard in relation to let non-domestic buildings is set to increase to a B rating. Currently, 90% of properties on the EPC register are below B so there is a huge amount of work to be done by 2030. To upgrade every property on the EPC register to a B rating would cost an estimated £30.5 billion (£334,000 per property)
            4. Part of the issue is that the industrial sector has much older stock compared to retail and office sectors. 40% of industrial stock is 40 years and older, with 8% being built pre-war
            5. On the positive side, the average EPC rating of industrial properties has increased by 3% per annum since 2016 when MEES was introduced

            Summary

            1. Strong occupier demand continues but economic situation creating uncertainty
            2. Growing sectors could create opportunity in future years
            3. Retrofitting – out with the new and in with the old
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            Maryam Oghanna to speak at Annual Bar & Young Bar Conference 2022

            Two white vases hold wildflowers, casting intricate shadows on a sunlit white wall. The left vase is narrower with green sprigs; the right is rounder with yellow blooms.

            Contentious Trusts and Estates Senior Associate, Maryam Oghanna, has been invited to speak at the Annual Bar and Young Bar Conference 2022: Future-proofing the Bar.

            This annual conference takes place over four days and will explore the deep rooted issues that underpin the justice system and their impact on the providers of legal services today.

            Maryam will be speaking at the session entitled ‘Predicting industry trends and creating a financially sustainable chambers’ alongside chair Fiona Fitzgerald of Radcliffe Chambers and other industry experts.

            The conference will take place from 23-26 November. You can view the full agenda and register to attend here.

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            Forsters advises McLaren Applied Limited on its Asset Based Lending (ABL) facilities.

            Curved metal building facade reflects sunlight, forming a wave-like pattern. It frames a clear blue sky above.

            Forsters has advised McLaren Applied Limited, which is known as a technology first supplier, notably to the motorsport industry in relation to its ABL and cashflow facilities with IGF.

            In 2021, McLaren Applied Limited was bought as part of an MBO backed by longstanding Forsters client Greybull Capital who ran the management acquisition of McLaren Applied Limited.

            This transaction highlights Forsters’ expertise in advising borrowers on their ABL facilities which are becoming increasingly popular in the UK debt market.

            Rowena Marshall and Maximilian Spies-Majewski, from the Forsters Banking & Finance team, alongside PwC’s Debt & Capital Advisory team acted as key advisors to McLaren.

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            The London Prime Property Market: Helen Marsh features on Bellecapital podcast

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            Residential Property Partner, Helen Marsh, joined Rudy Vandaele-Kennedy of Bellecapital and Claire Reynolds of Savills to discuss the London Prime Property Market.

            Prime London, although not representative of the whole market, is a key segment. UK property market coverage remains negative but how do the recent increases impact different sectors and locations?

            Helen, Claire and Rudy address the below discussion points:

            • Rates/inflation outlook
            • Prime property prices
            • The difference between a ‘turn-key’ property and those that require work
            • Legal/structuring considerations
            • Buyer profiles and current demand

            You can listen to the full discussion here.

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            Emma Gillies to speak at Transatlantic Wealth & Estate Planning conference

            Hands operate a laptop and smartphone simultaneously on a desk, conveying multitasking, with a blurred background of large windows suggesting a bright, indoor setting.

            Private Client Partner, Emma Gillies, has been invited to speak at the Informa Connect Transatlantic Wealth & Estate Planning conference.This London conference features US and UK tax experts as well as specialists in immigration and wealth management, and is designed to provide full coverage of the transatlantic tax ecosystem. Emma will be speaking at the session entitled ‘Estate Planning and Charitable Giving’ alongside Jaime McLemore of Withers and Jo Crome of CAF American Donor Fund.

            The conference will take place on 30 November. You can view the full agenda and register to attend here.

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            Are you being served?

            Terraced houses in brick stand in a row, featuring black doors and white-framed windows. A street lamp with hanging flowers sits in front, and a sign reads "Shouldham Street W1".

            On 3 November 2022, The Court of Appeal published its decision in O G Thomas Amaethyddiath v Turner & Ors [2022] EWCA Civ 1446 which concerned a narrowing of the scope of the Mannai Principle, a rule that can be relied upon in certain circumstances to save a defective notice.

            The decision highlights the potential pitfalls in relation to the service of notices and emphasises the importance of taking proper legal advice when serving notices to ensure compliance with service requirements.

            Mannai Principle

            Parties serving notices must adhere to any contractual and/or statutory requirements that govern the service of the notice. However, if a party has failed to comply with these requirements, there are circumstances in which they may be able to rely upon the Mannai principle established in Mannai Investment Co Ltd v Eagle Star Life Assurance Co Ltd [1997] UKHL 19.

            The Mannai principle may be relied upon to save a defective notice if the reasonable recipient “would not have been perplexed in any way by the minor error”.

            This doctrine was tested in Trafford Metropolitan Borough Council v Total Fitness UK Ltd [2002] EWCA Civ 1513 and a two-stage test for the applicability of the Mannai Principle was established as follows:

            1. Consider what the notice says on its true construction.
            2. Compare the notice to the relevant requirements for that notice to establish whether the notice meets the requirements.

            O G Thomas Amaethyddiath v Turner & Ors [2022] EWCA Civ 1446

            The facts of the case were that:

            • Mr Thomas had a tenancy of an agricultural holding which he had assigned to a company without his landlord knowing.
            • He was the sole director and shareholder of the company and its registered address was the same as his home address.
            • Following the assignment, the landlord of the holding served a notice to quit at Mr Thomas’ home address and which was addressed to Mr Thomas rather than the assignee company.

            The Court of Appeal held that this was not an instance in which the Mannai principle could save the defective notice. The notice was addressed to a previous tenant of an agricultural holding and so was not given to the current tenant. This is despite the fact that the landlord could not have known about the assignment and the current tenant was a company of which the previous tenant was the sole director and shareholder and both the company and the tenant were registered at the same address.

            This case demonstrates how difficult it can be to serve notices correctly, given the strict requirements that apply. Not many cases will involve a concealed assignment but it remains important to ensure proper legal advice is always sought in relation to the service of notices and all available investigations are undertaken to ensure the correct party receives the notice at the correct place.

            Charlotte Evans-Tipping to speak at ThoughtLeaders4: Wealth/Life Middle East conference

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            Private Client Senior Associate, Charlotte Evans-Tipping, has been invited to speak at the ThoughtLeaders4: Wealth/Life Middle East Conference.

            This exclusive event for international private client advisors has been curated ‘by the experts for the experts’ and will span across two days. Charlotte will be speaking at the session entitled ‘Working with Family Offices: Should you have one? Setting One Up? Client, Obstacle or Threat?’ alongside Krya Motley of Boodle Hatfield and Sally Tennant OBE of Acorn Capital Advisors.

            The conference will take place from 15 to 17 November 2022. You can view the full agenda, and register to attend here.

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            Forsters advise Evolution Markets on relocation within the City

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            Forsters have advised Evolution Markets Limited on the acquisition and legal aspects of the fit out of their 38 Threadneedle Street headquarters in the City.

            Evolution Markets provides strategic financial and industry-leading transactional services to participants in global environmental and energy markets and is recognised as a leader in green markets.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised Evolution Markets and was assisted by Owen Spencer and Charlotte Mashhoudy.


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            Forsters recognised as an industry leader in The Times’ Best Law Firms 2023

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            Forsters, one of London’s leading Real Estate and Private Wealth law firms, has been recognised in The Times’ Best Law Firms 2023.

            Published on 3 November 2022, the guide recognises the best lawyers for business, public and private-client law across England, Wales and Scotland, as chosen by lawyers.

            Forsters is commended for its Real Estate and Private Wealth law capabilities, the firm has been ranked as a ‘Best For’ firm in the area of Landlord and Tenant law and newly ranked for its Private Wealth Tax expertise. Forsters is also commended in the Commercial Property, Family, and Inheritance and Succession categories.

            The firms’ continued inclusion in The Times Best Law Firms is testament to the firm’s strength and breadth of expertise and solidifies our reputation as a go-to firm for real estate and private wealth advice.

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            The Building Safety Act 2022 (“the Act”)

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            The Building Safety Act 2022 (the Act) received royal assent in April 2022, with its provisions coming into force in tranches over the following 18 month period. The extension of the limitation periods and leaseholder protections, both of which are explained in more detail below, are already in force. Following the recent launch of a government consultation on implementing the new regulatory regime for higher risk buildings, which is another key element of the legislation, we thought we would take the opportunity to look at what the Act changes in practice.

            1. Potential Claims

            Extension of Limitation Periods

            • Claims under the Defective Premises Act:

            The Defective Premises Act enables claims to be made for defective work relating to the construction of dwellings where the work renders the dwelling unfit for habitation. The limitation period (deadline) for claims brought under the Defective Premises Act is extended from 6 years to 15 years for new claims.

            Where the claim relates to construction rather than the refurbishment of dwellings, there will be a retrospective 30-year limitation period.

            • Section 38 of the Building Act:

            This section provides a statutory right of action for breach of a duty imposed by the building regulations, so far as it causes physical damage (either injury or property damage). The limitation period for breaches is extended to 15 years.

            • Claims against construction product manufacturers:

            Where the use of defective construction products leads to the building being uninhabitable the limitation period will be 15 years. If the claim relates to a cladding product however, there will be a 30-year retrospective limitation period.

            Other claims

            • There will be a new right for those with an interest in a dwelling to claim against construction product manufacturers where the product fails to comply with a relevant requirement, has been mis-sold or is inherently defective and the use of that product causes or contributes to the dwelling being unfit for habitation.
            • The High Court is able to make building liability orders against developers who have failed to meet a relevant liability under the Defective Premises Act 1972, or s38 of the Building Act 1984 as a result of a risk from fire spread or of structural collapse.
            • New build home warranties to provide cover for 15 years.

            2. Remediation Costs

            Part 5 of the Act deals with liability for costs of relevant defects, i.e. anything arising out of things done or used in connection with relevant works in the last 30 years or after that period to remedy a relevant defect which causes a risk to safety from fire or building collapse.

            • A ‘waterfall’ approach is taken to liability – developers pay first, then manufacturers, then freeholders and then leaseholders last.
            • The Act introduces various leaseholder protections which are intended to mean that leaseholders pay for fire safety related remedial works only as a last resort.
            • Leaseholder owned buildings are current excluded from these protections but, otherwise, they apply to any qualifying lease of a dwelling, i.e. one for more than 21 years granted before 14 February 2022 where as at that date the dwelling was the leaseholder at that time’s only or principal home and he/she did not own more than 2 other UK dwellings.

            Cladding defect costs

            • Building owners are liable to for paying for all remediation costs and any associated interim measures (waking watch etc) if they are, or are associated with, the developer of the building.
            • Even if they are not, they cannot pass on any of these types of costs to qualifying leaseholders.
            • Government funding may be available for this type of remediation and building owners are obliged to investigate this, or if there are any viable third party claims, to ensure that any costs passed on are not deemed to be unreasonable service charge costs.

            Non cladding defect costs

            • Building owners are liable to pay for all of these types of costs (including associated interim measures) if they are, or are associated with, the developer.
            • If they meet a contribution condition (i.e. have a net worth of at least £2 million per relevant building) then they cannot charge qualifying leaseholders for these types of costs.

            3. New Regulatory Regime

            • Applies to ‘higher risk’ buildings, i.e. those of at least 18 metres or 7 storeys high. Provided the height threshold is met then draft regulations confirm that buildings in scope must contain at least two residential units (dwellings or other unit of temporary accommodation), or be hospitals and care homes during the constructions phase.
            • The Building Safety Regulator (“the Regulator”) will be the building control authority.
            • Building safety is to be considered at each stage of design and construction, with a ‘golden thread’ of information about each stage being maintained to ensure that building safety risks are managed throughout the building’s life.
            • An Accountable Person will be the duty holder and must register the building before it is occupied, apply for a Building Assessment Certificate, and proactively manage safety risks by way of a Safety Case Report which must be kept up to date and be submitted to the Regulator. Once registered the Regulator will manage the assessment process by ‘calling in’ higher-risk buildings. For new buildings, this is likely to be within six months of occupation, with existing buildings being called in in tranches from April 2024.
            • An amendment to the Regulatory Reform (Fire Safety) Order 2005 will require all Responsible Persons to record their fire risk assessments and only instruct competent persons to undertake these assessments. Closer collaboration with other Responsible Persons in the same building is also expected and in the case of residential higher risk buildings, Responsible Persons will need to co-operate with the Accountable Person.

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            Forsters maintains Tier 1 ranking in eprivateclient’s Top Law Firms 2022

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            We are pleased to have once again been recognised as a Tier 1 firm in eprivateclient’s ‘Top Law Firms’, a ranking of top private client law firms in the UK.

            The firm’s top-tier position reflects the quality and breadth of its private client practice and the excellence of its lawyers. It is a well-deserved reward for the hard work of the team.

            Click here to view the 2022 eprivateclient rankings (behind a paywall).

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            Forsters to attend IBA Annual Conference 2022 in Miami

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            A team from Forsters, consisting of Partners Craig Thompson, Andrew Head and Howard Gill, as well as Senior Consultant, Mark Prevezer, and Senior Associate, Sarah Bool, will be attending the IBA Annual Conference 2022 in Miami.

            Renowned for being the most prestigious event of international lawyers, the conference will bring the world’s largest legal community together in Miami, from 30 October to 4 November.

            Sarah Bool will also be speaking at the event on Wednesday 2 November at 9.30am, discussing ‘the future trends for real estate in the post-pandemic world’, covering all topics including:

            • Tokenization of real estate projects and commercialization through crypto currencies.
            • Metaverse as a new submarket in the global real estate market? What are the real perspectives for this incipient new world?
            • Suburban vs urban areas
            • Conversion of downtown areas (former office areas) into residential areas
            • What to bear in mind in new office developments. Lessons learned from the pandemic
            • Hotels’ new developments and trends

            Ten years on from the Montague Review: What’s next for the Build-to-Rent sector?

            Modern apartment buildings stand in a row, featuring large windows and balconies. The setting includes landscaped paths, benches, and greenery under a partly cloudy sky.

            Helen Streeton, Partner and Head of Build to Rent gives her key takeaways from the British Property Foundation and Get Living breakfast event, hosted by FTI Consulting on 19 October 2022.

            It was fantastic to attend this engaging and informative seminar, with excellent hosting by Giles Barrie and a very informed and energised panel made up of:

            • Ian Fletcher, Director of Policy, British Property Federation
            • Rick de Blaby, Chief Executive, Get Living
            • Alex Greaves, Head of UK and European Living, M&G
            • Jacqui Daly, Director of Residential Research, Savills

            This made for a very interesting review of the last ten years since the Montagu Review, and a look ahead for the BTR sector. Here are five key takeaways:

            • The asset class has grown from a relatively immature market, which was feeling its way and described as seeming “bonkers” to many in the real estate sector, to a best in class asset in a relatively mature market place.
            • Despite significant investment over the period, some supply side help from the government and significant units delivered, demand continues to outstrip supply which is putting upward pressure on rental levels.
            • Despite rising construction costs which impact the cost of delivery, and the ever- increasing list of requirements from funders and occupiers alike, in particular around ESG, there seems to be no slow down in the appetite for the product. This is based on strong rental growth which is expected to continue for some time given supply and demand conditions.
            • Nicola Sturgeon has announced a rent freeze in the rental market in Scotland until March 2023. It remains to be seen whether this will be a cap on rent rises or a freeze itself. Panellists felt it was unlikely that this strategy would be rolled out here in England, due to the further excess demand this creates in the market which cannot be met, but that a cap on rent rises might be something which would protect tenants and landlords alike.
            • Placemaking and infrastructure remains at the heart of the build to rent offering alongside high end amenity space.
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            Forsters maintains its top rankings in the new Chambers UK Guide 2023

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            Chambers and Partners have today launched their latest Guide to the UK legal market.

            We are delighted to report that Forsters has maintained our Top Band status in the Real Estate and Agriculture & Rural Affairs categories. In recognition of our stellar Commercial Real Estate practice and lawyers who have driven growth and performance the Guide has increased Forsters’ profile. Our Construction practice has been elevated to a higher banding, with the Social Housing and Planning teams newly ranked. In addition, our Family UHNW team and Art & cultural Property Law Team have significantly moved up in the rankings.

            The news follows the firm’s success in the recently published Chambers HNW Guide, where our Private Wealth Law and Private Wealth Disputes teams continue to retained their top rankings, and our Residential Property team secured a Band One position.

            The UK Guide ranks 26 of Forsters’ leading Partners and Counsel. The firm is very proud to report that three of its leading Partners have this year been elevated in the rankings in recognition of their expertise and market reputation:

            The firm is delighted to see that its wider pool of experts are newly ranked; Sarah Cook (increase to Band Two), Ben Barrison (elevated to Band Five), Katherine Ekers (newly ranked as ‘Up and Coming’), Catherine Hill (Band three), Neasa Coen (uplifted to Band Three) and Laura Neal (‘Associates to Watch’).

            The Guide reports that “Forsters is a very strong firm capable of handling complex and sophisticated matters very well. They’re responsive and provide a high level of service.”

            Agriculture & Rural Affairs – Band One

            Ranked Lawyers: Henry Cecil, Penny Elliott, Christopher Findley, Andrew Lane and Rupert Mead

            Chambers notes: Forsters maintains a well-regarded rural team with capabilities across rural property, tax and contentious work. Its clientele includes the owners of traditional landed estates, as well as international purchasers.

            Market experts commented: “They have a dedicated and specialist team that know and understand the industry well.”

            Real Estate: Mainly Mid-Market – Band One

            Ranked Lawyers: Smita Edwards (elevated to Senior Statesperson), Katherine Ekers (newly ranked as ‘Up and Coming’) and Victoria Towers

            Forsters advises a number of leading real estate funds, offering expertise in all kinds of investment transactions, while also handling development matters, including sizeable residential schemes. The team represents developers, investors and landlords in relation to retail property concerns and also has notable expertise in handling matters related to the logistics sector. The firm continues to advise the Crown Estate on a range of matters concerning its London property portfolio.

            One client says: “The team is made up of well-placed and experienced individuals supported by responsive partners who are clearly knowledgeable and up to speed on the matter at hand.”

            Real Estate Litigation – Band Two

            Ranked Lawyers: Natasha Rees (newly ranked as Band One), Ben Barrison (newly ranked, Band Five) and Jonathan Ross (elevated to ‘Senior Statesperson’)

            Chambers Notes: Forsters represents a broad client base, ranging from institutional investors and funds to property developers, on a wide range of residential property disputes and enfranchisement cases. The team maintains substantial expertise in contentious matters concerning rights to light, service charge disputes and professional negligence claims.

            Market sources comment “The team at Forsters provides excellent service for value and is very responsive and very commercially aware.”

            Art & Cultural Property Law – Band Two

            Ranked Lawyers: Catherine Hill, Laura Neal

            Chambers Notes: Forsters has a recognised art and cultural property law practice, and regularly advises collectors, galleries and auction houses. The firm is particularly notable for handling estate planning and commercial matters for living artists.

            “I can’t fault them. They are extremely thorough, approachable, detail-focused and supportive. We enjoy working with them and wouldn’t hesitate to recommend them to anyone.”

            Social Housing – Band Three

            Ranked Lawyers: Sara Branch and Anne O’Neill

            Chambers notes: Forsters has a robust social housing practice that sees the firm’s lawyers act for a range of social housing associations, developers and contractors. It advises on matters including complex tax issues, acquisition of land and development financings. In addition, the team offers further expertise in connection with joint ventures and innovative development schemes.

            Market experts have commented: “They are second to none in relation to their ability to manage complex agreements and structures, and their ability to offer practical and commercially sound advice.”

            UHNW Family/Matrimonial – Band Four

            Ranked Lawyers: Joanne Edwards, Simon Blain and Rosie Schumm

            Chambers notes: The Forsters family law team has a broad practice covering complex and high-value financial remedies, as well as a variety of children law matters for married and unmarried parents. It advises foreign nationals on complex post-separation issues, as well as UK-based parties with cross-border asset portfolios. The department houses significant strength in nuptial agreements covering multiple jurisdictions. Lawyers at the firm have particular experience in cases with trust-related issues and act on behalf of trustees.

            Commentators noted “They are one of the best family law teams in the country.”

            Forsters’ Family team is also ranked in Band Three in the Chambers HNW Guide 2022. Joanne is also ranked in Family/Matrimonial: Mainly ADR – London (Firms) table.

            Construction – Non-contentious (new ranking Band Four) and Contentious (Band Five)

            Ranked Lawyers: Sarah Cook, Emily Holdstock, Andrew Parker and Richard Spring

            Chambers notes: Forsters is a well-respected firm with a strong reputation for purchaser-side representation in both a contentious and non-contentious capacity. The team receives regular instructions to advise clients on large-scale domestic residential and commercial developments. Its lawyers can assist with construction-related disputes, with experience in representing clients in the Technology and Construction Court, as well as arbitrations and adjudications.

            Industry experts commented: “They have strong technical expertise across all areas and an ability to work seamlessly across teams to ensure a comprehensive, end-to-end service.”

            Planning – Band Five

            Ranked Lawyers: Victoria Du Croz

            Chambers Notes: Forsters’ planning team is best known for its work on regeneration projects in London and the surrounding conurbation. The team also acts for the firm’s high net worth and landed estate clients. Other clients include major developers, institutional investors and local authorities.

            Leading market experts remarked: “The team is acutely aware of the business needs of the organisation and adopts an excellent, no-fuss approach. We always get a quick but considered response comprised of clear and practical advice.”

            The following Partners and Counsel are also Ranked Lawyers in the 2023 Guide:

            Neasa Coen – Charities (elevated to Band Three) “Neasa provides swift responses with carefully considered and wise legal advice. She is hugely empathetic and always alert to the wider implications of the cases she advises on.”

            Dearbhla Quigley – Capital Markets: AIM (Band Three) “She is excellent with detail but maintains an ability to see the commercial bigger picture.”

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            Last Mile Logistics Conference 2022

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            On Tuesday 11 October 2022, Commercial Real Estate Senior Associate Paul Grayson, along with Construction Senior Associate, Daniel Burr, attended the Last Mile Logistics Conference at the Postal Museum in London.

            The conference consisted of a number of interesting panel discussions involving key members of the logistics sector, as well as a free trip on the Mail Rail (see photos below)!

            In this blog post, he shares his key takeaways from the event.

            Current Market Conditions

            • The developer’s view: Inflation has led to a sharp increase in the cost of materials. Additionally, it is very difficult for developers to forecast pricing in the current market. Developers can only price developments based on today’s information. The current market volatility is requiring developers to make more assumptions than usual when forecasting how much a site will be worth once a development has reached practical completion.
            • The contractor’s view: The rise in the cost of materials has led to questions as to whether contractors can still deliver fixed price building contracts. The view is that this may still be possible, however it will depend on the type of project and the material selection. The earlier that contractors engage with their customers, the higher the chance that a fixed price building contract can still be delivered. If a fixed price building contract can be delivered, the customer may need to accept a mark-up on the fixed price to reflect current market conditions.
            • The investor’s view: Pricing is cooling due to the rise in interest rates and inflation. Investors are currently querying whether we have reached the bottom of the market, or if prices will decrease further. This has created a large amount of hesitancy in the market. If investors commit to sites in the current market, it is very likely that the investment decision will be due to the investor believing in the long-term vision for the site (as opposed to making a commitment solely due to pricing).

            Delivering ESG

            • Carbon sequestration: Science is likely to change how buildings are constructed over the next twenty years. There needs to be a shift towards materials which use less carbon, as well as an increase in funding for businesses who are studying how to remove carbon from the atmosphere and holding the same within materials (a process known as carbon sequestration).
            • Retrofitting: In comparison to other sectors, the logistics sector is unlikely to have a large problem with retrofitting existing stock in order to meet EPC standards. There are a number of ways in which the energy efficiency of a warehouse can be improved, such as the use of LED lighting, increased thermal insulation and the use of solar panels. Solar panels can give rise to fire risks (due to the temperatures that the panels can reach), however the general consensus is that this risk can be alleviated by raising the panels above the roof of the warehouse in order to allow an air flow below the panels.
            • Ensuring that logistics and residential schemes can co-exist: As logistics and residential schemes move closer together (due to the increase in last mile logistics), efforts need to be made to ensure that these schemes can co-exist. Electric vehicles are required to safeguard air quality in urban areas. From a planning perspective, a masterplan approach can help industrial schemes integrate into local areas. Site layouts and frontages which include green space can make logistics schemes more attractive to local communities.

            Diversity and Skills

            • Demystifying the logistics sector: The logistics sector needs to be demystified in order to make the sector more attractive to a diverse talent pool. Long hours are commonly associated with transportation jobs within the sector. However, due to the rise in last mile logistics, a number of driving roles can now support daytime hours and those members of society who need to maintain both a family and professional life.
            • Social values: The next generation of employees will overlook a higher salary for a firm which has social values that they share. The logistics sector needs to be better marketed to young people leaving school in order to attract talent from the youngest possible age.
            • Automation: It should be conveyed to the future workforce that automation will not remove all jobs from the logistics sector. Automation will change the nature of the jobs required and will increase the need for engineers and technicians.

            Multi-storey Sheds

            • Multi-storey vs mezzanine: Warehouses may not need to be fully multi-storey in order to service interested occupiers. A large warehouse with a functioning mezzanine may perform just as well as a multi-storey shed which is serviced by ramps.
            • Occupier demand: Whilst it is interesting to discuss the architectural challenges/viability of multi-storey sheds, the key question is whether there is occupier demand. Before committing to a multi-storey space, occupiers will want to ensure that the space is resilient and can respond to a goods lift breaking down on the third floor or a HGV breaking down on a ramp between floors. Ultimately, occupiers will only have confidence in multi-storey sheds once such schemes are more common in the UK market.
            • Functioning spaces: From a developer’s perspective, intensification of space is generally attractive (more lettable floor space results in a higher possible rent). That said, intensification cannot come at the cost of functionality. Large logistics operators will always need large yard areas in order to accommodate HGVs.

            Last Mile Logistics Image 1

            Last Mile Logistics Image 2

            Forsters recognised in eprivateclient’s Top Family Law Firms ranking

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            The Forsters’ Family team is delighted to have once again been listed as one of eprivateclient’s 2022 ‘Top Family Law Firms’, a comprehensive analysis of the leading law firms providing family law advice.

            The team’s continued inclusion in this ranking reinforces their ongoing success as a leading Family Practice, and serves as continued testament to their commitment to delivering exceptional service for clients.

            Click here to view the 2022 eprivateclient rankings (behind a paywall).

            Forsters advises a Wrenbridge / Bridges joint venture on over 700,000 sq ft of net-zero carbon logistics space across the South East

            A vast, empty warehouse features polished floors and high ceilings. Bright overhead lights illuminate the spacious interior, which includes stacked pallets and shelving on the right side.

            Forsters has advised a joint venture between Wrenbridge and Bridges Fund Management on the acquisition of sites in Aylesford, Basingstoke, and Stevenage and in securing planning permission for up to 700,000 sq ft of new, net-zero carbon logistics space across the sites in the South East of England.

            Commercial Real Estate Partner Victoria Towers and Senior Associates Paul Grayson, Ed Glass, and Charlie Croft advised on the deals, with GLP UK also supporting the developments in Basingstoke and Stevenage through forward funding.

            At Aylesford the site has planning permission for 300,000 sq ft across six units and will include substantial solar panel and air source heat pump installations expected to avert over 500 tonnes of CO2 emissions, while reducing tenant energy bills by at least £200,000 per year. Building work will begin on site at the end of 2022, with the property in line to become the most sustainable scheme in Kent. Ben Coles, Chief Executive of Wrenbridge, said the scheme’s “proximity to motorway connections is unrivalled.”

            The Basingstoke and Stevenage sites both have planning permission for over 205,000 sq ft, with a single 209,461 sq ft facility expected to be completed at Basingstoke in 2023, while at Stevenage three facilities ranging from 25,736 sq ft to 106,531 sq ft (the largest of which has been pre-let to FTSE 100 company Bunzl) also expected to complete in 2023. The units are to be built to net-zero carbon and Exemplar ESG specifications. Wrenbridge Chief Executive Ben Coles said: “We are excited about developing these schemes and working with GLP to deliver a best-in-class product backed by a pre-let to Bunzl in Stevenage.”

            All the sites will be targeting BREEAM Excellent and EPC A+ ratings, and Bridges Fund Management Partner Henry Pepper said: “At Bridges, we are committed to delivering some of the most sustainable industrial schemes in the UK – not only because it reduces emissions and supports the transition to net zero, but also because it makes the buildings more attractive to potential occupiers.”

            Victoria Towers commented: “We are excited to be working with Wrenbridge and Bridges on these projects and to be leading from the front when it comes to the green agenda. Not only is the connectivity of the Aylesford site exceptional, but the combined schemes will be best in class in terms of sustainability.”

            Forsters continues with top tier ranking in the 2023 edition of The Legal 500

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            Forsters, the leading London real estate and private wealth law firm, has been ranked in its key practice areas in the latest edition of the Legal 500 UK directory.

            “Forsters is a firm that really nurtures and brings on its next generation, enabling them client contact and the ability to build their network and express themselves. This is quite unique. They pride themselves on providing a tailored and bespoke personal service where the client feels valued and they are very good at problem solving.”

            “Its commitment to its clients is exceptional. Its style is communicative and collaborative.”

            The Legal 500 2023

            In the latest edition, Forsters is profiled as follows:

            • Ranked in 18 practice areas
            • Top ranked in four areas: private wealth, contentious trusts and probate, residential property and agriculture and estates
            • 70 ‘Recommended Lawyers’ which includes
              • Nine Partners in the ‘Hall of Fame’
              • Six ‘Leading Individuals’
              • Seven ‘Next Generation’ Partners
              • Four Counsel and Senior Associates recognised as ‘Rising Stars’

            Our highest ranked areas are set out below.

            Agriculture and Estates – Tier 1

            Henry Cecil leads a large and specialist team at Forsters LLP that is recommended for its vast experience of handling both transactional and strategic matters including complex tax and estate structuring advice and disputes. It has real strength in depth with key practitioners such as Penny Elliott, Christopher Findley and Andrew Lane. Catherine Hill and Rupert Mead also garner praise for their expertise on tax and trusts matters. Clients include sizeable landed estates, families and trusts with significant property and chattels as well as domestic and international private and commercial investors, wealthy individuals and landowner groups. Other strengths include advising on the establishment of holding structures for family wealth through companies, partnerships and trusts in addition to acting for landowners in relation to development work. It is also rated for its work on capital tax planning matters and on all aspects of the acquisition and disposal of estates, farms and country houses. It is a team of ‘problem solvers’.

            Contentious Trusts And Probate – Tier 1

            Forsters LLP has a strong track record in this area and advises fiduciaries, protectors and beneficiaries on the full remit of disputes involving trusts, trust structures, wills and estates both in an onshore and offshore context. Other key clients include high-net-worth/high-profile individuals, charities and other professionals and intermediaries. The international side of its practice continues to thrive under the direction of Roberta Harvey. Other key figures include Emily Exton, who is praised for her handling of disputes in the private wealth arena. The team is skilled at advising high-net-worth individuals, family offices, trustees and protectors on trust vehicles and other succession planning structures.

            Personal Tax, Trusts And Probate – Tier 1

            ‘It is the level of expertise’ at Forsters LLP ‘combined with its ‘can-do’ attitude that attracts clients’ with Xavier Nicholas at the helm. It has a large private wealth practice with a pre-eminent reputation for its advice to domestic and international HNW and UNHW clients on a range of complex cross-border and high-value taxation, estate planning and trust structuring matters. It continues to enjoy a regular stream of instructions on multi-billion pound matters for its international client base. Clients include major entrepreneurs, multi-generational families, trustees of significant cross-border estates and well-known artists. Carole Cook is well-regarded for her work on complex tax and trust issues. Kelly Noel-Smith acts for some of the world’s richest families, including Middle Eastern royalty, Greek shipping families and entrepreneurs. Anthony Thompson is among the leading advisers to Middle Eastern UNHW clients. James Brockhurst has recently been promoted to the partnership. ‘For such very clever people, they are also incredibly nice and easy to deal with’.

            Residential Property – Tier 1

            Under the excellent leadership of Lucy Barber the team at Forsters LLP continues to be active in transactions involving super prime and prime properties in London as well as on the sale and purchase of country houses. It has a diverse client base of wealthy clients who are based in the UK and abroad as well as prime residential developers, banks, property funds and investors. Charles Miéville is considered a ‘go-to’ adviser for particularly complex conveyancing and property financing matters for a client base that consists of a number of high-profile UHNW individuals and landed families. Robert Barham has been busy advising on various high-value transactions on behalf of international clients. Helen Marsh handles a broad spread of issues from high-value sales and purchases to advising on financing issues and landlord and tenant matters.

            Family – Tier 2

            The team at Forsters LLP is ‘incredibly well respected – and for good reason. The team does everything with real class’. It is led by Joanne Edwards who is a ‘dynamo’ and has a ‘good stable of associates’. It is continuing to see an increased flow of complex cross-jurisdictional work in nuptial agreements; child arrangements and financial cases (which often have complicated trusts and financial structures). Rosie Schumm is frequently instructed in complex litigation for families with substantial wealth across multiple jurisdictions. Simon Blain has a particular strength in difficult financial cases often involving trusts, family business and assets in more than one jurisdiction.

            Property Litigation – Tier 2

            The team of ‘first-class lawyers’ acts for a large number of landowners, estates and funds alongside property companies, developers and occupier clients. Its workload is equally diverse and has recently included easement and service charge disputes, dilapidation claims, forfeitures and other issues arising from CVAs and insolvencies, in addition to development matters concerning rights to light, vacant possessions and an increasing number of cladding-related instructions. Ben Barrison recently took over as head of the property litigation practice from Natasha Rees, who is now the firm’s senior partner. Barrison is described as ‘one of the very best property litigators around – great on the law, but does not let it distract him from seeing the bigger commercial and tactical picture.’ Another reputable individual is Jonathan Ross; his specialisms lie within rent review and dilapidation claims. Anna Mullins was promoted to partner in April 2021, while the team was also recently boosted by the arrival of Julia Tobbell from Herbert Smith Freehills LLP.

            British Legal Awards 2022: Double nomination for Forsters

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            We are delighted that Forsters has again been shortlisted in Legal Week’s prestigious British Legal Awards 2022.

            Forsters has been nominated in two categories, showcasing the firm’s expertise within the Private Wealth market.

            The news bolsters the firm’s market-leading reputation and recognises the quality and complexity of the work carried out for both domestic and international clients.

            The firm is delighted to be recognised as finalists in the following categories:

            • Contentious Trusts and Estates Team of the Year
            • Private Client Team of the Year

            Xavier Nicholas, Head of Private Client commented: ‘I’m delighted to see our Private Client team recognised as a leader in the market. The nomination reflects the quality of our lawyers, who individually are some of the best in their fields and together bring the strength in depth that the team has across the full range of private client disciplines.”

            Roberta Harvey, Head of Contentious Trusts and Estates commented: ‘It’s fantastic to have again received a shortlisting for Contentious Trusts and Estates Team of the Year, a testament to the hard work of our team”

            The British Legal Awards, now in their 13th year, represent the ‘best of the best’ within the UK’s legal community. The awards are an opportunity to celebrate the high-quality legal advice that sets the UK legal market apart.

            Xavier Nicholas
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            Xavier Nicholas

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            SDLT cuts – what do they mean for me?

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            Following the Mini Budget delivered on 23 September 2022, residential Stamp Duty Land Tax rates have changed (again). Unlike Sunak’s “SDLT holiday of 2020-2021”, Kwarteng has confirmed that these cuts are permanent – a relief for the real estate sector at the prospect of no looming SDLT deadlines.

            Unless you are a first time buyer, the cuts are far from ground-breaking but are no doubt intended to be the Mini Budget’s mini boost for the residential property market and will be gratefully received by many.

            FAQs

            Do the changes apply to me?

            Yes, if you are:

            • purchasing property in England or Northern Ireland;
            • have not yet exchanged contracts; or
            • have exchanged contracts but have not yet completed your purchase

            When are the SDLT changes effective?

            Immediately (i.e. from 23 September 2022)

            Is there a cut-off date by which I need to exchange/complete?

            No, the government has confirmed these cuts are permanent.

            How much will I save?

            This will depend on your purchase price and the rate of SDLT which applies. For a freehold property on a purchase price of £500,000:

            • a first time buyer would save £6,250
            • a UK buyer replacing their main residence would save £2,500
            • a UK buyer purchasing an additional property would save £2,500
            • a non-UK resident buyer purchasing their first property worldwide would save £2,500
            • a non-UK resident buyer purchasing an additional property would save £2,500

            What if I have already completed?

            Unfortunately the cuts will not apply if you completed on your property purchase on or before 22 September 2022.

            For further information on SDLT rates please contact the Residential Property team.


            Buying and selling luxury residential property in a competitive market

            The purchase or sale of a high value home requires expert legal advice to manage the complexities involved. Our lawyers are dedicated to sharing their knowledge to enable you to navigate the legal practicalities of buying and selling high value assets. We will support you through every stage of the process, and with the largest dedicated Residential Property team in London, we have the strength to do this. Visit our Hub to learn more.

            Forsters' Luxury Residential Property Hub

            Georgina Haddon
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            Georgina Haddon

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            Innovations in Art – a video mini-series with Smartify

            A hand mixes paint using a palette knife, hovering over a colourful artist's palette with various paint blobs, in a warm, softly lit workspace.

            Forsters’ Art and Cultural Property team with Private Client Partner, Catherine Hill launch ‘Innovations in Art’ together with Smartify – the world’s most downloaded museum app.

            ‘Innovations in Art’, a mini-series of videos, features specialist artists and their works, to help demonstrate innovations in the art world and their relevance today.

            We explore evolution in the creative process, ownership and sale of art works and restoration techniques, demonstrating the value of art as a record of our shared cultural history.

            In the name of art and from art lovers Forsters and Smartify, watch the first in our mini-series of short videos about art – starting with ‘Innovations in the Art World – changes in the creation of art’.

            Changes in the Creation of Art

            How did art begin? From 70,000-year old cave paintings using soil, burnt charcoal and chalk to today’s mixing of bright and wonderfully-rich pigments, you’ll hear more about how innovations in art have helped to turn the world technicolour.

            From Da Vinci and Vermeer, using science, maths, and now high-tech solutions, digital art and NFTs – see how the art world has progressed and hear from modern day experts including Richard Deacon RA – award winning abstract sculptor.

            Experience and enjoyment

            Why is art inseparable from life? It’s embedded in our need to tell stories, to inspire and to provoke us into thinking. George Sand said it’s meaningless without an audience and that the sale and enjoyment of art is as important as the art itself.

            Watch our video to travel down the ages from the paintings of Gainsborough to commentary from modern-day sculptor Richard Hudson, and discover how art in the public eye has developed from portraits of the individual (the figurative), to the abstract, taking on different shapes and forms;an interesting reflection of the times we live in.

            Innovations in conservation and preservation in art

            Why do people vandalise art? Did you know that the Mona Lisa has been damaged five times, and that Rembrandt’s Nightwatch was attacked with acid and a knife? We ask what drives this and what innovations we see in our restoration techniques used to conserve our masterpieces and enjoy them today?

            Up to date techniques including imaging, high resolution photography, analysis and AI all help to establish what was missing from damaged artworks for future generations. Kalliopi Lemos, sculptor, painter and installation artist give her insight into the importance of choosing the right materials when we produce art.

            How does Smartify work?

            Smartify is a free app that allows you to explore the artworld virtually, taking digital tours or using it to find works on show at home and abroad. It can scan artworks in order to not only identify them but also to access instant art commentary on your mobile device. It makes artwork accessible for a global audience through innovative technology and engaging storytelling. Smartify was founded in 2015 and now works with over 150 museums, galleries and historic houses worldwide, delivering information about opening hours and what’s on locally and internationally and providing audio and visual guided tours of venues, and information about individual artworks and artists at the click of a button.

            View the mini-series ‘Innovations in Art’ on Smartify

            About our team

            Against this backdrop, Catherine Hill and her team aim to demonstrate both their collective and individual love of art that translates into ongoing work at Forsters, helping to promote the private client and wider specialist services that Forsters provides to living artists.

            The team provides a full range of services for artists in order to help maximise the value of their art and, in the long-term, build an enduring legacy.

            Services include:

            • Tax efficient structuring of the artist’s business
            • Advising on contractual relationships with galleries, museums and other institutions
            • Advising on employment of interns, studio assistants and managers, curators and archivists
            • Supporting the management of an artist’s archive
            • Advising on intellectual property rights and royalties for protection of the artist’s work
            • Tax advice and support
            • Preparing Wills and structuring foundations and alternative entities for legacy planning purposes

            Forsters’ Private Wealth practice is top [Band 1] ranked in the latest edition of The Chambers HNW Guide.

            Further information on our Art and Cultural Property Group’s specialist expertise can be found here.


            “Follow the paint” on a unique tour of artist Jock McFadyen’s studio whilst he reveals the mastery behind his paintings and artistic legacy

            Forsters’ Head of Art and Cultural Property, Catherine Hill, joins longstanding client Jock McFadyen at his artist studio in London Fields for a captivating conversation in which Jock reveals his painting techniques, reflects on a 50-year career and the challenges of accepting the kind of artist you’ve become, as well as musings on the future of the art market.

            a unique tour of artist Jock McFadyen's studio whilst he reveals the mastery behind his paintings and artistic legacy

            Catherine Hill
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            Catherine Hill

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            The Register of Overseas Entities: how does it apply to trusts?

            Skyscrapers rise into a cloudy night sky, their windows glowing with interior lights. Nearby buildings reflect on the glass surface, creating an urban atmosphere.

            The new register of overseas entities (“ROE”) maintained by Companies House came into effect on 1 August 2022. The aim of the ROE is to record the beneficial ownership through “overseas entities” of land in the UK. Non-compliance with registration obligations will in practice make it impossible for overseas entities to buy, sell, let or charge UK land and also carries criminal sanctions. It is therefore crucial that overseas entities, including corporate trustees, are aware of their obligations in relation to the ROE.


            Download this briefing in PDF format

            Download in PDF format


            Our briefing answers the following key questions:

            • What is the Register of Overseas Entities?
            • Which kinds of entities are required to register on the ROE?
            • What is a “Qualifying Estate?”
            • When must an Overseas Entity register on the ROE?
            • What information does the Overseas Entity have to provide to the ROE when registering?
            • What information on the ROE is publicly accessible?
            • Who are “Registrable Beneficial Owners”?
            • How does the new requirement to register on the ROE apply to trusts and their related entities?

            Read our full briefing here

            Landlords on alert as Cineworld collapse raises spectre of widespread closures – Andrew Denye speaks to CoStar

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            Head of Retail, Andrew Denye, has offered his comments to CoStar News on how Britain’s Cineworld, the world’s second-biggest cinema chain, has filed for bankruptcy protection in the US in a move that has left landlords across the country staring down the barrel of widespread anchor-unit closures.

            The group operates 751 movie theatres including more than 500 in the US, as well as more than 100 in the United Kingdom and Ireland. In Britain it also owns the Picturehouse chain.

            Cineworld said in a statement that it had filed for Chapter 11 protection, a court-supervised restructuring in the US that gives companies breathing space to negotiate with creditors on debt.

            It confirmed it will try to renegotiate leases, while existing management will stay in post.

            It added that it aims to emerge from bankruptcy proceedings in the first quarter of 2023 and had secured $1.94 billion in financing from existing lenders.

            Landlords across the country will clearly be concerned that a key tenant in major developments is about to exit, or seek to sublet space, with the recent disappearance of department stores such as Debenhams from the high street and malls a worrying precedent in terms of scale.

            Andrew says Cineworld appeared to be facing a perfect storm of the dramatic impact of COVID-19 on cinema attendance, followed by the cost of living crisis and finally the problem that not enough “top-notch” films are being produced.

            “Then they have a significant amount of debt. And it is almost a classic case of ‘big is not always best’ as they have a huge number of big buildings at a time when for numerous reasons cinemagoers don’t really need all that space. There is talk of a sizeable chunk of money there to help them, but a problem is the market has moved to the high end with Everyman, or lower end, and Cineworld has tracked through the middle to a degree.”

            In terms of what lease negotiations with landlords will look like, Denye said Cinewold may choose the company voluntary arrangement route, a method of restructuring real estate in the UK that has been much less used in the past 12 months as market conditions have improved for retailers and leisure operators.

            CVAs are legally binding agreements with a company’s creditors to allow a proportion of its debts to be paid back over time and need 75% of the creditors, by value, to support the proposal. For a review of why they have been controversial in the UK and why they have been few and far between recently click here.

            What Ever Happened to the Landlord Fight Against CVAs?

            “They may go the CVA route which immediately solves the negotiation point as it is what it is. If they try to renegotiate leases, because their spaces are so large they are effectively an anchor so ultimately landlords will do what they can to help them keep the doors open; the alternative is going to be very painful.”

            That is because fitting out a cinema is extremely expensive and the auditorium for instance is more difficult to repurpose than for instance department store space.

            “It is going to require a sizeable cheque,” Denye agrees. “We will see closures, that is clear, but we also might see them try to carve out underlet portions of space.”

            Denye said there is a real prospect of more CVAs again this year from operators.

            “I think, that 2021 we saw an improvement in conditions for retail and leisure as people got out and about. But I think the energy crisis will have a dramatic impact and even this week I have seen occupiers put things on pause citing the cost of energy.”

            In terms of Cineworld’s likely cause of action Denye says it is too early to tell. “All we know is what they have done in the States, but landlords up and down the country will be expecting a phone call or more likely will be making a phone call. It is a genuine asset management challenge.”
            Recently Cineworld was on the losing end of a critical legal battle over COVID-19 rent arrears which will also be a backdrop to negotiations.

            London Trocadero and the Bank of New York Mellon were backed at the Court of Appeal in linked landlord test cases against Picturehouse Cinemas and Cine-UK in a decision with major implications for commercial landlords and tenant negotiations in England and Wales.
            A three-judge panel dismissed the two claims from the tenants ultimately including Cine-UK and Cineworld. The Trocadero case against Picturehouse Group related to £2.9 million of specific rent arrears owed, but many other landlords and tenants have been awaiting the decision. For a review of three critical cases focused on the matter during the pandemic click here.

            This article was originally published on 8 September 2022 on the CoStar website and can be found here (behind their paywall).

            Andrew Denye
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            Dickon Ceadel and Maryam Oghanna listed in ePrivateClient’s Top 35 under 35 2022

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            We are delighted to announce that Senior Associates Dickon Ceadel and Maryam Oghanna have been listed in ePrivateClient’s Top 35 under 35 2022.

            Once again, this is a testament to the talent and strength of our next generation of lawyers, together with Forsters’ commitment to nurturing and promoting the talent of our senior associates who are a key part of our continued growth as a firm.

            Eprivateclient’s Top 35 Under 35 initiative is designed to identify, recognise, promote and introduce the rising stars of the Private Client practitioner community in the UK.

            Dickon advises on all aspects of private family law, including divorce and separation, financial claims, pre – and post – nuptial agreements, cohabitation disputes, and all issues regarding private children law including surrogacy.

            Maryam is a Senior Associate in the Dispute Resolution team, specialising in disputes regarding Trusts and Estates. She advises on a broad spectrum of contentious trusts and estates matters at both domestic and international level and has represents a variety of clients across multiple jurisdictions.

            Congratulations!

            The full results can be viewed here.

            Caroline Harbord to speak at ThoughtLeaders4: Group Litigation and Class Actions

            Black and white chess pieces are positioned on a chessboard, focusing on two knights facing each other amid rows of pawns, set against a blurred, neutral backdrop.

            Dispute Resolution Partner, Caroline Harbord, has been invited to speak at the ThoughtLeaders4: Group Litigation and Class Actions.

            Expanding on last year’s success, this two day conference will be covering major areas of group litigation in the UK, international developments and practical considerations for bringing and defending against class actions.

            Caroline will be speaking on the panel: ‘Group Litigation in the high court’.

            The conference will take place from 19 to 20 October 2022. You can view the full agenda, and register to attend, here.

            Caroline Harbord
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            Caroline Harbord

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            Forsters advises Fiera Real Estate UK and Wrenbridge on the acquisition of a 2.3 acre development site in Hemel Hempstead

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            Forsters has advised Fiera Real Estate (“FRE UK”) and Wrenbridge on the acquisition of a 2.3 acre site in Hemel Hempstead for the speculative development of a new 52,000 sq.ft Grade A industrial warehouse scheme with a GDV of £22m. The proposed development will benefit from 12 metre clear internal eaves, 50kN/sq m floor loading, PV panels, electric car charging points and high efficiency HVAC systems.

            The site was purchased through the Fiera Real Estate Logistics Development Fund UK (“FRELD”) and represents the first acquisition for the fund which reached its first close earlier this year with £180m of equity committed. All assets in FRELD’s portfolio will meet the rigorous environmental and social requirements set out by FRE UK’s Sustainable Design Brief, which align with its ambition to drive positive change and contribute to a low carbon economy. The scheme has had ESG considerations embedded at all stages of its design process and along with future projects for the fund, it will be targeting net-zero carbon construction, BREEAM Excellent and EPC A.

            The site is situated within the Maylands Business Area, which is a prime industrial location and is less than two miles from Hemel Hempstead town centre. The town is one of the principal commercial centres of Hertfordshire and the property benefits from excellent transport links due to its strategic placement one mile from the M1 motorway and four miles from the M25 motorway. Hemel Hempstead also provides regular train services to London within 30 minutes.

            Chris Button, Fund Manager of Fiera Real Estate, commented, “We are very pleased to have completed on our first acquisition for the fund and to be bringing forward yet another high-quality and sustainable scheme alongside our Operating Partner, Wrenbridge. The fund is targeting similar sites for speculative industrial development around the UK.”

            Jamie Garrett, Director at Wrenbridge, commented “We are really pleased to be delivering much needed, sustainable high quality industrial space to the local area, which will meet demand for traditional warehouse occupiers but will also appeal to mid-tech, R&D and life science operators. The scheme will make a strong contribution to the local economy boosting local jobs. We look forward to delivering this with Fiera.”

            Commercial Real Estate Partner Jade Capper, assisted by Senior Associate Daniel Steele, advised on the deal.

            Jade Metcalf
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            Jade Metcalf

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            Ready, Steady, (almost) GO! The Register of Overseas Entities is live

            Skyscrapers rise into a cloudy night sky, their windows glowing with interior lights. Nearby buildings reflect on the glass surface, creating an urban atmosphere.

            The register of overseas entities managed by Companies House (the Register) is now live and accepting applications, but there is a short grace period until 5 September for the registration of land transactions. In this update we set out more detail as to the registration requirements and process and our thoughts as to what overseas entities should be doing now to ensure compliance.


            Download this briefing in PDF format

            Download in PDF format


            Background

            The English government has established the Register with the intention of increasing “transparency”, to allow “law enforcement agencies to investigate suspicious wealth more effectively”. Essentially, any overseas entity which owns or is to acquire UK property will need to register, providing details about the entity itself and its beneficial owners. HM Land Registry will enter restrictions against the title of such property so preventing the overseas entity from entering into various property-related transactions unless it is on the Register. Failure to comply with the requirements to apply to be on the Register can constitute an offence.

            Further detail about the Register and the obligations arising can be found in our earlier note on the topic (see our article here). Since that note’s publication, additional regulations have been published adding in extra layers of process.

            Key Dates

            The Register went live on Monday 1 August 2022, meaning that overseas entities can now apply to Companies House to be admitted to the Register.

            The property-related provisions will however, only take effect on 5 September 2022. This grace period has been implemented to avoid property transactions being held up by the need to register. Its effect is that any overseas entity currently in the middle of a property acquisition which completes and in respect of which the application to register the transaction at the Land Registry is made before 5 September will not need to be on the Register in order to complete and make the necessary entries at the Land Registry. However, any overseas entity which intends to complete the purchase of any UK property and to apply to register the transaction at the Land Registry on or shortly after 5 September would be wise to apply to the Register now to ensure that the registration process does not delay completion. As from 5 September 2022, overseas entities will not be able to register a freehold interest or a lease exceeding seven years from the date of grant unless they are registered on the Register at the time the (Land Registry) application is made.

            Any overseas entity which held UK property prior to 4 September 2022 will need to apply to register in any event by 31 January 2023 (i.e. six months from the Register going live). This registration obligation applies to overseas entities which became registered as proprietor of the UK property pursuant to an application to the Land Registry on or after 1 January 1999. However, bear in mind that where an overseas entity acquired UK property between 1 August 2022 and 4 September 2022, it will not be able to dispose of that property or grant a legal charge over it unless it is duly registered. (Overseas entities which acquired the UK property prior to 1 August 2022 will be able to make such a disposal without first being on the Register until 31 January 2023.)

            Any overseas entity which has made a disposition of UK property since 28 February 2022 must provide details to Companies House by 31 January 2023. Where the overseas entity is obliged to register (because it still owns UK property), the details of such disposition must be provided at the time of its application to register.

            UK-Regulated Agent

            To register, an overseas entity will need to provide certain information about itself and its beneficial owners (or if there are no beneficial owners, its managing officers) to Companies House. Pursuant to regulations published earlier in the summer, such information must first be verified by a “UK-regulated agent”. Registration will not be possible without this verification from a UK-regulated agent. The information must be verified not more than three months before the application to register is sent to Companies House.

            Service providers such as accountancy firms and law firms are among those who may apply to become a UK-regulated agent but obviously, there are responsibilities, risks and potential liabilities which also come with the position. It is to be hoped that a publicly available list of such agents will become available in due course. The verification process is not exactly aligned with the requirements of anti-money laundering regulations, so overseas entities may find they are required to provide more detailed information than is ordinarily required for transactions.

            The UK regulated agent can submit the registration application with the verification statement, or if the overseas company is making the application itself, the agent can provide the verification separately to Companies House by email within 14 days of the application being made.

            Verification will also be required when the overseas company complies with its duty to update its entry on the register each year.

            Fee

            There is a registration fee of £100 payable to Companies House.

            Practical Steps

            • Overseas entities which: (a) currently hold UK property; (b) disposed of UK property since 28 February 2022; or (c) intend to acquire UK property, should be collating the information required to register and submitting their registration applications to Companies House as soon as possible
            • Acquisitions of a freehold interest or of a lease for a term exceeding seven years from the date of grant or the grant of a legal charge which are completed and registered at the Land Registry between 1 January 1999 and 4 September 2022 will not immediately be affected by the Register, but the purchaser should register as soon as possible (and must register by 31 January 2023)
            • Acquisitions of a freehold interest or of a lease for a term exceeding seven years from the date of grant cannot be registered at the Land Registry after 5 September 2022 unless the overseas entity is on the Register
            • Overseas entities must provide details of any disposal of a freehold interest or of a lease for a term exceeding seven years from the date of grant or the grant of a legal charge since 28 February 2022 to Companies House by 31 January 2023 whether or not the overseas entity in question needs to be on the Register
            • The disposal of a freehold interest or of a lease for a term exceeding seven years from the date of grant or the grant of a legal charge by an overseas entity which acquired the property on or after 1 August 2022 will not be permitted unless the overseas entity is on the Register
            • An overseas entity which acquired the property and applied to be registered at the Land Registry prior to 1 August 2022 can dispose of a freehold interest or of a lease for a term exceeding seven years from the date of grant or grant a legal charge in respect of the property before 31 January 2023 without first being on the Register, although it will still need to apply to the Register and provide details of the disposition by 31 January 2023.

            Disclaimer

            This note reflects the law as at 1 September 2022. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            You might also be interested in:

            Lianne Baker
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            Loan agreement default interest rates: How much is too much?

            Black and white chess pieces are positioned on a chessboard, focusing on two knights facing each other amid rows of pawns, set against a blurred, neutral backdrop.

            It would be a strange loan agreement indeed if there was no provision for the payment of interest by the borrower on the amount outstanding, and this rate of interest will generally increase if the borrower defaults on a payment.

            But, can a lender impose any default interest rate they wish? The short answer is no. Although a higher interest rate is acceptable where there has been a default; justified by the increased credit risk taken on by the lender, an unusually high default interest rate could be deemed a penalty and actually be unenforceable by the lender as this recent case shows.

            The facts

            In brief, the borrower (Ahuja) had bought a property from the lender (Victorygame), which was partly funded by a loan from Victorygame. Ahujua subsequently defaulted on a payment under this loan, alleging misrepresentation.

            The loan agreement specified that in the event of default (such as non-payment), the interest rate would be compounded on a monthly basis at a rate of 12% per month, a rate which represented a 400% increase on the pre-default rate.

            The law and decision

            Case law surrounding default interest rates has established that to avoid the risk of the interest rate being classified as an unenforceable ‘penalty’, the default interest rate should not be too high and should only run while the default continues. But, what is deemed as “too high”?

            In the Ahuja case, the High Court undertook the analysis in two stages:

            First, it considered whether the clause in question imposed a ‘primary obligation’, which is essentially a requirement for the contracting parties to carry out their contractual promises, as opposed to a ‘secondary obligation’, which is a requirement that arises by operation of law on the breach of a primary obligation. If classed as a primary obligation, the interest rate could not be a penalty. The court found however, that the manner in which the loan agreement was drafted clearly showed that the clause was meant to impose a secondary, rather than a primary, obligation in the event of breach.

            The court then considered the ‘legitimate interest’ test, i.e. whether the obligation imposed was out of all proportion to any legitimate interest. The judge accepted that a defaulting borrower comprises an increased credit risk for the lender and as such, a higher default interest rate is more acceptable; in such a situation, the lender has a “legitimate commercial interest in applying a higher rate”. However, even though Ahuja did not provide evidence of market interest rates and Victorygame did not provide evidence to show that the rate imposed reflected a “genuine assessment of Ahuja’s creditworthiness in the event of default”, the High Court found the default interest rate was “so obviously extravagant, exorbitant and oppressive”, that it categorised it as a penalty and was therefore irrecoverable by Victorygame.

            The court suggested that had the default interest rate been lower (for example at a rate of 200% or less), then the court might have been prepared to accept, without further evidence, the provision as ‘non-penal’ to reflect the greater credit risk presented by a defaulting borrower. However, any greater increase would require evidential justification.

            Tips

            As a borrower, ensure that you fully understand the interest rate provisions agreed and the maximum amount of interest that could be payable on any outstanding sum, particularly if an event of default arises.

            Lenders should be aware that although higher interest rates are likely to be enforceable in respect of a defaulting borrower, there are limits as to how high such rates should go, particularly if there is no evidence to justify the higher rate. If Victorygame had provided a genuine assessment of Ahuja’s creditworthiness and evidenced particular factors affecting the credit risk posed or market interest rates at the time of entering into the loan agreement, they may just have got away with it.

            If you would like further information about anything covered in this article, please contact our Banking team.

            Disclaimer

            This note reflects the law as at 31 August 2022. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Simon Collins
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            Simon Collins

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            Should SDLT go “green”?

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            With rising energy costs and challenging net zero targets, could Stamp Duty Land Tax (SDLT) be a useful tool to help Britain take the next steps towards more energy efficient homes?

            We believe that SDLT, as well as Welsh Land Transaction Tax and Scottish Land and Buildings Tax, could be used to assist taxpayers to achieve a greener, more energy efficient future.

            Between 2007 and 2012, full relief from SDLT was available on the purchase (for £500,000 or less) of newly constructed properties which met specified standards of energy efficiency, whilst purchasers buying dwellings for more than £500,000 obtained a £15,000 relief from their SDLT liability. To obtain this relief, the seller had to provide a certificate that had been issued by an assessor to demonstrate that the home qualified.

            A decade later and SDLT has only increased in complexity and cost, with added surcharges around second home ownership and non-resident purchasers, as well as reliefs targeted at first time buyers and others. Indeed, nowadays the tax on residential properties can be as high as 17%.

            Although adding a further relief to an already complicated set of rules may seem counterproductive (especially for busy conveyancers who are not supported by a wealth of tax lawyers), successive governments have been willing to use SDLT to nudge behaviour in certain directions and the changes made have had significant impact on purchasers’ actions. For evidence of this, we only have to cast our minds back a couple of years when SDLT reliefs put in place during the COVID-19 pandemic resulted in an overall increase in transactions, with properties in the price bands that benefitted the most from the increase in the nil rate threshold (such as properties above £500,000) receiving a significant proportion of the upturn. It is not difficult to envisage purchasers turning their focus to a property’s energy efficiency if there is a significant tax saving (for example, on their SDLT bill) to be made.

            With ambitious targets for Britain’s reduction in carbon emissions, the Government could look to the reinstatement and beefing up of this “green” SDLT relief. One option would be to tie the level of relief to the Energy Performance Certificate (EPC) ratings which are required to be produced before a property can be marketed for sale, with more energy efficient properties benefitting from a greater relief. Expanding such a relief to all dwellings (not just new builds), would incentivise property owners to invest in improving their property’s energy efficiency; sellers would then be able to market their low carbon properties as more affordable or share in the SDLT savings with the purchaser.

            We are not alone in thinking that this could be an effective way forward. The UKGBC made a similar suggestion in their 2021 report with a plan to make the change revenue neutral by also adding SDLT increases to homes with low energy efficiency.

            Coupled with other targeted assistance the Government provides for improving energy efficiency, this could be an effective way of encouraging homeowners to take the often-expensive steps to improve the energy efficiency of their homes; surely an appealing prospect on both an environmental and cost of living level?

            Disclaimer

            This note reflects the law as at 23 August 2022. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Oliver Claridge
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            Oliver Claridge

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            The Recovery Loan Scheme: The Next Generation

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            Earlier this month, the British Business Bank outlined the key terms of a new iteration of the Recovery Loan Scheme intended to help smaller UK businesses in their battle against rising costs in the current economic climate.

            Previously…

            As we explained in our earlier articles (see here and here), the Recovery Loan Scheme was originally launched by the UK government in April 2021 with the aim of supporting UK businesses during the Covid-19 pandemic by enabling access to the finance they needed to continue trading. Initially set to close at the end of 2021, the Recovery Loan Scheme was subsequently extended for an additional period of six months until June 2022 (albeit with a lower maximum loan amount and a reduced government guarantee).

            The trailer

            In a press release on 20 July 2022, the Department for Business, Energy and Industrial Strategy (“BEIS”) announced that the Recovery Loan Scheme, would be extended for a further two years until the end of June 2024 and will be open for applications from August 2022 (the “Extended Scheme”).

            The new series

            Key features:

            Extended Scheme ends
              30 June 2024
            Available to
              Businesses:
              (a) with a turnover of up to £45 million;
              (b) carrying on trading activity in the UK; and
              (c) which are not “businesses in difficulty”
            Loan amount
              Asset and invoice finance: Between £1,000 and £2 million
              Term loans and overdrafts: Between £25,001 and £2 million
            Term lengths
              Term loans and asset finance facilities: Between three months and six years
              Overdrafts and invoice finance: Between three months and three years
            Government-backed guarantee
              70% against outstanding balance of the loan following normal recovery processes
            Personal guarantee
              Lenders may take personal guarantees irrespective of the size of the loan
            Pricing
              Annual effective rate of interest and upfront and other fees are capped at 14.99%

            Aside from the extended end date, a further significant change is that, unlike the original Recovery Loan Scheme, there is now no requirement for a business to confirm that it has been adversely affected by Covid-19. In a similar vein, any business which has previously taken out one of the other government-backed loan schemes during the pandemic (the Coronavirus Business Interruption Loan Scheme, the Coronavirus Large Business Interruption Loan Scheme, the Bounce Back Loan or the original Recovery Loan Scheme) will still be able to take advantage of the Extended Scheme.

            The cast

            As with the original Recovery Loan Scheme, the Extended Scheme will be administered, on behalf of BEIS, by the British Business Bank.

            Lenders which are participating in the Extended Scheme will be listed on the British Business Bank’s website once applications are opened. This date is yet to be announced.

            Disclaimer

            This note reflects the law as at 17 August 2022. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            Katja Fischer
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            The Register of Overseas Entities is Go! What does this mean for lenders?

            Green and white line graphs and bar charts fluctuate against a background of blue financial data panels in a digital stock market display, showing numbers like 47.5, +4.78, and 780,516.

            The register of overseas entities (the Register) which was created pursuant to the Economic Crime (Transparency and Enforcement) Act 2022 (the ECA) went live on 1 August 2022. As such, overseas entities can now apply to Companies House to register, although property transactions will not actually be affected until 5 September 2022. So, what does this mean for lenders? Here, we provide an update and suggested practical steps.

            Who must apply to the Register?

            Any body corporate, partnership or other legal entity which is governed by the laws of a country outside of the UK (an overseas entity) that:

            1. owns a UK freehold interest or a lease exceeding seven years (a Qualifying Estate) which was acquired after 1 January 1999; or
            2. intends to acquire a Qualifying Estate,

            must apply to the Register.

            (Overseas entities that do not own or intend to acquire a Qualifying Estate may choose to be listed on the Register, but this is not a legal requirement.)

            In addition, any overseas entity which has disposed of UK property since 28 February 2022, must provide certain details to Companies House. This is the case even where that overseas entity no longer owns any UK property although how this will be monitored and enforced in reality remains to be seen. Given the complexity and size of the exercise in registering overseas entities which currently own UK property, one could be forgiven for thinking that extending the notification obligations to overseas entities which no longer hold any UK property may well be a step too far.

            Upon registration, Companies House will confirm due entry in the Register and provide the overseas entity with a registration number.

            What information must be submitted to the Register?

            An overseas entity is required to provide certain information about itself (including its name, country of incorporation or formation and registered office) and identify its registrable beneficial owners (or confirm that it does not have any) to the Register. Such information must, on an annual basis, be updated or confirmation given that no update is required.

            Where the overseas entity does not have any registrable beneficial owners, it must instead give details of its managing officers.

            Details of any disposition of UK property made since 28 February 2022 must also be provided.

            The information to be submitted in the application for registration must be verified by a UK-regulated agent and their details must also be provided. Various service providers such as accountants and law firms can apply to take on this role but in so doing, will also take on various risks and responsibilities. It remains to be seen how many choose to do so.

            Although the Register will be publicly available, certain information, such as the residential address and date of birth of individuals will be kept confidential.

            What is a registrable beneficial owner?

            Essentially, a beneficial owner is anyone who:

            • holds, directly or indirectly, more than 25% of the shares or voting rights in the overseas entity
            • holds the right, directly or indirectly, to appoint or remove a majority of the board of directors of the overseas entity
            • has the right to exercise, or actually exercises, significant influence or control over the overseas entity
            • has the right to exercise, or actually exercises, significant influence or control over the activities of a trust, and the trustees of such trust meet any of the conditions specified above in relation to the overseas entity.

            There is a specific carve-out in respect of share charges which provides that the rights attaching to the charged shares will be held by the chargor if the rights (other than the right to exercise them for the purpose of preserving the value of the security, or of realising it) are exercisable:

            1. in accordance with the chargor’s instructions; and
            2. (where the shares are held in connection with the granting of loans as part of normal business activities) only in the chargor’s interests.

            As such, a lender will not be deemed a beneficial owner solely because a share charge has been granted to it.

            Property transactions and legal charges

            Much depends on when the overseas entity became the registered proprietor of the Qualifying Estate.

            Where an overseas entity acquires a Qualifying Estate on or after 5 September 2022, HM Land Registry will refuse to register title to the property unless the overseas entity is included on the Register. As such, to acquire any UK property on or after 5 September 2022, the overseas entity must be duly registered.

            Where an overseas entity acquired a Qualifying Estate on or after 1 August 2022 but before 5 September 2022, HM Land Registry:

            1. will register that overseas entity as the proprietor of the Qualifying Estate without the overseas entity being on the Register; but
            2. will place a restriction on title in the land register, which will prevent the registration of any relevant disposition of that property (i.e. a transfer, grant or assignment of a lease for a term of seven years or more, or the grant of a legal charge) unless the overseas entity is listed on the Register (or an exemption applies).

            Where an overseas entity was already the registered proprietor of a Qualifying Estate prior to 1 August 2022, HM Land Registry will place a restriction on title in the land register. Such restriction will take effect from 31 January 2023 (the end of the six-month transitional period) and will prevent the registration of any relevant disposition of the property unless the overseas entity is listed on the Register (or an exemption applies).

            From a lender’s point of view, this means that where an overseas entity became the registered proprietor of a Qualifying Estate:

            1. on or after 5 September 2022, the overseas entity will need to be on the Register in order to be able to register a legal charge at HM Land Registry;
            2. between 1 August 2022 and 4 September 2022, the overseas entity will need to be on the Register in order to be able to register a legal charge at HM Land Registry; and
            3. prior to 1 August 2022, a legal charge can be registered at HM Land Registry without the overseas entity being included on the Register until 31 January 2023, although an application to register must have been made by this date and details of the legal charge will need to be disclosed at the time of application.

            Enforcing a registered legal charge however, is a different story as it falls within one of the exemptions. Where a secured creditor (or a receiver appointed by the secured creditor) exercises its power of sale under a registered legal charge or a disposition is made by a specified insolvency practitioner in specified circumstances, the lack of registration by the relevant overseas entity will not prevent such sale or disposition.

            What is the deadline for registration?

            As mentioned, any overseas entity acquiring a Qualifying Estate on or after 5 September 2022 will need to be on the Register before the acquisition can be registered at HM Land Registry.

            Although an overseas entity which acquires a Qualifying Estate between 1 August 2022 and 4 September 2022 will not need to be on the Register for the purposes of the acquisition, it will need to be registered if it wishes to make any relevant disposition of the land and it must in any event have applied for registration by 31 January 2023.

            Any overseas entity which held a Qualifying Estate prior to 1 August 2022 is required to apply to register by 31 January 2023.

            Non-compliance

            The penalties for non-compliance can be severe and failure to register or to comply with the annual update requirements will prevent the completion of property-related transactions. In addition, failure to register on time or to comply with the annual update requirements are criminal offences.

            For more information about the Register and how it will affect lenders, see our previous articles.

            What should lenders be doing now?

            The main effect on lenders is the ability to register a legal charge at HM Land Registry

            • Be aware that overseas borrowers which currently own UK property should now be applying to register and will have until 31 January 2023 to do so, although if they acquired the property between 1 August 2022 and 4 September 2022, they will need to be on the Register to make a relevant disposition of that property. You may want to amend their ongoing obligations in the facility documentation to ensure that they provide you with confirmation that such registration has taken place and evidence that they have complied with their annual update obligations.
            • Any facility agreements and related security documentation which are currently being negotiated for completion before 5 September 2022 should include an obligation on the overseas entity borrower to apply for registration promptly after completion, to comply with the Register’s annual update requirements and to provide you with evidence that they have done so.
            • If you are currently dealing with any facility agreements and related security documentation for completion on or after 5 September 2022, you should ensure that the overseas entity borrower is listed on the Register prior to completion. Failure to do so may hold up completion as HM Land Registry will not be able to make the appropriate entries in the land register, including registration of any legal charge over the Qualifying Estate. The documentation should also include undertakings that the borrower will comply with the Register’s annual update requirements and provide you with evidence that they have done so.

            Important dates

            28 February 2022: details of any relevant disposition of land since this date must be disclosed to Companies House

            1 August 2022: Register becomes effective although the property-related provisions are not yet in force

            5 September 2022: property-related provisions take effect.

            31 January 2023: end of transitional period. Restrictions on title placed on the land register for overseas entities which owned UK property prior to 1 August 2022 take effect

            Disclaimer

            This note reflects the law as at 11 August 2022. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

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            Here endeth the wait: Register of overseas entities goes live – an M&A update

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            The register of overseas entities (the Register) took effect last week with UK property-owning overseas entities now being able to apply to Companies House to be listed on the Register. To do so, various information must be supplied by the overseas entity about itself and its beneficial owners (or, if it doesn’t have any, its managing officers).

            We have previously published various articles about the Register, including its effects on corporate transactions (see here) but essentially, overseas entities which own UK property are required to be listed on the Register and will not be able to purchase or dispose of such property unless they are so registered (this is due to the fact that HM Land Registry will not make the appropriate entries on the land register unless the overseas entity is listed on the Register). Overseas entities which owned UK property as at 1 August 2022 will have until 31 January 2023 to apply to the Register.

            Register “Live” Date

            The Register went live on 1 August 2022 and is now accepting applications, however the land restrictions will not take effect until 5 September 2022. This is to allow overseas entities which intend to complete the acquisition of a UK freehold interest or a lease exceeding seven years on or after this date to apply to the Register in advance so as to prevent registration delaying completion.

            UK-Regulated Agent

            To apply to the Register, the information about the overseas entity and its beneficial owners (or managing officers) must be verified by a “UK-regulated agent”. This requirement is pursuant to obligations brought in under regulations recently published. Businesses such as law firms and accountancy firms can apply to become a UK-regulated agent but with guidance on the verification requirements having only been made available last week, many will still be researching what the role involves and the potential risks of having agent status.

            Effect on M&A Transactions

            As discussed previously, the Register will not affect share acquisitions/sales in the same way as it will affect property transactions for the simple reason that share deals do not require amendments to be made at HM Land Registry. But this does not mean that the Register can be ignored completely.

            Share purchase agreements will usually include a warranty pursuant to which the seller will confirm that the target company has complied with all applicable laws. Where a buyer intends to acquire the shares in an overseas target company which owns UK property, such a warranty will catch the target company’s registration obligations under the Register. Even without this warranty, a buyer is unlikely to want to purchase the shares in a target company which is in breach of its statutory obligations. Failure to comply with the registration requirements also has severe consequences so should be avoided at all costs.

            Where a buyer intends to purchase the shares (or equivalent) in an overseas target company which owns UK property, there are now two options available:

            • Option 1: the target company applies for registration now with details of its current (i.e. pre-completion) beneficial owners. These details will need to be updated in 12 months’ time under the Register’s annual update requirements and it is at this point that details of the new beneficial owners will be provided. This option is likely to be requested by the buyer if, for example, they want to sell the property post-completion, especially if the property sale is to take place on or shortly after 5 September 2022. The buyer may ask for a specific warranty in the share purchase agreement that the target company is listed on the Register. If exchange and completion is not simultaneous, the buyer may also want to see registration as a completion condition and include an undertaking that the target company will not remove itself from the Register before completion. However, if completion of the transaction is imminent, the parties may not have the time to wait for registration to take effect and so this option may not be viable.
            • Option 2: no application to register is made until completion has occurred at which point the target company applies for registration with details of its new (i.e. post-completion) beneficial owners. Such application must be made by 31 January 2023 but bear in mind that the property cannot be disposed of on or after 5 September 2022 unless registration has occurred. If this option is followed, the seller should make a disclosure against the compliance with laws warranty to notify the buyer that registration has not yet taken place. Bear in mind that where the target company has disposed of UK property since 28 February 2022, details of the disposition will need to be disclosed as part of the application and so the buyer will need to ensure that it has sufficient detail of any such disposition to comply.

            Disclaimer

            This note reflects the law as at 10 August 2022. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.

            You might also be interested in:

            Zahava Rosenthal receives the STEP Excellence Award

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            We are delighted to announce that Private Client Associate, Zahava Rosenthal, has received the STEP Excellence Award for her Advanced Certificate in the Taxation of Trusts and Estates (England and Wales).

            Having achieved distinctions in all four of her Advanced Certificates, Zahava is in the process of applying to become a TEP.

            The STEP Excellence Award is given to the top scoring student at distinction level in each of the STEP exams worldwide each year.

            Zahava Rosenthal
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            Forsters shortlisted for the EG Awards 2022

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            We are delighted to announce that Forsters’ Commercial Real Estate team, led by Andrew Crabbie, has been shortlisted in the Legal Team Award category at this year’s EG Awards.

            The annual EG Awards seeks to showcase the very best across the built environment with 21 awards highlighting the best deals, innovations, businesses and individuals in real estate. The judging of the Legal Team Award will be based on the firms’ track record in delivering outstanding advice on transformative deals, as well as responding proactively to the implications of the pandemic, and demonstrating the championing of core values such as diversity, inclusivity and sustainability.

            Over the past two years, Forsters has enjoyed a period of sustained growth and success. Client service is one key driver, and another is our collaborative and collegiate working culture.

            Our top ranked Real Estate team has established a strong reputation within the market for delivering high-quality and seamless advice to a broad range of clients; from private and institutional investors to developers and occupiers. We have also positioned ourselves as one of the go-to firms for overseas investors seeking to enter or consolidate their activity in the UK market.

            Head of Commercial Real Estate, Andrew Crabbie said, “We are delighted to have been shortlisted for this prestigious award. Forsters is, and will always remain, a firm with real estate at the centre of its practice so it is incredibly pleasing to receive this impartial recognition of the team’s work.”

            The winner is set to be announced on 2 November 2022.

            Read the full list of categories and shortlists

            Andrew Crabbie
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            Andrew Crabbie

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            After The Drop: How To Manage NFTs

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            Forsters was delighted to host Artistate’s panel discussion on managing NFTs (Non-fungible tokens) on 30th June. Chaired by Pierre Valentin, head of art and cultural property at Constantine Cannon (and co-founder of Artistate), speakers included James Brockhurst, Forsters; NFT artists Ed Fornieles and Misha Milovanovich; Nicola Goldsmith, a tax accountant at Haines Watts; Nick Dunmur, Associate of Photography Business and legal adviser; and Camille Beckmann of Artistate.

            The discussion centred on the practical, legal and tax issues that are caused by the creation and collection of NFTs.

            NFTs vs Traditional Art Market

            Pierre’s first question was directed at the NFT artists and addressed the gulf between NFTs and traditional art market practices. Ed saw NFTs as a novel way for artists to raise funds, as well as outmanoeuvre the art market’s traditional gatekeepers. Misha made it clear that the medium was a natural next step for digital artists to explore with the added benefit that it could monetise an otherwise difficult creative pipeline.

            One of Ed’s series of NFTs, Finiliar, was displayed on the screen throughout. These works are ‘live’ in the sense that their moods are tied to the current value of a particular cryptocurrency and aim to reflect the emotional bonds that traders form with commodities.

            The Blockchain revolution

            James offered the room some wider context, noting that blockchains and decentralised ledger technologies were nothing short of a revolution, akin to the adoption of joint stock companies 400 years previously. Existing legal principles had been adapted to accommodate crypto assets, especially with regards to expanding the definition of “property”. The significant early decision in the Singaporean case of B2C2 Ltd v Quoine Pte Ltd, as well as the recent case of Osbourne v Ozone Networks Inc. trading as Opensea and Persons Unknown confirmed that NFTs could be treated as property under English law.

            Tax, Copyright and Intellectual Property Implications

            Nicola tackled some of the tax issues arising as a result of creating or owning NFTs, which are both volatile in value and created and sold across jurisdictions.

            Camille touched on the intellectual property and copyright concerns that naturally arise in the space due to the fact that the recycling of familiar imagery is a central tenet of NFTs. She noted the controversial incident involving artist-designed Stormtrooper helmets, which were subsequently minted as NFTs by Artwars and listed for a total of £5m, likely without the permission of the artists.

            Learn more about our Art and Heritage Property services here.

            James Brockhurst
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            Forsters act for the FCA on new office letting

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            Forsters have advised the Financial Conduct Authority on taking space at 6 Queen Street, Leeds.

            The office will be the new home for the FCA’s Digital Delivery Centre and other key business teams.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised the FCA and was assisted by Owen Spencer and Lauren Melachrino.


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            Forsters Elects New Senior Partner

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            Forsters, the leading London real estate and private wealth law firm, announces today that it has elected Natasha Rees as its new Senior Partner from 1 September 2022.

            Today’s announcement follows the recent news that Forsters is to move to new HQ premises at 22 Baker Street in the heart of Marylebone in late 2023, coinciding with the firm’s 25th Anniversary.

            Natasha Rees and Emily Exton.

            Natasha Rees joined Forsters from Pinsent Masons in 2001 and became a Partner in 2008. Until March this year Natasha was Head of the Property Litigation team and is widely recognised as a leader in this field – particularly in the area of residential disputes and leasehold enfranchisement. She is profiled in the current edition of Chambers UK, has featured in The Lawyer ‘Hot 100’ (2018) and is ranked in The Legal 500, where she is included in its Hall of Fame.

            Natasha takes over as Senior Partner from Smita Edwards, who has led the firm through a period of sustained growth and success during her eight-year term of office. Smita is one of the founding Partners of Forsters and was Head of the Commercial Real Estate team from 1998 until 2003. She is one of the UK’s pre-eminent real estate lawyers, who maintains a Band 1 ranking in the latest edition of Chambers UK. From September she will return to full time practice and to her diverse client base, which includes leading real estate investors, funders and developers.

            In addition to the new office announcement, Forsters has recently promoted six Senior Associates to Partner and four to Counsel. This is the single largest round of promotions that the firm has recorded in its 24-year history. Forsters now has 65 Partners and 420 other members of staff.

            Natasha Rees and Emily Exton.

            Forsters’ Senior Partner-Elect, Natasha Rees, said: “It is one of the greatest honours of my career to be elected Senior Partner of such a wonderful firm. Through her visionary leadership, Smita leaves an outstanding legacy at Forsters and it is great news for our clients that she will continue to practise with us. I want to thank her on behalf of the whole firm for being such an inspirational leader.”

            Forsters’ Senior Partner, Smita Edwards, said: “It has been a huge privilege to serve as Senior Partner for two terms and I am delighted that Natasha has been elected as my successor. She will bring experience, passion and energy to the role and has an inherent understanding of the special qualities which set Forsters apart, particularly our collegiate working culture.”

            Forsters’ Managing Partner, Emily Exton, said: “I have enjoyed a great working relationship with Smita over the past two years and I look forward to working closely with Natasha. We are a diverse, inclusive and ambitious firm with fantastic clients and I am confident that Smita’s legacy as a founding Partner of Forsters and an outstanding Senior Partner will continue as she passes the baton to Natasha.”

            Natasha Rees and Emily Exton.

            Forsters named Chambers HNW’s Residential Property Team of the Year 2022

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            Forsters’ top ranked Residential Property team were named ‘Residential Property Team of the Year’ at the Chambers High Net Worth Awards 2022.

            The Awards are a staple in the legal calendar, recognising a law firm’s pre-eminence in their field. They reflect achievements including outstanding work on high net worth matters, strategic growth and excellence in client service.

            On the win, Head of Residential Property, Lucy Barber, commented: “We are so proud to have won Residential Property Team of the Year. Our aim is always to ensure that our clients receive expert advice, whilst feeling supported and assured that their matters are being dealt with efficiently – the team’s technical expertise and collegiate, friendly culture makes this possible. Congratulations to my wonderful colleagues.”

            Over the past 12 months, Forsters’ Residential Property team have achieved a Tier 1 ranking in the Legal 500 UK Guide, Band 1 ranking in the Chambers HNW Guide, listings in the Spear’s Property Advisors Index as Top Flight and Recommended lawyers, ‘Highly Commended’ at the RESI Awards and a win at the Enfranchisement & Right to Manage Awards for ‘Solicitors Firm of the Year’.

            The full list of Chambers High Net Worth Award winners can be found here.

            For further information on how Forsters can assist you with high net worth residential property matters, please visit our hub or contact a member of the team.

            Helen Marsh
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            Record number of lawyers listed in Spear’s Landed Estates Lawyers Index 2022

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            A record seven Forsters’ lawyers have been listed in the Spear’s Landed Estates Lawyers Index 2022:

            • Henry Cecil, Top Recommended
            • Rupert Mead, Top Recommended
            • Andrew Lane, Top Recommended
            • Christopher Findley, Top Recommended
            • Penny Elliott, Top Recommended
            • Polly Montoneri (née Reeve), Top Recommended
            • Idina Glyn, Top Recommended

            The index highlights the best landed estates lawyers for high net worth individuals who excel in advising on issues ranging from tax to succession planning, residential development to diversification, as well as the overall management of an estate.

            With seven listed lawyers, Forsters is the firm with the greatest number of advisers ranked in the 2022 Index. The recognition consolidates Forsters’ long-standing reputation as one of the leading Rural Land and Business teams in the country. The team are also ranked in Tier 1 for Agriculture and Estates by the Legal 500 and in Band 1 for Agriculture & Rural Affairs by Chambers and Partners.

            The full index can be found here.

            Henry Cecil
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            Forsters’ Corporate team recognised in Spear’s Corporate Lawyers Index 2022

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            Forsters’ Corporate team have been recognised in Spear’s Corporate Lawyers Index 2022:

            The index features the top advisers, which are selected by the source of peer nominations, client feedback, telephone and face-to face interviews, data supplied by firms, as well as information gathered by the Spear’s editorial and research teams.

            The full Index can be found here.

            Stuart Hatcher
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            Stuart Hatcher

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            Chambers HNW Guide 2022: New rankings and continued recognition for our Private Wealth practice

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            The Chambers HNW Guide 2022 continues to recognise Forsters as a leading and top ranked Private Wealth law firm. The Guide is seen as the definitive authority for best-in-class law firms, ranking the leading professional advisors to the Private Wealth market.

            Forsters is delighted to report that as well as maintaining our Top Band status in Private Wealth Law, the firm’s high net worth Residential Property team has been elevated to Band 1, our Art and Cultural Property team has been elevated to Band 2 and the Family team has been recognised in the inaugural Family/Matrimonial: Ultra High Net Worth table.

            This year the HNW Guide ranks 22 lawyers. Our ‘foreign experts’ in Singapore and United Arab Emirates continue to be acknowledged, alongside our Family team’s mediation practice with Joanne Edwards’ inclusion in the Spotlight Table for Family/Matrimonial: Mediators.

            Private Wealth Law – Band 1

            Ranked Lawyers: Nick Jacob, Anthony Thompson, Daniel Ugur, Xavier Nicholas (newly ranked), Carole Cook, Catherine Hill, Kelly Noel-Smith, Emma Gillies and Charlotte Evans-Tipping

            Chambers notes: Forsters are “a leading private wealth law firm,” states a source. A commentator adds: “They’re a wonderful firm. They are very strong on landed estates and UK property.”

            The firm has wide-ranging expertise in matters such as tax, succession and business planning as well as cross-border and international issues. “The quality and timeliness of their advice is first class,” says an observer.

            Real Estate: High Value Residential – Band 1

            Ranked Lawyers: Lucy Barber (elevated to Band 2), Helen Marsh, Robert Barham and Charles Mieville

            Chambers notes: Forsters’ Residential Property team is well regarded and recognised by market commentators for its work on prime property transactions.

            “Forsters have an excellent variety of skilled team members,” a source remarks.

            An interviewee enthuses: “The team is always exceptionally responsive no matter the day or time. I have had calls on the weekends and late evenings answered,” adding that: “Excellent communication is the hallmark of handling complex and sophisticated matters – the team at Forsters have been exceptional for me in this.”

            Private Wealth Disputes – Band 2

            Ranked Lawyers: Roberta Harvey (elevated to Band 1), Emily Exton, Alison Meek and Ashleigh Carr (newly ranked in the Associates to Watch category)

            Chambers notes: Forsters’ specialist contentious trusts and estates lawyers represent various clients globally in private wealth disputes. Mandates often relate to administration issues, will challenges and breach of trust claims. A peer recognises the firm’s consistent progress as “a coming force” in the market.

            Sources appreciate the combination of bench strength and client care at the firm. “They have the depth and numbers to deal with exhausting and hard-fought litigation matters over a long period,” says an interviewee. Another source hails the firm’s “wide range of supporting staff, all of whom have the same caring and intelligent approach to clients.”

            Art and Cultural Property Law – Band 2

            Ranked Lawyers: Catherine Hill (newly ranked) and Laura Neal (newly ranked in the Associates to Watch category)

            Chambers notes: The Art and Cultural Property practice at Forsters brings together lawyers from across the firm. It regularly advises collectors, galleries and auction houses, and is particularly notable for handling estate planning and commercial matters for living artists.

            Sources highlight in particular their positive experiences working with the firm’s lawyers. “They are efficient, quick and very good for their clients. They are very approachable and personable. I like them. Not only are they a good firm but their people are very likeable,” says a interviewee.

            Another commentator says: “I can’t fault them. They are extremely thorough and approachable, detail-focused and supportive. We enjoy working with them and wouldn’t hesitate to recommend them to anyone.”

            Family/Matrimonial: Ultra High Net Worth – Band 3

            Ranked Lawyers: Joanne Edwards, Rosie Schumm, Simon Blain and Dickon Ceadel

            Chambers notes: Forsters advises wealthy clients on a wide array of matters in family law such as divorce, financial remedy proceedings and Children Act cases. An interviewee says: “They are one of the best family law teams in the country.”

            “They take a very pragmatic and collaborative approach to matters,” states a source.

            A commentator adds: “They are a real comforting presence to have on a case; they have an air of confidence and calm.”

            Funding a Wine Estate or Winery

            Curved glass-fronted building reflects light, creating smooth waves across its surface, set against a clear blue sky.

            Making wine is expensive. You need the land, the labour and specialist plant and machinery plus long-term capital to support expansion and maintenance. It takes five to ten years for a new vineyard to start selling wine so sufficient capital will be needed in the early years.

            Where that money comes from is important. Are you borrowing it? From whom? What is the loan secured on? A range of assets can be used for security, not just land itself; some require more bespoke financing than others. The right finance can make a huge difference to the amount you can borrow, the interest you pay and how much flexibility you have over the operation of the business.

            Generally, land is the easiest asset to secure and, in recent years, money has been reasonably cheap. However, high street lenders will not usually lend against agricultural property, meaning you need to approach the handful of specialist lenders in this area. Larger and more established vineyards with a trading history meanwhile are increasingly using asset-based lending, which is borrowing against receivables generated by the business as well as land, plant and machinery. This often provides more flexible working capital than vanilla loans secured against just the land.

            As with any financing, it is often helpful to approach a specialist broker who can find the right lender for your business and its borrowing needs.

            You will need a solicitor to act on your behalf. Lending terms can be onerous and it is important to take legal advice to understand them in the context of running the business day to day. A good lawyer will explain potential defects in your security to your lender and give solutions, rather than simply identifying problems.

            Lenders will look at assets in the round and demand adequate security for the debt, like (in the case of companies) a debenture creating fixed and floating charges over all assets or a share charge from the shareholders over the borrowing entity.

            Buying plant and machinery on hire purchase terms can make sense from a balance sheet point of view. Sophisticated creditors provide overdraft facilities (secured and unsecured), and legal charges can be left in place for short notice lending too. Collateral can also come from outside the business. Personal guarantees from beneficial owners or from trustees can be especially helpful for young businesses. Remember that trustees’ guarantees should be limited to trust assets and personal guarantees should be capped. Parent company guarantees can have implications for the wider group.

            Ultimately a vineyard is a collection of assets and approaching it as a straightforward land purchase is not always the answer. Forsters’ Banking & Finance team knows about complicated real estate finance and asset-based lending. They will work closely with you and the Rural Land and Business team to understand the wider project. Combining these two elements allows us to advise on and structure the most suitable form of finance for you.

            Expert Insights

            “With rising temperatures, improved technology, and increasing demand for wine and land suitable for vines, there is a real sense that vineyards in the UK are now, for some, a viable option. C. Hoare & Co. has funded both acquisitions and serious investment in existing businesses. As a 12th-generation family business, we take a long-term view well beyond the usual rolling five-year strategy, and with the cost of capital at a near-historic low, the timing couldn’t be better. We recognise, however, that vineyards need the right team on the ground, as well as favourable soil, aspect and climate conditions – we all know it only needs one unexpected frost to wipe out an entire season. This places winemaking some way up the risk spectrum, and it won’t be for everyone, but we have been on journeys with a number of well-advised customers and feel we offer a flexible approach.”

            Simon Collins – Head of Landed Estates Group, C. Hoare & Co.


            Vineyards and wineries

            A great bottle of wine is a wonderfully elegant, simple thing. But the process of making it is complicated. Small variables in soil, climate, management and markets can make the difference between a great year and an average one.

            An image of grapes growing in a vineyard.

            Rosie Schumm to speak at the Private Client Forum Americas 2022

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            Family partner, Rosie Schumm, will be speaking at the Private Client Forum Americas 2022.

            The three day event, taking place in Mexico on 13 – 15 July, will bring together the most senior and elite advisors to high and ultra high net worth individuals to discuss the most timely and concerning issues across the Americas, with an outlook on the rest of the world.

            Rosie will be co-presenting the session ‘Alternative Families, Where Are They Now?’ alongside Gretchen Schumann of Schumann and Partners, Gretel Ciniglio de Pérez of Fabrega Molino and Sergio Michelson of Brigard & Urrutia.

            Further details about the conference can be found here.

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            Keeping up with the modern family: Hannah Mantle to speak at TL4 & ConTrA Contentious Trusts conference

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            Dispute Resolution Senior Associate, Hannah Mantle, is speaking at the Thought Leaders 4 & ConTrA conference ‘The Modern Trust – Contentious Trusts in a Changed Social Media Landscape’.

            The conference, taking place on 5 July 2022, will see experts join together to discuss the hot topics and issues facing trusts in today’s world.

            Hannah will join Simon Goldring of Maurice Turnor Gardner and Emilia Piskorz of Mishcon de Reya to provide a session at 16:30 entitled ‘Keeping up with the modern family: looking through the crystal ball to ask what families will look like in the next decade’.

            You can find out more about the event here.

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            Forsters’ Family team recognised in Spear’s Family Law Index 2022

            Three cyclists ride along a paved road at sunset, surrounded by grassy fields and distant hills under a vibrant sky.

            Forsters’ Family team have been recognised in Spear’s Family Law Index 2022:

            The Index recognises the top family lawyers for high net worth clients in the UK, ranking individuals that have the ability to combine expert legal knowledge with an emotional understanding of a client’s situation to produce the best results.

            The full Index can be viewed here.

            Spear’s publishes annual rankings of the top private client advisers and service providers to high net worth individuals. These are drawn up on the basis of peer nominations, client feedback, telephone and face-to-face interviews, data supplied by firms, as well as information gathered by the Spear’s editorial and research teams.

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            “The challenge of your career” – our takeaways from the BPF Annual Conference 2022

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            We had a fantastic morning at the BPF Annual Conference on 15 June 2022. It was the first since the coronavirus pandemic and there was only one topic on the agenda – the path to achieving Net Zero.

            The conference included keynote speakers from industry, government, and policy as well as shining a light on the perspective of the next generation of leaders in property via the involvement of BPF Futures.

            As the property industry finds itself centre stage in the challenge of a generation, Chris Stark from the UK Climate Change Committee (UKCCC) noted the difficulties of the real estate sector for climate change. He proposed, however, that the difficult bit is actually the most exciting part of the journey.

            Here’s our key takeaways from the day.

            We’ve been here before – and it’s damaging your real estate portfolio

            Global temperatures have been at their current level before, millions of years ago. At that time the sea level was 20 metres higher than it is now. This really highlights the danger that we face if we fail to take action now. The heatwave experienced by the UK in 2018 was used as an example of impact on UK real estate. It resulted in subsidence claims costing £64 million. This is an issue for us, right now, and the UK hazards caused by climate change are only forecast to increase as the global temperature increases (sorry).

            Sustainability is in your financial interest

            It’s not all doom and gloom. With the cost of gas skyrocketing at the moment, it is cheaper to use renewable electricity than fossil fuels. There are also economic benefits to retrofitting buildings; sustainable assets generally have a higher rental value at a price premium. The Bank of England and Lloyds Bank both commented that there are a lot of investors wanting to inject cash into green real estate, leading to more discounted lending as the green lending market grows. Whilst it is estimated that £50-60bn capital investment per year is needed to meet the 2050 Net Zero target, it is expected that with returns from savings on expensive fossil fuels the overall cost will be close to zero. The UK has some of the “leakiest” buildings in Europe so there is also big saving potential from insulating.

            Sustainability is important for talent retention

            Perhaps one of the biggest takeaways from the day was the expectation that younger generations have for their employers in terms of progressing towards Net Zero by 2050. BPF Futures members consider sustainability issues a critical factor when considering workplace options. They have clear expectations of the property industry to end greenwashing and produce tangible strategies towards achieving Net Zero. Putting in place innovative ESG strategies (social as well as environmental) is key. If a company cannot innovate to solve this problem, junior colleagues feel that they cannot add value in an organisation that is simply doing things the way they have always done them.

            Greenwashing is holding us back

            Chris Stark (UKCCC) advised the industry to minimise the use of offsets, as it is more important to focus on reducing actual emissions even if that means you won’t quite hit Net Zero. What matters more, is pushing along the national strategy towards reaching that goal. It is his view that de-carbonising buildings is the big story for the next 20 years, and the challenge of our careers.

            Sarah Breeden from the Bank of England also highlighted the risks to the economy associated with greenwashing. She said that there is a wall of capital wanting to invest in green, however, with no clear pathway to Net Zero, investors are finding it hard to identify genuine opportunities.

            Doing something now is more important than being perfect

            This was another of the key messages from the day. One of the greatest challenges for sustainability at the moment is the difficulties in measuring our progress; however time is running out to have a meaningful impact. Sarah Breeden (Bank of England) said that, when making disclosures on sustainability, it is better to be roughly right “now” than precisely right when it is too late. Catherine Sherwin of BlackRock phrased this as trying to make better choices, even if they cannot be measured in their entirety.

            We need to get better at sharing data and ideas

            This is not a new challenge for the property industry, but with an estimated 90% of investment in sustainability needing to come from the private sector, the quicker we can learn the better. One of the key challenges in funding de-carbonisation is obtaining tenant data relating to carbon. In the absence of legislation mandating the sharing of data as can be found in countries like France, we need “radical collaboration” (to borrow COP’s slogan).

            At the conference the BPF launched its Net Zero pledge for members, which aims to enable businesses of all sizes to engage with this issue practically and strategically. The overarching theme was one of collaboration: we need to work together to tackle this global problem.

            Whilst the UK is on track to reach Net Zero by 2050, not all of the rest of the world is. In fact, global emissions are still rising. The UK needs to set an example of working together.

            We need to prioritise areas of greater impact

            Large scale renewable generation is well on its way and so we need to focus on being ready to switch to electricity as a priority, rather than installing a couple of solar panels on houses which will not make a fundamental difference in the long term. To be ready to switch over from gas heating in 2030, action needs to be taken now: training installers, testing hydrogen (and coming up with another solution if that doesn’t work!), preparing the grid and installing district heating networks.

            Yael Selfin of KPMG flagged that whilst only a mild recession next year is anticipated, there is a concern that there will be a drop in investment (including in skills training) in 2023 which could hamper our ability to prepare for switching to renewables. The following graph shows the number of jobs needed in this area to help us reach this important goal.

            Workforce Requirements Graph

            Image source: UKCCC

            The private sector has a heavy role to play

            As aforementioned, the vast majority of investment in sustainability will need to come from the private sector. The regulators are aware of their role in this challenge, with the FCA reportedly putting out proposals in July to engage with the need for regulation to help investors differentiate between real green investment and greenwashing. In politics, whilst there is a cross party consensus that sustainability is an issue, there remains a debate over the change of pace.

            Retrofitting is crucial to reduce embodied carbon and upgrade the UK’s existing building stock. There is a view that the incentives for demolition (such as works on new builds being zero-rated for VAT) need to be removed and for the planning system to be overhauled to enable developers to focus on retrofitting, but in the meantime, there have been calls for the industry to consider what it can do on an asset by asset basis. The idea of cross investment was also floated – using profits from switching to renewable energy to assist with the cost of retrofitting. To reach the target set for de-carbonisation we need to repurpose 3% of building stock every year for 25 years; we are currently only managing 1%.

            Laura Haworth is a Senior Associate in the Commercial Real Estate team with a keen interest in ESG matters and renewable energy. Lauren Melachrino is an Associate in the Commercial Real Estate team and a BPF Futures member.

            Forsters are a member of the BPF and currently sit on the BPF’s Planning, Build to Rent and VAT committees.

            Natalie Cameron to attend ARCO’s What Next? 2022 Conference

            Skyscrapers rise into a cloudy night sky, their windows glowing with interior lights. Nearby buildings reflect on the glass surface, creating an urban atmosphere.

            Commercial Real Estate Associate, Natalie Cameron, will attend ARCO’s What Next? 2022 Conference on 6 July 2022.

            Created by the Later Living sector, for the Later Living sector, ARCO’s What Next? Conference is the largest networking event for anyone working or interested in Integrated Retirement Communities. It provides a forum for introducing attendees to new ideas, concepts and trends that are likely to shape the future trajectory of the industry for years to come.

            The conference will centre around discussions on what customers actually want and need, how the IRC sector can better cater for ethnic minority groups, the current reforms taking place to the leasehold system, how to address the uneven distribution of IRCs across the UK, and what the next 12 months have in store for the industry.

            Natalie Cameron is an Associate in the Commercial Real Estate team.

            Read more of our insights into this rapidly changing sector here.

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            Nick Jacob and Ashleigh Carr to speak at Transcontinental Trusts: Bermuda Conference 2022

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            Private Client Partner, Nick Jacob, and Contentious Trusts and Estates Senior Associate, Ashleigh Carr, have been invited to deliver presentations at the Transcontinental Trusts: Bermuda Conference 2022.

            Ashleigh will be hosting the session entitled ‘Examination of offshore trust judgments’ alongside Hannah Tildesley of Appleby Global.

            Nick will be presenting a case study on Tax Planning with Patrick Harney of Mishcon de Reya, Alessandro Bavila of Maisto E Associati and Laura Zwicker of Greenberg Glusker.

            With 150+ delegates from around the globe, this conference has a cross-border approach to providing solutions to the most complex of private client issues.

            The conference will take place from 29 June to 1 July. You can view the full agenda, and register to attend, here.

            Club Peloton pedElle 2022 – Vienna to Budapest

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            Forsters are extremely proud of their amazing team that took part in pedElle 2022 with Club Peloton.

            pedElle celebrates women within real estate – “creating a unique team effort that forms memories and friendships for life.”

            Over three days, Natasha Rees, Helen Marsh, Nichola Padget, and Jessica Scarlett cycled through three countries: Austria, Slovakia, and Hungary covering 450km (280 miles). The team travelled all the way from Vienna to Budapest, passing amazing landscapes and beautiful cities.

            This was a fundraising effort, with all money raised going to fantastic charities: Coram, CYCLISTS FIGHTING CANCER LTD, MSA Trust and the Tom AP Rhys Pryce Memorial Trust.


            Day 1: Vienna to Oponice

            The longest day of this year’s ride at 190kms, riders were treated to views of the Danube, Hainburg Beach, and Bratislava (the capital of Slovakia). After a long day of cycling, they arrived at Chateau Appony, a stunning white spa hotel, for a well-deserved rest.

            pedElle Day 1
            pedElle Day 1
            pedElle Day 1


            Day 2: Oponice to Banská Štiavnica

            This day, the team were faced with 105kms and three brutal climbs. After cycling through the beautiful Slovakian countryside, the team headed in Nova Bana for lunch. The last leg of the ride was through the mountains, venturing on their third climb of the day. After winding their way upwards, they were rewarded with a superb descent down the other side, taking them into the beautiful medieval town of Banská Štiavnica. What a way to end the second day.

            pedElle Day 2
            pedElle Day 2
            pedElle Day 2


            Day 3: Banská Štiavnica to Budapest

            For the final day, an early 7am start left the riders facing the last 153kms of their journey. This day saw them climbing through towns dotted around lakes, with fantastic views of the countryside. After 99kms, they crossed the border between Slovakia and Hungary. Once the riders finally reached Budapest, they were treated to beautiful views of the city together with celebratory drinks sponsored by Forsters, which were well deserved and well received!

            pedElle Day 3
            pedElle Day 3
            pedElle Day 3


            If you would like to donate to the team’s fantastic efforts, you can do so here.

            STEP Private Client Awards 2022/23: Forsters’ Private Wealth team shortlisted in five categories

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            Forsters’ Private Wealth team has been shortlisted in the most number of categories of any firm, with five nominations in the STEP Private Client Awards 2022/23:

            • Private Client Legal Team of the Year (large firm)
            • International Legal Team of the Year (large firm)
            • Family Business Advisory Practice of the Year
            • Employer of the Year
            • Digital Assets Practice of the Year

            The STEP Private Client Awards are seen as the hallmark of quality within the private client sector, recognising and celebrating excellence among private client professionals. In its 17th year, the awards have seen a record number of nominations, with 337 submissions across 27 countries.

            The nominations showcase the breadth of specialisms within our Private Wealth practice and most notably its experience in advising on digital assets, being one of the first firms to develop expertise in this area.

            In addition, this year Forsters has been elevated to large firm status. To be recognised as a large firm and shortlisted for the Employer of the Year award, is a testament to Forsters’ investment in the recruitment, training and wellbeing of first-class lawyers. This is demonstrated by our 2023 premises move, which has been driven by our desire to create an inclusive work culture and promote effective collaboration between partners and staff, as well as provide a superior service to our clients and enhance our sustainable business practices.

            The news follows our success at the 2021/22 Awards Ceremony, where Forsters was named International Legal Team of the Year (midsize firm) and Contentious Trusts and Estates Team of the Year (midsize firm).

            The winners will be announced at the Awards Ceremony on 14 September 2022. The full shortlist can be found here.

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            IBA Real Estate Investments Conference 2022, Amsterdam

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            The 12th Annual Real Estate Investments Conference for the International Bar Association (IBA) took place from 15-17 June in Amsterdam.

            Howard Gill, Partner, and Sarah Bool, Senior Associate from our Commercial Real Estate practice spoke at sessions on Thursday, the second day of the conference.

            Amsterdam – The New London?

            Howard Gill moderated a panel of specialists and discussed how Brexit is influencing real estate markets in cities around the globe. Mariette Lafarre, Lafarre Law Firm, Amsterdam; Vice Chair IBA Real Estate Section, also moderated and the speakers were Richard Divall Director EMEA Cross Border Capital Markets, Colliers, London; S T Prashantha Kumar, Fox Mandal & Associates, Bangalore; David van Traa, Managing Director Zuidas, City of Amsterdam, Amsterdam.

            Howard Gill’s key points from this session:

            London remains well positioned for global real estate investors despite Brexit. Amsterdam (and it’s Metropolitan region) is not seeking to compete with London but has a number of significant attractions for international investors and companies, not least as a “bridge” between the UK and Europe as well as a highly educated young English speaking work force and great work/life balance. India sees Brexit as no impediment for international trade with the UK, the Netherlands and the EU.

            The Sky is the limit: the city of the future.

            Sarah Bool was one of the speakers at this session and discussed how the growth in city populations calls for a new type of urban planning, with an upward focus. The session was moderated by Maria Flavia Candido Seabra, Machado Meyer Advogados, Sao Paulo, Treasurer, IBA Real Estate Section, and Martin Holler, Giese & Partner, Prague, member of the IBA Real Estate Section Advisory Board. Speakers alongside Sara Bool were Gideon Maasland of MVRDV Rotterdam and Mariana Moschiar Almeida, Director at São Paulo Parcerias.

            Sarah Bool’s key points from this session:

            The cities of the future, like any development, will very much be a jigsaw – we are not always talking of the creation of brand new cities, but actually the modernising and upgrading of ancient ones. So we have to understand and consider the complicated interface between the old and the new. Densification of cities is the future but we will have to consider important issues such as rights of light, sustainability in our developments and utilising technology to best effect. Architects and developers are increasingly thinking “outside of the box” to devise innovative schemes to create buildings of different shapes, sizes and layouts compared to traditional buildings which will help facilitate the creation of closer communities.

            Forsters to move to Marylebone in 2024

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            Forsters announces today that it will move to new HQ premises in early 2024. Located in the heart of Marylebone, the 50,000 sq. ft office at 22 Baker Street will provide Forsters’ partners, staff and clients with a modern, sustainable and flexible new headquarters.

            The firm currently operates across four sites. A key driver for the decision to move is the desire to bring everybody together under one roof.

            Forsters’ Managing Partner, Emily Exton, said: “The firm has enjoyed a period of sustained growth over the past five years. Our collaborative and collegiate working culture underpins our success. The move to a single site in a fantastic location can only serve to enhance this success as well as the sense of belonging and commitment to our organisation which we seek to promote.

            “The firm’s leadership is committed to creating a friendly, inclusive and flexible working environment at 22 Baker Street. This will support effective collaboration and the development of all Forsters people while maintaining the delivery of a first-class service and experience for clients. Forsters continues to be a dynamic and ambitious firm – it is wonderful that our move next year will coincide with our 25th Anniversary.”

            The new office sits at the heart of one of London’s premier shopping and dining areas and will have an expanded roof terrace, dedicated staff café and a range of other contemporary facilities, including collaborative working spaces and wellbeing amenities. 22 Baker Street will undergo a period of significant investment and refurbishment over the next 18 months ahead of the move, which is expected to take place in Q4 next year.

            Renowned for its work in the real estate and private wealth sectors, Forsters now totals over 500 staff and partners. The move to 22 Baker Street signals the firm’s commitment to further growth, its ongoing investment in sustainable business practices and the emphasis which is placed on the wellbeing and happiness of its partners and staff.

            Glenn Dunn, Head of the Corporate Occupier group within Forsters’ top ranked Commercial Real Estate team, led both the commercial and legal negotiations. He said: “Our move to 22 Baker Street will be the culmination of a carefully conducted and comprehensive search to find the right new home for our business. We looked at many potential sites but we unanimously felt that 22 Baker Street will give us an inclusive space to support each other, exchange ideas and solve our clients’ challenges as a unified team.

            “Having worked opposite our new landlord Lazari Investments on several leasing transactions over the past 20 years, I have always been impressed by their collaborative and constructive approach to both negotiations and successful delivery of those projects. This experience has been a significant factor in our decision to enter into a long-term lease commitment at 22 Baker Street. We are excited at becoming a Lazari client and look forward to developing this relationship over the next 15 years.”

            Robin Wickham, Executive Director CBRE commented: “It is a pleasure to have advised Forsters on acquiring space at 22 Baker Street. This prime located office with excellent environmental credentials will make a superb new home for the firm, consolidating its London footprint. Our experience in partnering with the legal sector to secure best in class in office space enabled us to act swiftly to secure this off market premium space in accordance with the brief.”

            Key facts:

            • Landlord – Lazari Investments Limited
            • Agent – CBRE
            • Sq. Ft – 50,000 sq. ft of space including a roof terrace, staff café and a range of other contemporary facilities

            Forsters professional team

            • Architects – ID:SR (formerly Sheppard Robson)
            • M&E Consultants – ChapmanBDSP

            Landlords professional team

            • Landlords Architects – Marks Barfield
            • M&E Consultants – GLP

            Green/sustainability credentials

            • Whole Life Carbon Assessment to inform choice of materials and new/upgraded building services
            • Minimum carbon benchmark of 750 kgm²
            • Targeting minimum BREEAM Excellent certification
            • Base build designed to allow an agreed Nabers Rating to be achieved subject to Forsters operational targets and fit-out design
            • Enhanced renewables as part of energy strategy with photovoltaic roof panels
            • New mechanical and engineering plant (MEP) services utilising low carbon/low energy technology will be installed and new heating, ventilation and air conditioning (HVAC) systems to incorporate heat recovery
            • Principles of the WELL Building Standards will be followed to contribute to enhanced indoor environmental quality and user experience.
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            An undisputed legacy – Ensuring your wealth is passed on unhindered

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            Any individual fortunate enough to have generated wealth, or to have been a custodian of family wealth, during their lifetime should plan for how it will be dealt with after their death.

            In this paper, we consider nine key steps individuals can take to help ensure that their estates pass to the next generation without disputes or litigation.


            An undisputed legacy - click here to download the whitepaper in PDF format


            A smooth generational transfer of wealth is taken for granted by most, but statistics from the Ministry of Justice show that this might not be the case. Over the past ten years, more than 2,300 will disputes have been heard by the High Court. Many thousands more didn’t end up in court but did destroy numerous family relationships and incur a great deal of costs before being settled.

            The number of 'high value' estates - those worth £1 million or more - have risen from 8,338 in 2013/14 to 11,210 in 2020, there is clearly more wealth than ever to be disputed.

            Before you make your will

            Undertake a capacity assessment to avoid disputes

            A capacity assessment is undertaken and a report prepared by a medical practitioner, either a GP or a psychiatrist. The report can be used to show that the testator had mental capacity when instructions were given for the will to be prepared/the will was executed.

            If the testator is particularly elderly, vulnerable, unwell, or is making significant changes to their will it is possible that the will could be challenged post death on the grounds of lack of capacity. A capacity assessment and report should make it more difficult for the will to be challenged on these grounds.

            It is important to note that the instructions to the GP/psychiatrist must explain why the assessment/report is required and set out the rule in the case of Banks v Goodfellow.

            Prepare your family members in advance if you have unusual plans for your wealth

            Most family members expect wealth to be primarily kept within the family. If this is not how you intend to structure your estate, it is advisable to inform your family of your intentions, however difficult this might seem.

            Avoid accidentally ‘creating’ dependants – this can lead to litigation

            Another key argument individuals may use to challenge a will is that they were financially dependent on the deceased, and that they have not been properly provided for by your will/under the intestacy rules. It may be surprising to learn that you can ‘create’ a relationship of dependency accidentally, by establishing a regular and long-term pattern of making gifts. If you wish to give money to someone – a child or a grandchild perhaps – it is better to do so in a single lump sum, as this cannot create a relationship of dependency, making it far more difficult for them to challenge your will.

            If your family is international, plan for this aspect in detail

            It is critical for specialist advice to be taken on the international aspects of a will if the testator and their heirs are living in multiple jurisdictions. Different countries handle inheritance differently, and that can easily end up with your wishes not being followed. For example, some countries do not view a child as a legitimate heir to an estate if their parents were not married when they were born. It is very important for the solicitor preparing the will to have a complete understanding of the family circumstances, this should ensure that the testators wishes can be adhered to irrespective of where the testator or heirs live.

            When you make your will

            Record all wishes in your will or leave a very detailed letter of wishes if the will creates a discretionary trust

            Recording everything appropriately and/or preparing a letter of wishes if a discretionary trust is created will go some way to preventing challenges to a will. However, it might not prevent a claim being brought under the Inheritance (Provision for Family and Dependant’s) Act 1975 or a claim for undue influence or promissory estoppel.

            Choose your executors carefully to avoid disputes

            If you are leaving real estate as part of your will, it is advisable to name at least two executors. Choose these two individuals carefully, as executors with a poor relationship can easily lead to disputes, as happened in the estate of the renowned architect Zaha Hadid . A dispute between the executors of her estate led to more than four years of litigation following her death, depleting the value of the estate significantly.

            Make sure you execute your will properly with witnesses in person

            The Covid-19 pandemic led to difficulties for some families in executing a will correctly. Social distancing and lockdown restrictions during 2020 and 2021 meant that some found it challenging to get two witnesses to sign the will in person at the same time. Failure to follow this requirement, set out in section 9 of the Wills Act 1837 can render the will invalid. If you are concerned that your will was not executed properly during lockdown, we recommend you seek legal advice on whether it should be corrected.

            ‘Competing’ wills in different jurisdictions can lead to litigation

            There have been cases where an individual has significant assets in two different countries, and a different will in each jurisdiction that covers all assets globally. This kind of ‘competing will’ situation can end in costly cross-border litigation. If it is necessary to have different wills in different jurisdictions, it’s important to make sure that they complement each other.

            After you make your will

            Consider a postnuptial agreement for further protection

            Some individuals may feel it suitable for their wishes to have even more protection from future disputes. This may be achieved by having their spouse’s acceptance of their will confirmed by a postnuptial agreement. If your spouse has read your will, accepted it in full and contracted separately to respect it following your passing, it is much more difficult for them to challenge it.

            Conclusion

            An estate dispute between loved ones is difficult for many to contemplate. But, as disputes like these become more common, and the stakes involved in them continue to rise, anyone with significant assets to pass on must consider the steps they should take to minimise the risk of it happening in their own family.

            The Forsters team is very well-placed to guide high net worth individuals through the process of estate planning to try to ensure the risk of disputes is minimised when their estates are administered. Their expertise includes some of the highest-value and most complex cross-border estates.

            To talk to the team about your estate planning needs, contact Fiona Smith, Partner, Private Client or Roberta Harvey, Partner, Head of Contentious Trusts & Estates.


            The Life Cycle of Family Wealth

            From growing a business to starting a family or handing over control of that business to the next generation, every individual has their own goals to aspire to. Our Private Wealth lawyers advise our clients throughout this family life cycle, providing the legal advice required for specific transactions such as purchasing a home or selling a business, whilst also advising on the long-term opportunities for succession and estate planning.

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            Fiona Smith
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            Amy France to attend Property Week Later Living Conference 2022

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Head of Later Living, Amy France, will attend Property Week’s Later Living Conference on 23 June 2022.

            This one-day event will bring together key players across the industry, as well as top-level speakers who have been hand-picked to inform, inspire and engage audiences on the big issues of the Later Living sector, which have been accelerated by the impacts of Covid-19, changing lifestyles and consumer demands.

            Currently, almost 12 million people are aged 65 and above, and it is predicted that by 2072 this figure will have risen to close to 21 million. The ageing population will present challenges and opportunities, shaping both development and investment decisions. The conference will centre around discussions on the new realities of investment in the Later Living market, what the future might hold for the industry, and the potential role that new technologies and innovation might play in that future.

            Amy is a Partner in our Commercial Real Estate team and Head of Later Living.

            Read more of our insights into this rapidly changing sector here.

            Amy France
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            A corporate re-domiciliation regime edges ever closer

            Curved glass-fronted building reflects light, creating smooth waves across its surface, set against a clear blue sky.

            Earlier this year, we wrote about the government’s consultation requesting views on whether foreign-incorporated companies should be able to re-domicile to the UK without any loss of, or impact on, their legal identity (the Consultation). The publication in April of the response to that consultation (the Response) has made clear that the government intends to put in place such a regime, although no timescale has yet been given and the Response suggests that it could be some time before we see draft legislation.

            The Response

            With 40 respondents, the Response may not be particularly compelling in showcasing public opinion on the issue, but this may have been (at least partly) down to the fact that views were requested at an extremely early stage of the process with only a high-level overview of how the regime might work in practice being provided; presumably to allow the government to gauge opinion before tackling the detail.

            What is clear is that the majority of respondents were broadly supportive of a corporate re-domiciliation regime, although it was noted that such a regime is unlikely to be enough on its own to attract overseas companies to the UK. That said, respondents were of the view that such a regime would provide a number of advantages to the current ways in which a company can relocate to the UK.

            One-way or two-way?

            Interestingly, although probably to be expected, the Response indicates that a two-way regime is favoured, i.e. the regime should permit overseas companies to re-domicile to the UK and UK-incorporated companies to re-domicile to other jurisdictions. This would provide flexibility for companies, allowing them to change their mind about their domiciliation in the future. It is also considered an incentive for overseas jurisdictions to permit re-domiciliation to the UK on a “playground”-type basis, i.e. an overseas jurisdiction is less likely to permit its own domestic companies to re-domicile to the UK if the UK does not permit re-domiciliation to that jurisdiction.

            Eligibility criteria

            In terms of the criteria likely to be required to be satisfied by an overseas company wanting to re-locate to the UK, much more detail is needed but an economic substance test is probably off the table. The government was leaning away from this even at the Consultation stage and the responses received were in a similar vein.

            The Response indicates mixed views on financial reporting requirements. The Consultation suggested that one set of financial accounts should be provided by an overseas company wishing to re-domicile to the UK, but some respondents considered this to be too lenient, suggesting that a company should evidence a longer track record, while others were of the view that start-ups should not be penalised.

            Tax

            With questions surrounding group taxation, tax residency, stamp taxes, VAT and loss importation to name just a few, the tax aspects of the new regime are likely to cause headaches, not least for the civil servants involved in its design and implementation. That said, if the government follows the Response, it is likely that companies which have re-domiciled to the UK will be treated as UK tax resident by virtue of the fact of their re-domiciliation, rather than on the basis of the location of their central management and control.

            Conclusion

            What is clear is that we can probably expect to hear more about this new regime over the coming months and possibly years, and also to see further consultations as the plethora of detail for such a regime is ironed out at Whitehall. However, on the basis that respondents are, understandably, requesting flexibility, “predictability and certainty”, and a balancing of “simplicity of design with sufficient rigour and appropriate checks”, I suspect they will also need to accept that they will simply have to wait for it.

            Disclaimer

            This note reflects our opinion and views as of 21 June 2022 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.


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            Lianne Baker
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            What a corker! We take a look at Sussex wine’s PDO status

            White grapes in a vineyard

            Still and sparkling wines produced in East and West Sussex are the latest UK product to win Protected Designation of Origin (PDO) status.

            The announcement, made on Wednesday 15 June 2022 by the Department for Environment, Food and Rural Affairs (DEFRA), affects some of the most prominent labels in the English wine market. Though not without its critics, the move has been heralded by many as a boost for the industry. But what does it actually mean?

            What is a PDO?

            PDO stands for ‘Protected Designation of Origin’, and is essentially the post-Brexit equivalent of the EU DOC. Products with PDO status have been produced, processed and prepared within a specified region. They must meet quality standards set by DEFRA, and have characteristics specific to their area of origin.

            Products that meet these characteristics are free to display the PDO symbol on their packaging, and other producers of the same product will not be able to use the region’s name to describe the product. For example, the Sussex wine PDO prevents wine produced in other areas from calling themselves “Sussex” wines. The PDO distinguishes Sussex wines from wine produced elsewhere due to more than just their area of origin: it also recognises the area’s soil, climate and local winemaking expertise.

            There are 32 registered food and drink names with PDO status in the UK, four of them being for wine: England, Wales, Darnibole and now Sussex. Though no other wine areas in the UK currently have an active PDO application, Sussex’s new status might encourage winemakers in other regions to apply.

            I own a Sussex vineyard – what does this mean for my business?

            Owning a vineyard in Sussex does not automatically grant you the right to use the PDO symbol on the wine you produce. In addition to the grapes being grown in Sussex, the wine must also be processed and produced in the region. The PDO also has further requirements that limit grape variety and place maximum harvest yields on vineyards. There are also restrictions on methods and the ABV of the wine. Further regulations are yet to be confirmed, and a consultation document will also be circulated throughout the Sussex wine industry, which will allow producers to comment before the requirements are confirmed by DEFRA.

            So far, the PDO sets the following requirements, among others:

            • It limits the grape varieties that can be used to make either still or sparkling Sussex wines to predominantly Chardonnay, Pinot Noir and Pinot Meunier (though Arbanne, Pinot Gris, Pinot Blanc, Petit Meslier and Pinot Noir Précoce may be used).
            • The grapes must be hand-harvested, with a maximum harvest yield of 12 tonnes per hectare (14 in exceptional circumstances). Detailed records must be kept and made available for inspection.
            • Sussex sparkling wine must be made in the traditional method and from classic sparkling wine grape varieties such as Chardonnay.
            • The ABV and chemical makeup of each wine will be subject to an organoleptic test and approved by Wine Standards.
            • At least 85% of the grapes used to make Sussex sparkling wine must be of the vintage year.
            • Single variety wines must contain a minimum of 90% of the named grape.

            If the wine your vineyard produces does not meet the PDO’s requirements – if it is non-alcoholic, for example – you will be unable to call your product “Sussex” wine, even if the product is produced, processed and prepared in the region. If you wish to use the PDO status, you may need to consider the cost implications: changes to your grape supply or processing facilities could be required.

            Land in Sussex is already attractive due to the reputation and proven track record of the area’s wine production; many vineyards and farms change hands off market for significant premiums. It will be interesting to see whether PDO will impact land values further.

            I’m looking to buy a Sussex vineyard – what does this mean?

            Assuming you are buying a vineyard or winery (or both) that is claiming PDO status and you want to continue to do so:

            • Checking that the PDO requirements are being met will be important. Having a good consultant or land agent on side early in the process will be helpful, as they can review records and compliance on the ground, in much the same way as a good land agent can assist with BPS payments on a purchase. Management information will be vital, and the contract should provide for reasonable access between exchange and completion and a handover on completion. Depending on the importance for the brand and the seller’s involvement, it might also be prudent to consider asking the seller to assist with enquiries or inspections that arise after completion – though this may be difficult to enforce in practice. Having an experienced agent on side to maintain good relations between buyer and seller can be just as important as a well-drafted contract.
            • Where there is a meaningful period between exchange and completion, the contract ought to address compliance in the interim. It would be sensible to seek a warranty that the seller has complied with the PDO requirements and will continue to comply until completion.
            • Employees or consultants will become even more important: retaining key personnel responsible for compliance will be critical where the buyer is not already an experienced vintner or bringing in their own team. If TUPE applies, as it will for the purchase of most commercial vineyards and wineries, employees will transfer automatically to the buyer; consultants will not. A sensible buyer would ask for contractual provisions designed to ensure the smooth handover of the personnel, business and knowhow.
            • The business element may be a larger part of the transaction than you think. While it remains to be seen whether PDO status will guide consumer choice and impact values, acquiring a label with PDO status could entail purchasing goodwill, IP, stock and other assets more commonly seen in corporate M&A than in farm purchases. It is vital that the professional team has specialist corporate support to cover the purchase of the business as well as the land and buildings.

            If you are interested in purchasing a Sussex vineyard, or if you have any other questions for the Forsters Vineyards & Wineries team, please get in touch with Henry Cecil.


            Vineyards and wineries

            A great bottle of wine is a wonderfully elegant, simple thing. But the process of making it is complicated. Small variables in soil, climate, management and markets can make the difference between a great year and an average one.

            An image of grapes growing in a vineyard.

            Buying a vineyard or winery

            Green and white line graphs and bar charts fluctuate against a background of blue financial data panels in a digital stock market display, showing numbers like 47.5, +4.78, and 780,516.

            Buying a vineyard or a winery involves acquiring a bundle of assets. Land is at the heart of the transaction, but you may also be buying crops, buildings, subsidies, goodwill, and intellectual property. Overlaid with that is how you are buying them – trading businesses may be sold as corporate transactions or “share sales” rather than a direct purchase of the underlying assets.

            This article focuses on the assets you are acquiring and what terms your purchase contract might need to address.

            Land

            First and foremost, when buying either bare land to plant vines or an existing vineyard, you are buying land. Whether the soil is good for growing grapes is only one factor in determining the whether the land is right. Land is a complicated asset and when purchasing it for a vineyard you need to consider questions like:

            • Are there restrictions that could stop you growing vines on it? For instance, does it have the right planning consents for its current or proposed use? Can you sell the wine as well as make it, or host wine tastings and weddings?
            • Are there any third party rights that could affect operations? For example, is there a public footpath through the middle of the vineyard, or are there historic footpaths that could be registered in future?
            • Are you inadvertently taking on other liabilities you were not expecting, such as claims from the seller’s employees or environmental contamination?
            • What is planned in the area? For instance, is it next to a proposed new housing estate, or is HS2 or a new bypass going to plough through it?
            • Where does the water come from? If you have abstraction licences or a private water supply, are you able to use those for the business, and what obligations are you taking on?
            • Is there proper access to the public highway?
            • How much tax are you going to pay on the acquisition – what are the rates of SDLT and VAT?

            Due diligence by your solicitor will answer these questions and more. Armed with this knowledge you can adjust the price, if necessary, and negotiate sensible provisions into the contract to protect you against the risks.

            Expert Insights

            “The purchase of a vineyard is a new opportunity for clients to find a real connection with land and a chance to create a legacy investment. The best sites are hard to find, hard to acquire and the journey is often full of headaches and heartaches – you have to be resilient. Vines are a long time in the ground, therefore it is important to take site selection and preparation very seriously!”

            Rupert Coles – Director, Rupert Coles Ltd

            Buildings and equipment

            Turning to production, wineries need premises to lay down bottles, keep expensive kit, house people on site and, increasingly, entertain visitors and customers. From bats to asbestos, there are nuances with bricks and mortar. A good surveyor is important if you want to understand the potential liabilities and costs of upkeep or conversion of the farm buildings.

            Complying with the planning regime is critical. Three areas come up most: use, development, and listed buildings. Whether or not the site has the right consents in place for your proposed use must be checked by your solicitor – the planning rules are not straightforward, and many wineries will require specific consents for retail and leisure.

            Around 400,000 buildings in England are listed, including a surprising number of old agricultural barns. Carrying out unauthorised works to a listed building without consent is a criminal offence so cannot be taken lightly, and there is no limitation period for enforcement action, so you could have to put right unauthorised works carried out by the seller. In the most serious scenarios, you may decide that the seller has to apply for consent for unauthorised works themselves before completion, and you might keep back some of the sale price as a retention to deal with the risk.

            Less severe but more common in draughty, old buildings are missing building regulations certificates and potential failure to comply with the Minimum Energy Efficiency Standards (MEES), where Energy Performance Certificate ratings of F or G render a building unlettable. Again, you need to understand how this will affect your use of the site prior to exchange.

            Viticulture also requires specialist equipment, much of which is valuable and hard to remove. If it is included in the sale, a key point to check is whether the seller is able to sell you everything you think you are buying – nemo dat quod non habet, literally meaning “no one can give what they do not have”, is a long-established principle but one that can easily be overlooked where equipment is held on hire purchase terms. Assuming it is owned and included, there may be accountancy elements to address in the contract such as capital allowances elections, and having an experienced accountant to work with your lawyer is essential.

            Crops

            Most vineyards will be brought to the market in early spring and contracts are often exchanged in early summer – a quick sale where efficient solicitors have a sales pack ready can exchange in under a week, though most more substantial sales will take six to ten weeks. Most sales will then complete within a few months, either before or after the harvest.

            If completion takes place before harvest, then the contract ought to deal with the grapes. Growing crops form part of the land and will be included in the sale by default; if they are, the seller may well require you to pay for them and any other items of what is known as “tenant right” based on a valuation at completion, particularly if completion is close to harvest.

            It is more common for the seller to want to keep the current crop. They will then need holdover rights to harvest and store the grapes. A good contract will set out costs, liability and insurance in that period, together with a provision allowing you to keep or sell the grapes if the seller fails to remove them – otherwise you are left as an “involuntary bailee” and will have to follow a notice procedure before you can do anything with the grapes.

            Many vineyards will be situated within a larger farm and not all the land will be under vine. The remainder, and indeed the field margins, will often be used for grazing or for more conventional arable crops. While the crops may be dealt with alongside the grapes, it is not unusual to purchase cattle or sheep with a farm and an ingoing valuation or price adjustment may be required for livestock and deadstock.

            Growing grapes is still agriculture and the land is, therefore, eligible for agricultural subsidies. These can be lucrative but complicated, particularly as the Common Agricultural Policy fades away post-Brexit in favour of Environmental Land Management Schemes. If buying, you need to decide whether to take the entitlements to the subsidies, in which case the documents need to make provision for the transfer process and set out an agreed price.

            The brand

            Judging a book by its cover may be frowned upon, but judging a wine by its label is often wise. Name, logo, recipe and method are vital so they need to be properly registered, protected and enforced so no one else can steal or benefit from your intellectual property. You should also consider licensing your name and brand overseas. In the digital wild west the opportunities and pitfalls are bigger than ever.

            The contract can cover whether any intellectual property is included, both in the strict sense of copyright in label design and registered trademarks, but also in the looser sense of farm names. It is not uncommon to ask a seller to stop using a farm name in future and to transfer website names and social media handles to you at the point of completion.

            Finally, where you are buying the business, you also need to consider the goodwill and, potentially, any book debts. This angle is where it becomes important to use lawyers and agents with corporate experience, as the transaction will become more akin to a merger or acquisition than a single asset purchase.

            Expert Insights

            “The wine industry in the UK continues to grow and the demand for English wine and consequently vineyards continues to outstrip supply in key areas. A high profile product more often produced in well-established and attractive settings means there is increasing interest in the concept of wine tourism. Wine trails and tasting sessions alongside local, seasonal produce are becoming more mainstream options for tourists in the UK enabling well-advised and forward thinking operators to capitalise on this.”

            Andrew Chandler – Head of Rural Agency, Carter Jonas

            In summary

            It will hopefully have become clear that there is no “standard” purchase – every acquisition will have terms unique to the property and business – and, as a result, you need a lawyer who can pre-empt each potential issue and offer you a solution. If you are interested in buying a vineyard or winery, please do get in touch.


            Vineyards and wineries

            A great bottle of wine is a wonderfully elegant, simple thing. But the process of making it is complicated. Small variables in soil, climate, management and markets can make the difference between a great year and an average one.

            An image of grapes growing in a vineyard.

            Vineyards & Wineries

            Green and white line graphs and bar charts fluctuate against a background of blue financial data panels in a digital stock market display, showing numbers like 47.5, +4.78, and 780,516.

            Forsters are delighted to be launching our Vineyards & Wineries practice. The cross-departmental team draws upon our strengths from across the firm, a combination of expertise that is rare if not unique in the market. The increasing number of vineyards we look after complements our exceptional book of landed estates, and is testament to our ability to look after landowning clients, whatever their business and whatever challenges they face.

            Learn more

            Laura Haworth and Lauren Melachrino to attend BPF Annual Conference 2022

            Skyscrapers rise into a cloudy night sky, their windows glowing with interior lights. Nearby buildings reflect on the glass surface, creating an urban atmosphere.

            Laura Haworth and Lauren Melachrino from our Commercial Real Estate team will be attending the BPF Annual Conference 2022 at London’s Cavendish Conference Centre on Wednesday 15 June.

            They will join leading players in the real estate industry for an all-important discussion focused on sustainability and the action needed to accelerate the transition to a net zero real estate sector.

            A major new initiative – the BPF Net Zero Pledge – is set to be launched during the conference, to help drive the decarbonization of the built environment.

            Forsters are committed to running a business that is environmentally sustainable: We continually strive to minimise our impact on the environment and have years of experience of incorporating sustainability considerations into the legal advice that we provide to our clients.

            Laura Haworth is a Senior Associate in the Commercial Real Estate team and has a keen interest in ESG matters and renewable energy. Lauren Melachrino is an Associate in the Commercial Real Estate team and a BPF Futures member.

            Learn more about our firm’s green credentials and carbon neutral status here and via our sustainability hub.

            Forsters advises Barwood Capital and Invesco Real Estate on the acquisition of two proposed industrial and logistics schemes

            A vast, empty warehouse features polished floors and high ceilings. Bright overhead lights illuminate the spacious interior, which includes stacked pallets and shelving on the right side.

            Commercial Real Estate Partner, Victoria Towers, led a team advising a new partnership between Barwood Capital (“Barwood”) and Invesco Real Estate (“Invesco”) on the acquisition of its first two assets in a proposed portfolio of urban/last mile industrial and logistics warehouses.

            Working with Victoria, Senior Associate, Ed Glass assisted on the purchase of the Manchester site, and Commercial Real Estate Partner, Jade Capper on the Coventry acquisition.

            The first property to be purchased by the joint venture is a 4 acre site on Manchester’s Trafford Retail Park, with the second being located in Coventry, close to Junction 3 of the M6. Consent for the 5.25 acre Coventry scheme has already been secured and construction is due to start in July 2022. The combined GDV of the sites is expected to be c.£300m. As part of Invesco’s net zero objectives, the sites will be developed with the firm’s proprietary ESG checklist and criteria in mind.

            Edward Henson, Director and Head of Transactions at Barwood, said: “Demand for industrial space remains strong across the UK regions and our partnership with Invesco allows us to use our combined expertise to unlock development and asset management opportunities and capture the supply/demand imbalance that exists in key locations.”

            Rob Johnston, Head of UK and Nordic Real Estate Transactions at Invesco, added: “We have a strong pipeline of further opportunities as we work towards our aim to create a portfolio of 6-8 schemes, with an AUM of around £300m.”

            Mind The Step: Understand your rights and obligations as a step-parent

            Three cyclists ride along a paved road at sunset, surrounded by grassy fields and distant hills under a vibrant sky.

            It is now finally accepted that there is no such thing as a “typical” family. Families comprised of step-children, half-siblings and non-biological parents – so-called “blended” families – are the norm for many across the country, including our clients.

            Yet despite step-parents being a common feature in modern families, their rights, obligations and legal relationship with the children of the family are often misunderstood. This is, not least, due to the confusing amalgam of legal and cultural language in our lexicon, and the often overlapping roles of biological and non-biological parents.

            Who is a “step-parent”?

            To be a child’s step-parent, an individual must be married to, or in a civil-partnership with, one of the child’s biological parents. Living with a child or their parent is not sufficient.

            However, acquiring step-parent status does not automatically bestow any rights or impose any obligations on an individual in respect of a child. Step-parents have no legal obligation to make financial contributions towards their step-child’s life, nor do they have Parental Responsibility (“PR”) for their step-children. This means that, in legal terms, step-parents do not have the rights, duties, powers or responsibilities that a parent has. In the absence of an agreement or court order to the contrary, therefore, a step-parent is in the same legal position as a parent’s unmarried partner.

            Of course, this does not negate the often significant bond between a step-parent and step-child, nor does it mean a step-parent cannot play an important part in their step-child’s upbringing. However, it can pose practical issues; for example, a step-parent has no legal right to be involved in decisions about a child’s schooling and medical treatment.

            Can a step-parent acquire Parental Responsibility?

            Should parents and their new spouses wish to formalise the role of the step-parent, there are a number of ways in which this can be achieved:

            1. Signing a Parental Responsibility Agreement. Entering into a Parental Responsibility Agreement with a child’s parent (or both parents, if more than one has PR) will give a step-parent PR for the child. This means they will have the same rights, responsibilities and authority as the child’s parent, and that they can, for example, be involved in decisions about the child’s health and education. Acquiring PR in this way will not extinguish anyone else’s PR for the child. It will, however, require the consent of both the child’s parents, which is not always easy to obtain.
            2. Obtaining a Parental Responsibility Order. If one of the people who already has PR declines to enter into a Parental Responsibility Agreement with a step-parent, the step-parent can apply to the court for PR. When considering an application, the court will consider the step-parent’s commitment to the child (including to their welfare and their maintenance), as well as the step-parent’s attachment to the child and their reasons for applying. This is a more complex route than signing a Parental Responsibility Agreement, as it will involve going to court. Every person with PR for the child must be named as a respondent to the application and will have an opportunity to oppose it.
            3. AdoptionThis is the most drastic route to obtain PR, as it will involve extinguishing the PR of the parent who is not married to, or in a civil partnership with, the applicant step-parent. It is only likely to be appropriate where the other parent has died, or where there is some other reason that they cannot play a meaningful role in the child’s life.

            Alternatively, a step-parent may consider that they have sufficient responsibility for their step-child under the powers delegated to them by their spouse. It is common for parents to delegate their PR informally for limited periods. For instance, a parent going abroad on holiday and leaving a child in the care of a step-parent is effectively delegating their PR to the step-parent for the time they are away, so that the step-parent can deal with the child’s school and GP. However, the parent would not expect the step-parent to enrol the child in a new school or arrange for them to have elective surgery without consultation. Such informal and limited delegation of PR is legislated for under sections 2(9) and 3(5) of the Children Act 1989. [1]

            Nevertheless, if a step-parent plays an active role in a child’s life, it is important that their spouse makes contingency plans to ensure the step-parent has their clear authority to make decisions in their absence. It can be sensible, if a step-parent will be left in charge of the child for a significant period, for the parent to write a letter addressed “to whom it may concern”, explaining that they have delegated their PR to the step-parent for a limited period and including their own contact details, and those of the other parent, if appropriate, in case of emergency.

            What happens if a parent dies?

            If a child’s parent dies, a surviving parent with PR will be assumed to be the person who should care for the child, even if they have not played an active role in the child’s life until that point. This is unless there is a Child Arrangements Order in force at the date of death, naming the deceased parent as the person with whom the child is to live. In this event, or where there is no surviving parent with PR, the child will be cared for by the person who is appointed guardian for the child in the deceased parent’s will.

            A parent who is concerned about the ability of the other parent to care for the child on their death should therefore take steps during their lifetime to obtain such a Child Arrangements Order or to formalise the step-parent’s role. If they are unable to do so, it can help for a parent to appoint the step-parent as guardian for the child in their will and prepare a letter of wishes setting out their concerns and their preference that the child is cared for by the step-parent in the event of their death. Whilst this appointment will not automatically take effect on the appointer’s death, and whilst a letter of wishes is not binding, such a letter and appointment can provide powerful evidence in court proceedings if a step-parent seeks to acquire PR after the appointer’s death.

            In the event that a guardianship takes effect, the guardian will automatically acquire PR for the child.

            What happens when a parent and step-parent separate?

            If a step-parent separates from a child’s parent, they will not have an automatic right to spend time with the child, even if they have acquired PR, unless they have adopted the child. PR acquired under a Parental Responsibility Agreement or a Parental Responsibility Order does not give a step-parent any automatic rights to see the child, nor does it make them liable to pay child maintenance.

            In this situation, a step-parent may wish to apply for a Child Arrangements Order to be named as the person with whom the child is to live, or a person with whom the child is to spend time. They may do so without the court’s permission if they are a step-parent (i.e., if at the time of the application they are still married to the child’s parent); if they have lived with the child for three years (and such period has not ended more than three months before the date of the application); if they have PR; or if they have the consent of all those with PR. All other persons must ask for the court’s permission to apply.

            When considering whether to grant a Child Arrangements Order, the court’s paramount consideration will be the welfare of the child in question. This is determined by the court taking into account a number of factors, including the child’s physical, emotional and educational needs, as well as their ascertainable wishes and feelings.

            There is a strong chance that a step-parent who can prove that they have an active, beneficial and long-standing relationship with their step-child will be granted contact under a Child Arrangements Order naming them as someone with whom the child is to spend time. Note that when making such an order, the court may grant a step-parent PR for the child, but this is not always the case. If the court goes further and makes a Child Arrangements Order naming a step-parent as the person with whom the child should live, they will automatically acquire PR.

            This is a complex area of law. Every step-parent’s relationship with, and rights in relation to, their step-children will be different. If you are considering formalising your role in your step-child’s life, you should seek specialist advice.

            If you would like further information about anything covered in this article, please contact our Family team. For advice on revising your will, appointing a guardian and preparing a letter of wishes, contact our Private Client team.


            [1] Under section 2(9) of the Children Act 1989 a person who has PR may arrange for some or all of their PR to be met by someone acting on their behalf. Under section 3(5) of the Children Act 1989 a person who has “care of the child” may do what is reasonable in all the circumstances for the purpose of safeguarding a child or promoting their welfare.

            Simon Blain
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            Decrypting Crypto: James Brockhurst to speak at the International Trust and Private Client Conference Jersey 2022

            A person interacts with a smartphone, overlaid with dynamic financial charts displaying candlestick and line graphs. The background is dark, with a digital interface design.

            Private Client Partner, James Brockhurst, has been invited to speak at the International Trust and Private Client Conference Jersey 2022.

            The conference, taking place on 9 June 2022, provides sessions tailored to tackle the estate and tax planning issues facing the Channel Islands, with a particular focus on new challenges including political uncertainty, digital disruption and regulatory restraints.

            James will present the session ‘Decrypting Crypto for the Private Client’ at 16:30, alongside Jonathan Colclough of BDB Pitmans and Gilead Cooper QC of Wilberforce Chambers.

            You can register to attend here.

            James Brockhurst
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            Forsters advises Fiera Real Estate and Wrenbridge on purchase of £33m ESG Exemplar Industrial Scheme in Portsmouth

            Skyscrapers rise into a cloudy night sky, their windows glowing with interior lights. Nearby buildings reflect on the glass surface, creating an urban atmosphere.

            Forsters has advised Fiera Real Estate (‘FRE UK’) and Wrenbridge on the purchase of a 4.5-acre site in Portsmouth for a £33m ESG Exemplar Grade A industrial scheme.

            Commercial Real Estate Partner Victoria Towers and Senior Associate Paul Grayson advised on the deal, which aims to obtain planning permission for seven industrial units ranging from 6319 sq ft to 29785 sq ft.

            The site was purchased through the Fiera Real Estate Opportunity Fund V UK, the latest fund in FRE UK’s programmatic venture series with CBRE Investment Management.

            Sustainability and wellbeing considerations are central to the proposed scheme, which is targeting BREEAM Excellent and an EPC A rating. It will offer high efficiency heating and cooling systems, water-saving fixtures and fittings and PV panels will be fixed to all buildings. During construction, the scheme will promote the use of locally sourced goods and low-emitting carbon materials, as well as ensuring that the contractors are part of the Considerate Contractor Scheme.

            Will Jarman, Associate Director at Wrenbridge commented: “we are delighted to secure this prominent site in Portsmouth and view this transaction as the first of many within a strategic push towards the M27 corridor on the South Coast. We are in discussions with occupiers on pre-lets as we plan to bring forward a highly sustainable scheme to the area. Wrenbridge and Fiera have significant capital to deploy into the industrial and logistics sector across our key geographies, with the South Coast now also firmly in focus.”

            Read more here.

            Paul Grayson
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            Special Purpose Vehicle (SPV) Sales – The Key Issues

            Curved glass-fronted building reflects light, creating smooth waves across its surface, set against a clear blue sky.

            A significant number of property purchases continue to be undertaken as corporate transactions, with the buyer acquiring the shares in the target company (Target) which owns the property, the Target generally being a special purpose vehicle (SPV).

            The parties will often agree a heads of terms which assumes an asset deal but gives the parties an option to “convert” to a corporate deal before completion if terms can be agreed.

            Notwithstanding the benefits of a corporate deal, which we have written about previously, such a transaction raises various additional issues and workstreams which will need to be addressed in order to reach a successful completion and which will generally, also lead to higher transaction costs for both parties. In order to reduce the risk of time and money being wasted, we consider here some of the key issues which the parties should consider at the outset of a transaction in order to establish whether or not a corporate deal is viable.

            1. Is the Target truly an SPV?

            When a Target is purchased, a buyer will effectively acquire all of its assets and liabilities – not just the property which it owns. Liabilities can include obligations to pay tax or risks associated with historic contracts which have been entered into by the Target. If the Target has been in existence for a significant period of time or undertaken a range of activities in addition to owning the property, this will not only make the due diligence process more complicated but may significantly change the risk profile for the buyer. Before undertaking any significant work, a buyer should seek reassurance that the Target is a “clean” SPV and undertake a high-level due diligence exercise to verify the same before incurring any significant costs.

            2. Fundamental tax issues

            A buyer will be extremely concerned to understand the tax profile of the Target and what tax (if any) might be due. A high-level tax due diligence exercise should be undertaken to identify any major issues, including:

            • If the Target is offshore, has it always been managed and controlled appropriately and if not, are there any questions around its tax residency which could have financial implications?
            • Is there any “pregnant” corporation tax liability in the Target? If the value of the underlying asset has increased significantly since it was originally acquired, any transfer of the property out of the Target after completion could result in a corporation tax liability.

            3. How has the price been calculated?

            If the parties have agreed to consider a corporate transaction after terms have been agreed for a property deal, the price will typically have been agreed by reference to the value of the property. Thought will need to be given as to whether the price is fixed or whether an adjustment is to be made by reference to any other assets and liabilities of the Target, such as cash deposits, the right to receive historic rent arrears or tax refunds, or sums payable to third parties under existing contracts.

            The parties should identify and agree in principle how any major items are to be dealt with as early as possible in the transaction process. This could require the parties agreeing to formally transfer the right to receive certain sums from the Target to the seller or for cash deposits to be distributed out or applied against any existing debt prior to completion.

            It is not uncommon for there to be a formal price adjustment mechanism incorporated into the purchase agreement. The value of the property will generally be fixed, but to the extent there are any other assets or liabilities, the price will be adjusted with a balancing payment made by either the buyer or the seller. Such a price adjustment can be complicated, requiring agreement of specific accounting policies and principles between the parties and the preparation of a pro forma set of accounts. This can take a significant amount of time and will need to be dealt with in parallel to the legal transaction documents to ensure there are no delays.

            4. Who will provide the warranties?

            In a corporate transaction, the buyer obtains protection through the provision of warranties and indemnities from the seller. These are effectively confirmatory statements which the seller provides in the purchase agreement (for example, that the Target has no liabilities save as disclosed, that the Target is an SPV, that all tax of the Target has been paid up to date, and so on). If any warranty proves to be untrue, the buyer can bring a claim for breach of warranty against the seller.

            SPVs are often part of a broader corporate structure and sale proceeds will generally be distributed out to the parent company or ultimate beneficial owners immediately following completion. The buyer needs to be comfortable that it will have recourse against a person of suitable standing in the event of a warranty or indemnity claim, with any additional security requirements (such as a parent company guarantee or cash retention) being requested as soon as possible.

            5. W&I policies

            The past decade has seen an almost exponential growth in the use of warranty and indemnity insurance policies (W&I Policies). These are a third party insurance policy taken out by the buyer or seller to provide insurance in the event of a warranty or indemnity claim under the purchase agreement. They are most commonly taken out by the buyer allowing it to bring a claim under the policy in the event of a breach of warranty or an indemnity kicking in, while the seller benefits from a £1 cap on its liability (unless it has fraudulently concealed information). Although W&I Policies can be a convenient device, their cost can be significant, and the parties should agree at the outset who is to take out the policy and how any costs are to be borne.

            For further discussion about W&I policies, see here.

            Conclusion

            Although corporate acquisitions of property often present many potential advantages to the parties, they undoubtedly involve additional time, effort, and costs for all involved. Considering some fundamental questions at the start of a transaction will not only allow matters to progress as quickly and efficiently as possible but will also reduce the risk of a “fatal” issue arising at a later stage.

            Disclaimer

            This note reflects our opinion and views as of 26 May 2022 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Christine Dubignon
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            A guide for British Expats in Singapore: Estate & Wealth Planning Post-Divorce

            Skyscrapers, illuminated brightly, stand along a harbour with boats; the cityscape is framed by distant mountains under a vibrant sunset sky.

            Your divorce is now final. What next? The last thing on your mind may be to consider your estate and wealth planning, and the prospect of dealing with lawyers again so soon after your divorce can quite understandably be unappealing for some!

            However, there is a good chance that your existing planning arrangements (if any) are no longer appropriate for your post-divorce circumstances. They may be overly reliant on your ex-spouse, or too intertwined with their planning and not reflective of your individual wishes. Perhaps they do not cater for any post-divorce obligations you may owe to your ex-spouse or are wholly inadequate for the significant windfall you received from them.

            Doing nothing or waiting too long to redress these sorts of issues may lead to serious and unintended consequences that could adversely affect any or all of your children and the rest of your immediate family in the event of your death or loss of mental capacity. Now is therefore the most critical and opportune time to start afresh with your estate and wealth planning and give yourself peace of mind after going through such a major life event.

            This article serves to highlight the key areas of planning to consider, which are equally applicable to either party to a divorce and to British expats residing in jurisdictions other than Singapore. UK tax considerations in a divorce scenario are also critical given that estate planning and tax (particularly UK inheritance tax if a person is UK domiciled) go hand-in-hand and cannot be compartmentalised. Further details of such considerations can be found here but suffice to say tax advice should always be sought when embarking on any aspect of estate and wealth planning.

            Please note that references in this article to England or English law should be understood to also include Wales but not Scotland and Northern Ireland whose laws differ to that of England and Wales.

            The first step – review your estate

            Your estate may have significantly changed as a result of the dissolution of your marriage. Therefore, the best starting point is to review it, and prepare a general inventory of your current worldwide assets and liabilities.

            Not only will this help to identify what is in your estate, but it will also focus your mind on your succession objectives and help to establish your thoughts on important issues, such as:

            • any particular wishes you have regarding the devolution of specific assets;
            • assets of sufficiently high value that require bespoke succession arrangements;
            • how to deal effectively with any digital assets or cryptocurrency you own;
            • any family inheritance you are due to receive; and
            • liabilities (particularly any owed to your ex-spouse pursuant to the divorce) and how they may need to be dealt with following your death.

            Such a review should also establish if you have a life insurance policy or pension (either privately or through your employment in Singapore or elsewhere) and whether pay-outs to nominated beneficiaries require updating if you had previously nominated your ex-spouse.

            Cross-border estates

            Living in Singapore, you may have an international lifestyle and perhaps own assets located in multiple jurisdictions. You may even have acquired a foreign asset from your ex-spouse as part of the divorce settlement.

            In these circumstances, you have a cross-border estate, which will add a level of complexity to your wealth and succession planning if ‘conflict of law’ issues arise. Broadly, conflicts may arise between the laws of different countries when determining which law should ultimately govern the succession of your assets at death. To resolve such conflicts, countries have developed domestic ‘private international law’ rules to determine which law should apply in different circumstances. This is a particularly complicated area of law and beyond the scope of this article, so formal legal advice should be sought if such rules may be relevant to you.

            As a general overview, if you are domiciled in England at the time of your death, then English private international law rules will apply to the succession of your estate. Having British nationality and a British passport does not automatically mean you have a domicile within one of the countries of the UK. The concept of ‘domicile’ under English law is rather nebulous and made up of a variety of relevant factors that seek to draw out a person’s strength of connections to a particular jurisdiction and their current and future intentions. It is important to bear in mind that domicile can differ for succession purposes and UK taxation purposes.

            If you have an English domicile, the general rule is that ‘moveable’ assets (e.g. paintings, jewellery, shares etc.) devolve in accordance with English law, whereas the succession of ‘immoveable’ assets (e.g. real estate) is governed by the local laws in which the asset is situated. Under English law, a person generally has complete testamentary freedom to dispose of their entire estate on death provided they have a valid and effective English Will in place. This widely contrasts with the rules in civil law jurisdictions (such as countries in Europe) where a system of ‘forced heirship’ operates which dictate that a certain portion of a person’s estate must devolve to certain family members in prescribed percentages and cannot be altered by a Will.

            A situation could occur where your English Will governs the succession of your worldwide estate, but it does not when it comes to your holiday home in France, for example. The EU Succession Regulations were introduced in 2015 to avoid these types of situations and harmonise succession laws for cross-border estates involving EU countries by enabling a person to choose whether the law applicable to their whole estate wherever situate and whether moveable or immoveable should be that of either their habitual residence at the time of their death (the default position) or their nationality, which must be elected in a Will to override the default position. Therefore, if you own real estate in an EU country, you have the option to elect in your Will that English law governs the succession of that property on the basis of your British nationality. Brexit has had no impact on your ability to make such an election.

            Nonetheless, this only applies to assets situated in EU countries. Conflict of law issues will still exist if you own assets in other civil law countries with forced heirship such as Vietnam, the Philippines and Japan. Careful planning will be necessary for such assets, particularly if they are valuable

            Wills

            Both England and Singapore are common law jurisdictions and therefore provide for testamentary freedom facilitated by a valid and effective Will. If a person dies without one, then the relevant intestacy rules will apply to the succession of their estate. Such rules dictate who can inherit from the estate and in what manner, which are likely to be contrary to the deceased’s wishes. To avoid this situation occurring, it is vital that a person has a Will regardless of their circumstances.

            Being newly divorced, it is critical that you update your Will if you have one already. For example, it may leave everything to your ex-spouse and appoint them as an executor of your estate, which is a common and appropriate arrangement for married couples but not for divorcees.

            If you are domiciled in England and have an existing English Will, divorce does not revoke it. Your ex-spouse is treated as if they had died at the date of the decree absolute. This could inadvertently result in an intestacy situation if your existing Will leaves everything to your ex-spouse but is silent on what should happen in the event of their death. Problems can also arise if your ex-spouse is named as the sole appointed executor and trustee in your existing Will and fails to appoint substitute executors and trustees in the event of their death.

            If you are not domiciled in England, then your Will could create a discretionary trust over your estate for the benefit of your children (but not for your ex-spouse). This may be very useful in long term tax planning for any of your children (and successive generations) who may live in the UK in the future and therefore have a UK domicile; it avoids your assets and wealth your children may not immediately need from falling into their own individual estates for UK inheritance tax purposes.

            Minor children

            If you have minor children, an important question will be: who should be their guardian(s) if both you and your ex-spouse pass away while they are still minors? This can be a tricky and highly emotive issue but if you and your ex-spouse are able to agree on a guardian in this scenario it is best to record this in a separate document signed by you both rather than leaving it to be stated in your respective Wills (which is common practice), one of which could be changed without the other’s involvement or knowledge.

            Another important consideration is that if your ex-spouse does become your children’s sole guardian following your death, they could have absolute control over any wealth your children inherit directly from your estate until they reach 18 years old. Any risk that your ex-spouse may abuse their position and enrich themselves from your wealth may be mitigated if under the terms of your Will, you create a trust over it for the benefit of your children to be managed and controlled by independent trustees appointed in your Will.

            Lifetime trusts

            Singapore has a thriving and robust professional trusts and fiduciary services industry and a modern trust law. If your estate is of significant value with surplus wealth, you might wish to create a discretionary trust during your lifetime as part of your estate planning. A discretionary trust is so-called because it is made by the ‘settlor’ (you) in favour of a class of potential beneficiaries (for example your children and immediate family). The appointed trustee(s) have absolute discretion to determine how much (if anything), when and in what manner potential beneficiaries receive funds from the trust.

            Discretionary trusts are flexible and enable the trustees to take into account the changing circumstances of the beneficiaries. It is usual for the settlor to write a non-legally binding letter of wishes to the trustee(s) to provide guidance on how the trustee(s) should consider exercising their discretion and manage the trust. This is a flexible mechanism, as a letter of wishes can be changed from time to time without any legal formality.

            Holding assets through a trust structure can be advantageous for a number of reasons:

            • it allows you to plan for the succession of assets for the benefit of future generations of your family;
            • it avoids the need to go through the probate process on death for assets held in the trust;
            • it may assist with asset protection and tax planning for your family; and
            • it may help in family governance or business succession planning.

            Trusts are not appropriate in every case for particular reasons. For example:

            • a core feature of a trust is that the settlor gives up a significant degree of control over the trust assets, which some may not find comfortable (although there may be ways to mitigate this to some extent);
            • the creation of a trust is likely to give rise to UK inheritance tax consequences if you are UK domiciled (or deemed to be so domiciled for tax purposes), or if you are non-UK domiciled but transfer UK assets (or non-UK companies owning UK residential property) into a trust; and
            • other rules regarding the UK taxation of offshore trusts may apply if beneficiaries of the trust are UK tax resident (for example, children being educated in the UK) or you plan to relocate to the UK in the future. These rules can be complex, and you may decide that the cost and effort of navigating the complexities is disproportionate to the non-tax advantages of a trust.

            Incapacity planning

            A growing feature of estate planning is to ensure arrangements are in place to deal with the eventuality of a person becoming mentally incapable. Given your connections to the UK and Singapore, you may have created Lasting Powers of Attorney (LPAs) in each jurisdiction already, whereby you appoint someone as your attorney to make decisions on your behalf regarding the management of your personal affairs if you lose mental capacity.

            There are two forms of LPA available in England, one relating to property and financial affairs, and the other dealing with health and personal welfare. During your marriage, you may have created one or both types of LPA, and perhaps appointed your ex-spouse as an attorney. Your divorce will have had the effect of terminating their appointment, which could have the wider knock-on effect of terminating the LPAs entirely depending on how attorneys are appointed. For this reason, it is advisable to review and update your existing English LPAs following your divorce. This is also advisable if you have an LPA in Singapore or its equivalent in any other jurisdiction where you have assets.

            The article was first published on 25 April 2022 by Expatriate Law as part of their ‘Guide to British Expats in Singapore’ e-book.

            Alfred Liu
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            Chambers High Net Worth Awards 2022: Forsters shortlisted for Residential Property Team of the Year

            Two blurred figures walk in an office, featuring a circular staircase and modern furniture. Glass walls partition a conference room, enhancing the open, contemporary workspace design.

            Forsters have been shortlisted for ‘Residential Property Team of the Year’ at the Chambers High Net Worth Awards 2022.

            The nomination reflects their achievements over the past 12 months from their outstanding work and strategic growth to their excellence in client service, and confirms the team’s position as market-leading advisors.

            Forsters’ Residential Property team have enjoyed a successful year, which has included a Tier 1 ranking in the Legal 500 UK Guide, listings in the Spear’s Property Advisors Index as Top Flight and Recommended lawyers, ‘Highly Commended’ at the RESI Awards and a win at the Enfranchisement & Right to Manage Awards for ‘Solicitors Firm of the Year’.

            The winners will be announced on 21 July.

            Helen Marsh
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            Renters’ Reform Bill – the end of no fault evictions?

            Terraced houses in brick stand in a row, featuring black doors and white-framed windows. A street lamp with hanging flowers sits in front, and a sign reads "Shouldham Street W1".

            The government has announced in the Queen’s Speech that it will shortly publish a White Paper setting out details of the much anticipated Renters’ Reform Bill.

            The Bill was first proposed by Theresa May’s government in April 2019 to offer tenants renting privately greater security. Having lost momentum whilst the COVID pandemic became the government’s priority, it now forms part of the government’s “levelling up” policy.

            The main elements of the Bill are as follows:

            • The abolishment of “no fault” evictions. These currently fall under section 21 of the Housing Act 1988 and allow landlords to serve a notice on tenants to terminate the tenancy without reason;
            • Reforming possession grounds for landlords, introducing new and stronger grounds for repeated incidences of rent arrears, and reducing notice periods for anti-social behaviour;
            • The application of a legally binding “Decent Homes Standard” in the Private Rented Sector, intended to stop private landlords renting out homes that are of such a low quality that they endanger the health of their tenants;
            • The introduction of a new Private Renters’ Ombudsman, intended to resolve landlord and tenant disputes without the need to go to court; and
            • The implementation of a new property portal to “help landlords understand their obligations, give tenants performance information to hold their landlord to account, and help councils crack down on poor practice”. It is not entirely clear what this will entail.

            In an accompanying press statement, Michael Gove described the use of section 21 as an “injustice that sees renters unable to put down roots in their communities”. Whilst its arbitrary nature can lead to tenants being subjected to unfair treatment, many landlords use section 21 to legitimately end tenancy agreements – for example if they wish to sell the property. If the government is to maintain a fair balance between landlords’ abilities to deal with their assets and tenants’ abilities to live securely in their homes, it will need to introduce additional grounds for possession as well as strengthening the current regime.

            It is clear that change is firmly on the government’s agenda but for now the law remains unchanged and the proposed reforms are unlikely to come into force for some time given they are at a preliminary stage. Any landlords or potential landlords should bear in mind that the introduction of these reforms could, in due course, severely restrict the ability to obtain vacant possession of properties within their portfolio.

            Elizabeth Oxendale is an Associate within our Property Litigation team.

            Elizabeth Oxendale
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            The Green Unknown: might Conservation Covenants transform the English countryside?

            Rolling green hills are adorned with scattered trees and stone walls, creating a peaceful rural landscape. In the distance, soft hills rise under a clear, bright sky.

            Conservation Covenants (“CCs”) will allow landowners and developers to deliver “public money for public goods” through large-scale Environmental Land Management Schemes, tap into emerging private natural capital markets and discharge Biodiversity Net Gain obligations. If they are really to take off, the Government needs to align the tax regime with these environmental incentives.


            Download this briefing in PDF format


            CCs are a quietly radical innovation with the potential to revolutionize the way English and Welsh land is owned and managed. Introduced in the recent Environment Act and inspired by similar concepts in other countries, CCs will allow landowners to contract voluntarily with a “Responsible Body” to commit their land to “conservation”. They will be new “statutory burdens on land”, a unique and interesting mixture of new and existing legal instruments.

            Tying up land long-term, perhaps even indefinitely, in such a specific way is a dramatic step and we will see how popular they become. Rural landowners will be expected to provide land for conservation and to meet Biodiversity Net Gain (“BNG”) and other targets, so CCs will be particularly relevant to them. Moreover, sustainability is now so embedded in the national consciousness that, soon, every development will have a conservation element, even if only to offset or outsource its obligations, and particularly to provide the BNG required for planning permissions.

            In this article, we try and answer the following questions:

            1. What are CCs?;
            2. How will CCs work?; and
            3. Why would a landowner want to enter into a CC?

            Fields

            1. What are CCs?

            1.1 Context

            CCs have been part of the conservation conversation for some time. The Law Commission published a report in 2014 and the Government carried out a consultation in 2019. They also exist, in various forms, in other jurisdictions including Scotland, New Zealand, USA and Australia. England and Wales formally introduced them in the Environment Act, which received royal assent on 9 November 2021. CCs will come into being on 30 September 2022.

            1.2 The legislation

            Part 7 of the Environment Act is the Big Bang for CCs in England and Wales. There are two main elements. A landowner must contract:

            1. with a “Responsible Body”; and
            2. to use the land for a “conservation purpose”.

            1.3 What is a Responsible Body (“RB”)?

            RBs must be approved by the Government and have some kind of conservation purpose. They will be responsible for enforcing the landowner’s obligations, but it can be either the RB or the landowner who actually carries out the conservation work. Both the landowner and the RB can enforce against one another like parties in a conventional contract (RBs will not be arms of the state).

            It seems likely that RBs will principally be large, national charities like the National Trust or the RSPB, but they could also be local (even community) bodies set up specifically for small-scale projects. They will not receive any public funding for administering CCs. At this stage, various questions arise:

            1. Will RBs be mainly existing bodies or new ones set up specifically to enter CCs?
            2. Will RBs be primarily national or local? (Even specific to particular CCs?)
            3. Will RBs be primarily mass-membership organisations like the National Trust, or private bodies like charitable trusts established by landowners?
            4. Where will RBs find the resources to carry out their obligations under CCs?
            5. Will RBs want public access to land within CCs (including to pay for them)?

            1.4 What is a “conservation purpose”?

            A conservation purpose must be intended to be for the public good and:

            1. to conserve the natural environment of land or the natural resources of land; or
            2. to conserve land as a place of archaeological, architectural, artistic, cultural or historic interest; or
            3. to conserve the setting of land with a natural environment or natural resources or which is a place of archaeological, architectural, artistic, cultural or historic interest.

            It is so widely drawn that, arguably, pretty much any land might have a conservation purpose. The Government and Law Commission emphasize that the “public good” should be interpreted in the widest sense. It will be interesting to see how creatively this is interpreted. Ultimately, if challenged, the courts will decide whether a CC is valid or not, although sensible agreements will contain dispute resolution provisions.

            1.5 CC legal foundations

            CCs combine elements of:

            1. ordinary covenants, requiring the landowner to do or not do certain things on the land;
            2. special National Trust and Forestry Commission covenants, as RBs will be able to enforce them without owning adjoining land; and
            3. section 106 planning agreements, as CCs will appear on the Land Charges Register rather than the property’s title.

            The really novel feature is that CCs can impose positive (as well as negative) obligations on a landowner’s successors.

            Fields

            2. How will CCs work?

            Only when they come into force will we see how CCs work in practice. Meanwhile, the Environment Act give a sense of their shape:

            2.1 Tenants

            Whether a tenant can enter a CC without landlord’s consent is a grey area. Consequently, it will be in both parties’ interests for a tenant to seek landlord’s approval before entering into a CC.

            The Government is keen for tenants to enter into CCs; there is no landlord consent requirement in the legislation. However, if the CC involves the tenant significantly altering their holding or farming practice, consent could be required.

            Several commercial points flow from a tenant entering a CC. It could affect the rent review by enhancing or diminishing the land value. Who will own / have the benefit of any enhancement to the land arising from the CC? The tenant might seek compensation for any improvement to the value of the land. The landlord might argue that the CC has diminished the value of the land and seek damages. If a tenant CC prevents the landlord from developing the land then the diminution in value could be substantial. As with consent for alterations, the licence for consent should provide explicitly for these issues to avoid dispute later. In new leases, landlords should include a requirement for such a licence if a tenant wants to enter into a CC.

            The legislation says anyone who owns land freehold or has a lease of more than seven years (no matter how much has expired) can enter into a CC. This poses problems for Agricultural Holdings Act (“AHA“) tenants. Although AHA tenants have high security of tenure and are long-term occupiers, AHA tenancies run year to year. Unless the Government clarifies or changes the legislation, AHA tenants may be excluded from CCs on this ground.

            2.2 Duration

            As noted above, CCs will bind the landowner’s successors in title. CCs can be indefinite but sensible landowners will agree a specific period with the RB . They will need to last for at least 30 years to secure Biodiversity Net Gain, which we cover below. For tenants, they will last until the end of the term. Significantly, if a tenancy is terminated early, (one year into a hundred-year term, for example) the CC would carry on for the remaining years and bind the landlord – another reason for landlords to insist the tenant seek their consent. Licences for consent should include protection against losses flowing from a tenant’s default, such as security over a deposit account.

            2.3 Enforcement

            Punishments for breaching CCs are the usual suspects: orders for specific performance of obligations; injunctions; damages; orders for payment of amounts due. The court will consider the public interest in choosing a remedy and could award exemplary / punitive damages against a landowner in excess of actual damage caused. The limitation period will be six years from the date of the breach, although as most breaches will be ongoing this could be elastic. Landowners will be able to use factors beyond their control and emergencies as defences. As CCs are private, contractual agreements there will be no criminal sanctions.

            2.4 Discharge or modification

            The landowner and RB can agree to modify or discharge a CC, though any modifications will still need to meet the “conservation purpose” criteria. Either party can also apply to the Upper Tribunal to modify or discharge CCs where reasonable, but the Upper Tribunal will not be able to take account of a change in a party’s circumstances making a CC unaffordable for that person, so long term cashflow will obviously need to be considered when entering a CC.

            In practice, ongoing dialogue between a landowner and RB will be important, particularly in the early days. Parties should also agree a timeframe for reviewing a CC formally, say every two years.

            Fields

            3. Why would a landowner want to enter into a CC?

            Time will tell how popular CCs are. The starting point is that CCs will restrict a landowner’s agency over their land and, therefore, devalue it, potentially substantially, depending on the opportunity cost. What’s more, there is no direct public funding so CCs will need to align with other revenue schemes.

            3.1 Altruism / environmental reasons

            The environmental movement is now so strong that many people are keen to do and be seen to do “the right thing” for the planet. CCs are one way of achieving this. As discussed, CCs’ “conservation purpose” is broad and could have wide appeal to protect specific things that people or companies want to preserve or enhance, whether in their lifetime or as a legacy. The point when land is transacted – whether sold, leased, or left or gifted to a family member – is a logical moment to enter into a CC. Even if environmental conscience is not the sole reason it will often be a factor in decision making alongside other considerations.

            3.2 BNG

            Every development requiring planning consent will need to show 10% BNG), another Environment Act innovation. So there is going to be a lot of BNG around; CCs will be one way of providing it as developers and builders will have the choice between CCs and planning obligations (typically delivered under section 106 agreements with local authorities). There will be a register of land on which BNG requirements are secured by CCs or planning obligations, but we do not yet know how detailed it will be. The main difference between CCs and section 106 agreements is enforcement; the latter will be enforced by the local authority whereas the former will be subject to an RB. Initially, developers will likely stick with the devil they know (section 106 agreements), but they could switch to CCs if they perceive them to be more flexible, more bespoke, more straightforward to agree and cheaper than section 106 agreements. Cynically, you might expect RBs (because of the uncertainty of their resources) to be less rigorous enforcers than local authorities.

            3.3 Natural Capital Agreements

            Natural capital agreements are where a landowner contracts with a third party to provide an environmental service, like carbon sequestration or tree planting. They are relatively new but likely to become popular as governments, companies and individuals take steps to reduce their carbon footprint and environmental impact. Currently, they take the form of leases or service contracts. CCs could be a way to secure and enforce the environmental obligations within natural capital agreements, like a charge or a restriction on a property’s title to protect an overage agreement or other obligation. They could also tie into the Environmental Land Management Schemes (“ELMS”) we cover below.

            3.4 Tax incentives

            Tax is the elephant in the forest here. At the moment there are no tax incentives for CCs – the Government wants CCs (and indeed all natural capital arrangements) to be primarily private sector funded. But that could change if it wants to promote them and join up incentives for landowners. In other countries there seems to have been major take up only where there is a tax incentive (the USA is world-leader here, with federal income tax deductions and state tax credits). Agricultural subsidy reform may push landowners towards more sustainable management, but this does not align with the tax regime yet; notably inheritance tax with its traditional definitions of agriculture for Agricultural Property Relief and business for Business Property Relief. Without a change in the law, entering land into environmental schemes and pursuing less conventional farming will jeopardize both reliefs. This is a key policy focus in the rural world.

            3.5 Environmental Land Management Schemes (ELMS)

            CCs are well-suited to Landscape Recovery Schemes (“LR Schemes”). LR Schemes are the largest, most ambitious ELMS component, intended for landowners who (according to DEFRA) want to “take a more radical and large-scale approach to producing environmental and climate goods on their land”, they will operate over 500 to 5,000 hectares and are expected to last for at least 20 years. Most LR Schemes will require co-operation by groups of landowners, which is where CCs come in. DEFRA suggests CCs could be used to secure agreement between landowners and secure the LR Schemes, as with natural capital agreements.

            Applications for pilot LR Schemes opened on 1 February 2022 and up to fifteen will be chosen in the summer of 2022. Like CCs, LR Schemes are yet to come into force. This is a space worth watching. We do not know how much money will be available for LR Schemes. Each will be bespoke, and the Government says they must secure private as well as public funding. Indeed, LR Schemes are intended to help landowners access the growing market for natural capital services like carbon sequestration and to develop standards and rules for those markets.

            While some landowners will go the full Knepp and rewild, most will want to ensure that land in LR Schemes can still be farmed commercially (including to qualify for inheritance tax reliefs). Therefore, those negotiating and drafting CCs should take care that they are not too restrictive of farming and other activities. And, as suggested above, well-drafted CCs will include a review mechanism. On the ground, this will be complex, particularly as LR Schemes will probably involve several landowners.

            Conclusion

            Farming and landowning in the UK are in a period of regulatory and economic uncertainty. If the Government wants farmers to deliver public goods (as well as food security), it needs to ensure ELMS provides sufficient public money. It also needs to reform tax reliefs to reward conservation. CCs are potentially a good means by which landowners can deliver conservation – especially on a large scale with ELMS – but on their own they are not enough.

            Fields

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            Student Housing Conference 2022 – what did we learn?

            Modern apartment buildings stand in a row, featuring large windows and balconies. The setting includes landscaped paths, benches, and greenery under a partly cloudy sky.

            Commercial Real Estate Partners, Ronan Ledwidge and Anthony Goodmaker, were back at this year’s Student Housing Conference – an in-person event held at the Grand Connaught Rooms on Wednesday 11 May, which brought together all the biggest names in the UK student accommodation market.

            The last few years have taught us that the sector has a proven, resilient track record and that purpose-built student accommodation (PBSA) is now considered a mainstream asset class: it’s no longer viewed as “alternative” but as a key investment opportunity by many prominent UK investment funds, whilst also attracting significant interest from the international investment community.

            But what are the main talking points for 2022 and beyond?

            1. Lack of Supply – the limited availability of operational stock is the main issue for the investment market, pushing investors into the development funding world as they are forced to take on greater risk to secure their chosen assets. The problem is exacerbated further in key locations where it is notoriously difficult to get planning permission for new PBSA schemes.
            2. Rising Costs – by no means unique to the PBSA market, but a perfect storm is likely to increase price pressure in this sector. Land prices continue to rise due to lack of supply, in spite of increasing build costs. Add to that the general cost of living crisis, with focus on the price of utilities and whether those will be passed on to PBSA’s end users and you are left wondering quite what the budgetary constraints of tomorrow’s students will look like in the face of these rising costs and how that will impact the market.
            3. Sustainability – ESG credentials have long been spoken about in the student sector, and with good reason. Perhaps no other sector can count its end users – the students – as being so intrinsically engaged and sensitised by the climate crisis and general green agenda. Not only do they demand action, they expect it. But whilst there is concern that implementing these requirements comes at a cost, the data suggests that location remains, above all others, the number one determining factor when it comes to students choosing their accommodation. Will we see this change as the ESG requirements of tomorrow’s students become more and more important?

            Despite these challenges, the outlook remains overwhelmingly positive. Investment in PBSA will continue to grow as funds, both domestic and overseas, look to place further capital in this sector. And even the local authorities are starting to adjust to the growing demand for new, high-quality student accommodation in key locations – Bristol City Council has recently announced new policy to facilitate the development of PBSA and other shared living accommodation in the city. If other sought-after localities can follow suit, perhaps we will see more supply, quicker than we otherwise might have expected.

            Ronan Ledwidge and Anthony Goodmaker are Partners in the Commercial Real Estate team at Forsters LLP and lead Partners in our dedicated Student Accommodation team.

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            Dickon Ceadel, Hannah Mantle and Maryam Oghanna to speak at the Transcontinental Trusts Geneva 2022

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            Family Senior Associate, Dickon Ceadel, and Contentious Trusts and Estates Senior Associates, Hannah Mantle and Maryam Oghanna, have been invited to present at the 36th Annual Transcontinental Trusts Geneva 2022, hosted by Informa Connect.

            The annual three day event will be taking place from 18 – 20 May 2022.

            On 18 May at 9:40am, Maryam is hosting a session on Sham Trusts with Rachael Reynolds QC of Ogier.

            Dickon will be co-presenting the session ‘Stress in the Legal and Trust Workplace’ on 20 May at 12:10pm, alongside Katharine Landells of Withers and Annmarie Carvalho of The Carvalho Consultancy.

            Hannah will be joining the panel discussion on Letters of Wishes at 2:45pm, with Jordan Holland of 5 Stone Buildings.

            You can find out more about the conference here.

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            The Student Housing Conference is back!

            Modern apartment buildings stand in a row, featuring large windows and balconies. The setting includes landscaped paths, benches, and greenery under a partly cloudy sky.

            Head of Student Accommodation, Ronan Ledwidge and Commercial Real Estate Partner, Anthony Goodmaker will be attending next week’s Student Housing Conference

            They will join leading players in the student housing sector for a discussion on future opportunities within student accommodation property.

            Forsters Student Accommodation team have a strong track record of working with investors, real estate funds and developers within the student housing and purpose-built student accommodation (PBSA) sector and our ability to provide a full range of services – from site acquisition, to ongoing strategic management and disposal – puts us in a strong position to provide strategic and commercial legal advice to ensure best value is achieved.

            Read more about our dedicated Student Accommodation team here.

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            Forsters advises Wrenbridge and Fiera Real Estate UK on purchase of 56,117 sq. ft. of industrial units in Crawley

            A vast, empty warehouse features polished floors and high ceilings. Bright overhead lights illuminate the spacious interior, which includes stacked pallets and shelving on the right side.

            Forsters has advised Fiera Real Estate UK (“FRE UK”) and Wrenbridge on the purchase of a 2.4 acre site in Crawley consisting of five industrial units which total 56,117 sq. ft.

            The business plan is to obtain planning for a new 65,000 sq. ft. Grade A industrial warehouse development with a GDV of £27m.

            The site was purchased through the Fiera Real Estate Opportunity Fund V UK, the latest fund in FRE UK’s programmatic venture series with CBRE Global Investment Managers. This is the 16th acquisition for the Fund which reached its final close earlier this year with £180m of capital and is targeting similar sites for industrial development around the UK.

            Chris Button, Fund Manager at FRE UK, commented “We are very pleased to be bringing forward yet another high-quality and sustainable scheme alongside our Operating Partner, Wrenbridge. This is the latest acquisition for our value-add Fund, FREOF V UK, which currently has a pipeline of more than 1.4million sq. ft. of industrial and logistics space. The Fund is targeting similar sites for speculative industrial development around the UK.”

            Commercial Real Estate Partner Victoria Towers and Senior Associate Paul Grayson advised on the deal. Stonehill also acted on behalf of FRE UK and Wrenbridge.

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            Crypto in Disputes: James Brockhurst to present at the ThoughtLeaders4 Conference

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            Private Client Partner, James Brockhurst, has been invited to speak at the ThoughtLeaders4 Conference ‘Crypto in Disputes’ in London.

            Crypto is increasingly prevalent in many areas of law and the resulting disputes involving Crypto are unique.

            The conference, taking place on 29 June 2022, will join together industry experts to address the areas of disputes where Crypto is involved, including:

            • NFT Disputes
            • Investing in Crypto Companies
            • ADR
            • International Regulation
            • Asset Recovery
            • Trusts
            • Divorce
            • Private Client matters.

            Forsters’ Crypto law specialist, James, will present the session ‘Trusts, Divorce & Private Client’ alongside Natasha Stourton and Natasha Oakshett of Withers and Andrzej Bojarski of The 36 Group. The session will cover inheritance, beneficial ownership, tax and divorce.

            You can register to attend here.

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            Roberta Harvey to speak at ThoughtLeaders4 Contentious Circle of Trusts event

            Two white vases hold wildflowers, casting intricate shadows on a sunlit white wall. The left vase is narrower with green sprigs; the right is rounder with yellow blooms.

            Head of Contentious Trusts and Estates, Roberta Harvey, has been invited to facilitate a session on ‘Diminishing capacity of power holders’ hosted by ThoughtLeaders4 with Jordan Holland of 5 Stone Buildings.

            In the session, Roberta and Jordan will discuss disputes in relation to incapacitated persons’ assets from a multi-jurisdictional perspective.

            The event will take place from the 28 -29 April at Down Hall Hotel, Bishop’s Stortford.

            Roberta is delighted to be attending the event with Consultant, Alison Meek who will join Forsters’ Contentious Trust and Estates team (link to press release) on 3 May 2022.

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            The Register of Overseas Entities – 5 steps lenders should be taking now

            Green and white line graphs and bar charts fluctuate against a background of blue financial data panels in a digital stock market display, showing numbers like 47.5, +4.78, and 780,516.

            There has been a plethora of recent articles about the Economic Crime (Transparency and Enforcement) Act 2022 (the “ECA”) and its provisions which deal with the register of overseas entities (the “Register”), but given that the Register is not yet in force and there is no suggestion as to when it will become effective, how concerned should lenders be?

            Is it really worth spending time and effort considering the new regime when we don’t yet have all the details as to how it will work in practice?

            The simple answer to this is yes. We know that the Register is on the legal horizon and given the speed with which the ECA received Royal Assent (after it was essentially written off last year), we can expect that the setting up of the Register will be fairly high on the list of government priorities. On this assumption, it would be sensible for lenders to take certain steps now to ensure they are adequately protected when the Register takes effect.

            So, what are the five main steps that lenders can take now, before the Register is in place?

            1. Get up-to-speed on the relevant provisions of the ECA. Understand what the Register is intended to achieve, to whom it will apply and how it will work. Read our client briefing note on how the Register will affect lenders and get in touch with your usual Forsters contact if you would like specific training or have any questions about the Register.
            2. Be mindful of your current clients and security portfolios already in place. Where an overseas entity acquired UK property before 1 January 1999, it will need to apply for registration once the Register opens. Such entities will have six months to apply for registration.
            3. Consider whether it would be sensible to inform any of your clients about their potential registration requirements. Although ensuring registration compliance is not a lender’s responsibility, it may be prudent to encourage certain clients to begin collating the information that will be required for registration.
            4. Ensure that the documentation for facilities which are currently at the negotiation stage include the necessary comfort and protections that you, as a lender, will require when the Register takes effect. You will want to ensure that the overseas entity has a contractual obligation to apply for registration within the required time period, undertakes to complete the annual updates as required and sends evidence to you that they have so complied.
            5. Ensure that you periodically check to see whether a date has been announced upon which the Register will open. We will provide an update on this, but it is also likely to be published in the press and on the gov.uk website.

            Disclaimer

            This note reflects our opinion and views as of 26 April 2022 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

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            Forsters’ Contentious Trusts and Estates team expands with the hire of Alison Meek

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            Forsters is delighted to announce that Alison Meek will be joining the firm on 3 May as a Consultant in its award-winning Contentious Trusts and Estates (CTE) practice.

            Alison is recognised for her extensive international and domestic experience acting for professional trustees and trust companies, executors and beneficiaries on a diverse range of disputes involving trusts and estates. With over 25 years of CTE experience, Alison has been appointed by the High Court to act as an executor in complex estates and in the Court of Protection to act as a deputy. She is also a trained mediator and regularly uses mediation and ADR as an effective way to resolve family disputes.

            Alison Meek

            A Legal 500 leading individual and a member of their Hall of Fame, Alison is acknowledged as one of the sector’s leading commentators. She has co-authored ‘The Practitioner’s Guide to Contentious Trusts and Estates’ and is a co-editor of (and contributor to) ‘International Trust Disputes’. She is a founder of ACTAPS (Association of Contentious Trust and Probate Specialists).

            Alison Meek commented: “I am very excited to be joining the vibrant and expanding CTE team at Forsters led by the impressive Roberta Harvey. I have been made to feel so welcome by the team and am looking forward to helping Roberta to grow the practice further”.

            Roberta Harvey, Head of Contentious Trusts and Estates at Forsters, commented: “Alison is a long standing and respected member of the CTE community and I am delighted that she will be joining the Forsters team”.

            Her appointment follows the arrival of Senior Associate, Maryam Oghanna, and Associate, Rory Carter, who joined the team in October. The recruitment of three new CTE solicitors over the last six months is a clear demonstration of the team’s growing success and reputation in supporting clients with contentious trusts and estates.

            The practice is ranked highly in both Chambers UK and The Legal 500, with sources reporting: “Forsters is one of the best contentious trusts and estates teams. Roberta heads up a busy and expanding team, with disputes ranging from English probate disputes to large-scale international matters”.

            Alison Meek and CTE Group

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            The Register of Overseas Interests and Corporate Transactions

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            We may not yet know when the register of overseas entities (the “Register”) to be set up under the Economic Crime (Transparency and Enforcement) Act 2002 (the “ECA”) will become effective, but we can be fairly certain that it will be in the not-too-distant future.

            While the expected effects of the Register on real estate and finance transactions have been well-documented, will the new regime also be a factor to consider in corporate transactions?

            The answer is yes, but possibly not to as great an extent.

            The Register – the basics

            Essentially, any overseas entity which owns UK property will be required to apply for registration. Various actions in relation to the property, such as its disposal or the registering of a charge against it, will be prohibited unless registration has occurred. The details of the beneficial owners of the overseas entity will need to be provided as part of the registration process and annual updates will be required to confirm if there have been any changes.

            For a full overview of the Register, please see our briefing here.

            The PSC Register

            The PSC register has been around since 2016 and has become an accepted part of company administration. At this stage, there appears to be a fair amount of overlap between the PSC register and the Register. It is therefore arguable that the Register is simply a way of levelling the playing field between the information requirements expected of both UK and overseas entities, although admittedly with a focus on overseas entities which own UK property.

            Corporate sales and purchases

            In the case of a corporate sale or purchase, it is the shares in the asset-owning company which are sold and purchased, rather than the underlying asset itself. (For further information about the differences between asset and share deals in a property context, see here.) As such, the direct owner of the asset does not change. So, where the asset is a property, a share sale requires no change in the title to be registered at HM Land Registry.

            However, no purchaser will want to acquire shares in a target company if it has not complied with its statutory obligations and the potential sanctions of failing to comply with the Register’s requirements are severe, so we can expect to see specific reference to the Register in share purchase agreements (“SPAs”) going forward. The extent of these references will depend on the timing of the transaction.

            Let’s consider the case of a UK property owned by an overseas entity (the “Target”). The shares (or equivalent) in the Target are to be sold by the current shareholders.

            1. Exchange/completion before the Register takes effect

            The Target and its beneficial owners cannot be registered in the Register before completion and so there will be no need to incorporate Register-related provisions in the SPA. Applying to register the Target and its new beneficial owners will be a post-completion matter for the purchaser and Target to deal with once the Register is open. They will need to bear in mind that there is a six-month window once the Register is up and running (the “Transitional Period”) in which the application can be made.

            2. Exchange/completion during the Transitional Period

            If exchange/completion of the transaction is to occur during the Transitional Period, the parties will need to decide who is responsible for registration. Assuming completion will take place before the end of the Transitional Period, the seller could argue that registration is of no concern to it and that the purchaser should apply for registration post-completion, whereas the purchaser may demand that it be dealt with by the seller/Target before completion. In a straightforward structure where the beneficial owners can be easily ascertained the actual application to register should be quite straightforward (although we have not yet seen the form that Companies House will require) and so in reality, this may not be a significant issue for either party.

            Where the seller agrees to apply for registration before completion, the purchaser may require comfort in the form of a warranty that registration has been achieved. Although likely to be caught by a compliance with laws warranty, expressly referring to the Register may assist with focussing the seller’s/Target’s minds. The purchaser will also expect to see evidence of due registration.

            Where the transaction comprises a split exchange and completion, the purchaser may require the inclusion of a condition that registration will be completed, and that the Target will not remove itself from the Register, prior to completion.

            3. Exchange/completion after the Transitional Period

            If exchange/completion is to take place after the end of the Transitional Period, the Target should already be registered, assuming that it has held the property for some time. In this instance, we can expect to see warranties confirming that the Target is duly registered, the information on the Register is correct and any annual updates have been correctly made. Again, this will arguably be caught by a compliance with laws warranty, but purchasers may require express comfort.

            If exchange and completion of the transaction is not simultaneous, the purchaser may require the Target to comply with any updating requirements that arise between exchange and completion or a repeat of the above-mentioned warranty on completion and comfort that the Target will not remove itself from the Register prior to completion.

            Registration of charges at Companies House

            Some of us can remember a time when charges against overseas entities were routinely sent to Companies House for the sole purpose of receiving the rejection letter as evidence that an attempt to register the charge had been made. This is no longer required, but query whether the practice will re-instated now that more overseas entities will be registered. Time will tell.

            Disclaimer

            This note reflects our opinion and views as of 25 April 2022 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.


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            Natasha Rees to judge the Enfranchisement & Right to Manage Awards 2022

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            Head of Enfranchisement, Natasha Rees, will join the judging panel at the upcoming Enfranchisement & Right to Manage Awards (ERMAs) 2022.

            For 13 years, The Enfranchisement & Right to Manage Awards have celebrated excellence in the leasehold enfranchisement and right to manage industry.

            Natasha will be responsible for scoring the following categories: Valuer of the Year, Valuers Firm of the Year, & Practice Manager of the Year.

            More information about the awards can be found here.

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            Death in the Modern Age conference: Hannah Mantle to speak on Conflict of Laws and multi-jurisdictional claims

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            Contentious Trusts and Estates Senior Associate, Hannah Mantle, will be speaking at the ThoughtLeaders4 Private Client conference, Death in the Modern Age: UK & Cross-border probate, wills, and trusts on 26 April 2022.

            Hannah will be joined by Prof Jonathan Harris QC (Hon.) (Serle Court) and Aurélie Conrad Hari (Bär & Karrer) to speak on ‘Conflict of Laws and multi-jurisdictional claims’.

            The event will explore the latest challenges and issues in Wills and Probate in the modern digital age and will include informative panel discussions, interactive workshops and seminars hosted by industry experts.

            To find out more and to book a place at the conference, taking place at the Ironmongers’ Hall, London please click here.

            Forsters’ Planning team shortlisted for Planning Awards

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            We are delighted that Forsters’ Planning team, headed up by Victoria Du Croz, have been shortlisted for Planning Law Firm of the Year at the Planning Awards 2022.

            The Planning Awards, now in their ninth successive year, showcase the outstanding work across the planning and placemaking sectors through recognition of projects, plans, people and organisations that are making places better.

            Forsters Planning team has a strong reputation within the real estate market both as technical experts, and for building strong and lasting relationships. This recognition (particularly acknowledging Planning Counsel, Matthew Evans‘ involvement with Greenwich Peninsula – one of the largest regeneration projects in Europe) is testament to their continued growth, dedication to clients and expertise in this specialist area of law.

            The winner will be announced on June 9 at a live awards ceremony at The Mermaid London.

            View the full shortlist here.


            Planning Awards Shortlist

            Learn more about our Planning team and services.

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            Forsters has advised Fiera Real Estate UK (“FRE UK”) and Wrenbridge on the sale of a 33,000 sq. ft. urban logistics unit in Park Royal, London

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            The property was purchased from Wrenbridge and Fiera Real Estate’s Opportunity Fund V UK, a programmatic venture series with CBRE Global Investment Management.

            The asset, which is currently let to a cosmetics wholesaler with a lease expiry in December 2022, was purchased by Vengrove for VRE Industrial Partners (VREIP), its UK value-add industrial and logistics strategy. It is VREIP’s first acquisition in London, as it seeks to assemble a regionally balanced UK portfolio.

            Chris Button, Fund Manager at FRE UK, commented “We are delighted to have completed on the sale of this high-quality asset, located in the midst of London’s logistics hub. Fiera Real Estate has considerable funds to commit to sites with similar features around the UK.”

            Commercial Real Estate Partners Smita Edwards and Jade Capper advised on the deal. Stonehill also acted on behalf of FRE UK and Wrenbridge. Vengrove was advised by Levy Real Estate, Dentons, Hollis and Nova Ambiente.

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            Decrypting Crypto for the Private Client: James Brockhurst to present at the Dubai Informa Connect Conference

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            Private Client Partner, James Brockhurst, has been invited to present a session at the Informa Connect Conference ‘Cross Border Planning: The Next Generation’ in Dubai.

            The conference programme focusses on unpacking the key issues facing internationally mobile private clients. International practitioners will discuss a vast range of matters around immigration, structuring, litigation, family governance and investment management.

            James will join Emma Heelis-Adams of Burges Salmon on Thursday 12 May at 14:00 GST to present the session entitled ‘Decrypting Crypto for the Private Client’. Amongst other things, James will talk about the most topical crypto work we are undertaking for clients.

            You can register to attend here.

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            Roberta Harvey and Emily Exton to co-host Fresh Perspectives Contentious Trusts Conference

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            Head of Contentious Trusts and Estates, Roberta Harvey, and Managing Partner, Emily Exton, are co-hosting the fourth Fresh Perspectives Contentious Trusts Conference on May 15 – 16 at W Barcelona.

            After two years of postponements, the conference will bring together leading solicitors, barristers, offshore lawyers and trust practitioners.

            Emily and Roberta will be hosting alongside Andreas Zavos (Boodle Hatfield), Maxine Mossman (Clifford Chance), Jenny McKoewn (Stephenson Hardwood), Helena Berman (Stephenson Harwood) and Emma Jordan (Taylor Wessing).

            Please follow the conference page on LinkedIn for further details.

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            Art, Death & Legacy: Forsters and Artistate host panel discussion at the London Art Fair

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            Catherine Hill, who heads Forsters’ Art Group, will be one of three keynote speakers in ‘Art, Death & Legacy: Managing artists’ estates in the 21st century’ at the London Art Fair.

            “Running an artist’s estate is a complex business. The logistics of storage, archiving and insurance, the administration of loans, consignments and other contractual issues, copyright and Artist Resale Rights, curatorial decision-making and reputation management – the range of skills and knowledge required is very broad. This all plays out against the backdrop of providing for the artist’s surviving family whilst at the same time ensuring that the right body of work remains in the public eye for years to come. Addressing all these issues needs specialist help at different points along the way. Knowing who to speak to and when is key”.

            In this panel discussion, Catherine Hill, a co-founder of Artistate, will be joined by guest speakers Sam Mundy (British painter) and Matthew Travers (Director of Piano Nobile Gallery) to draw on their experiences of working with and running artist estates and explore what measures artists can take to prepare their own legacy.

            The session, moderated by Artistate’s Jessica Carlisle, will take place on Thursday 21 April 2022 at 1pm and you can book a ticket here.

            Forsters’ Art Group are also delighted to be one of the sponsors of the fair. If you are attending the fair and would like to connect with a member of our team, please contact [email protected].

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            Residential Property Developer Tax – the clock’s ticking

            A row of modern townhouses features large glass doors and brick façades. The buildings have balconies above the ground floor, and the symmetrical design is set in a suburban environment.

            As Residential Property Developer Tax (“RPDT”) has now begun, it’s worthwhile reminding ourselves of the key points surrounding it.

            Announced by the UK government a little over a year ago, in February 2021, RPDT is essentially a tax to be paid by residential property developers, which is intended to repay the government for the costs of remedying dangerous cladding on high-rise buildings. Sadly, it took the Grenfell Tower tragedy in 2017 for the dangers to come to light.

            RPDT will apply from 1 April 2022 at a rate of 4% of profits which exceed £25 million per annum and which arise from UK residential property development activities. According to the government, the intention is to raise £2 billion over the next 10 years although no repeal date for the tax has been legislated, so it will be a case of “watch this space”.

            Tax partner, Elizabeth Small, wrote about RPDT for Taxation magazine in December 2021. Her article, which answers key questions for property developers about the tax, can be found here.

            Disclaimer

            This note reflects our opinion and views as of 7 April 2022 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Elizabeth Small
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            Elizabeth Small

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            Economic Crime (Transparency and Enforcement) Act 2022: What does the Register of Overseas Entities mean for lenders?

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            The ECA received Royal Assent on 15 March 2022 and covers three main areas – the creation of the Register, amendments to the unexplained wealth orders regime, and amendments to the sanctions regime. This note provides a brief overview of the Register, how lenders will be affected, and some practical steps lenders may wish to take.


            Download this briefing in PDF format

            Download in PDF format


            Overview of the Register

            UK entities are already obliged to disclose their beneficial ownership information pursuant to the PSC regime. However, the ECA requires Overseas Entities which have acquired a Qualifying Estate in the UK since 1 January 1999 to register their details and the details of their beneficial owners (essentially any legal person who can exercise control or influence over the Overseas Entity) on the Register.

            Any Overseas Entity that intends to acquire a Qualifying Estate is also required to register.

            (There is no need for an Overseas Entity to actually own the Qualifying Estate before registration; any Overseas Entity may apply to join the Register.)

            All Overseas Entities holding a Qualifying Estate need to apply for registration on the Register within the Transitional Period. Failure to comply with the registration requirements by the end of the Transitional Period is a criminal offence.

            Upon registration the Overseas Entity will be allocated an ID number and provided with evidence from Companies House confirming their registration. Companies House has not yet given details as to how this will work in practice.

            The information included on the Register must be updated annually (or confirmation provided that there is no update). Failure to comply is a criminal offence.

            What does this mean for UK land transactions?

            During the Transitional Period the Land Registry must place a restriction on the title to any Qualifying Estate owned by an Overseas Entity and acquired on or after 1 January 1999. This restriction will take effect after the Transitional Period and will prevent the registration of any Relevant Disposition of Land unless the Land Registry has seen evidence that entry to the Register has been made, or that an exemption applies. This means that legal title will not pass unless the restriction on title has been complied with.

            What does this mean for lenders?

            The main focus for lenders is the potential impact of the ECA on (i) the registration by the Land Registry of a legal charge granted over a Qualifying Estate; and (ii) a lender’s ability to enforce such a charge.

            • The grant of a legal charge: is a Relevant Disposition of Land and as such, in order to register the legal charge at the Land Registry, the Overseas Entity which holds the charged Qualifying Estate will need to be registered on the Register.
            • Enforcement of registered legal charges: the ECA provides a number of situations in which a Relevant Disposition of Land will be registered by the Land Registry, notwithstanding the non-registration of the relevant Overseas Entity on the Register. These include where a secured creditor (or a receiver appointed by the secured creditor) exercises its power of sale under a registered legal charge and a disposition made by a specified insolvency practitioner in specified circumstances (although the actual meaning of “specified insolvency practitioner” and “specified circumstances” are yet to be provided).

            The ranking of legal charges could also be affected by the Registrar of Companies’ ability to put in place a charge securing payment of financial penalties imposed for non-compliance with the ECA. The details of such a charge and how it will rank against other charges will be set out in regulations still to be published.

            At present the legislation does not refer to any requirement to register legal charges over a Qualifying Estate against the Overseas Entity at Companies House.

            What steps need to be taken?

            Where an Overseas Entity is the borrower or the grantor of a legal charge over a Qualifying Estate, the “compliance with laws” clause in the finance documents is likely to cover its obligations under the Register, but specific provisions should also be included to focus borrowers’ minds on the need for compliance.

            The required steps will depend on when the legal charge was or will be granted.

            Scenario 1: Legal charge already registered at the Land Registry (since 1 January 1999)

            • Lenders should be mindful of which of their clients and security arrangements will be affected by the new registration requirements and consider whether to remind any of their clients about the registration obligations under the ECA.

            Scenario 2: Legal charge to be entered into prior to the Transitional Period

            • Lenders should ensure that appropriate obligations are included in the finance documents, for example, undertakings that the Overseas Entity will apply to be duly registered within the Transitional Period, comply with the annual update requirements and provide the lender with evidence of such registration and compliance.
            • The ability to grant a Registrable Lease should also be considered, for example, by including an undertaking that where such a lease is to be granted to an Overseas Entity, they will apply to be duly registered within the Transitional Period.

            Scenario 3: Legal charge to be entered into during or after the Transitional Period

            • A legal charge is a Relevant Disposition of Land and so can only be registered at the Land Registry if the Overseas Entity is registered in the Register.
            • Ideally, the Overseas Entity in question should be registered in the Register before the finance documents are entered into, but in any event, the finance documents should include a provision, such as a condition precedent, requiring the Overseas Entity to be registered in the Register before a drawdown request is made (and within the permitted timeframe), obliging the Overseas Entity to comply with the annual update requirements and requiring the Overseas Entity to provide the lender with evidence of such registration and compliance.
            • The ability to grant a Registrable Lease should also be considered, for example, by including an undertaking that such a lease will only be granted to an Overseas Entity which is duly registered in the Register.

            GLOSSARY

            Some of the terminology used in this article explained:

            ECA: the Economic Crime (Transparency and Enforcement) Act 2022.

            Overseas Entity: any body corporate, partnership or other legal entity which is governed by the laws of a country outside of the UK. This therefore catches entities based in the Channel Islands and the Isle of Man.

            Qualifying Estate: a freehold estate in land, or a Registrable Lease.

            Register: the register of overseas entities created pursuant to the ECA and to be managed by Companies House.

            Registrable Lease: a leasehold estate in land granted for a term of seven years or more. (Note that this is not the same definition as used in the Land Registration Act 2002).

            Relevant Disposition of Land: a transfer of a freehold interest, the grant or assignment of a Registrable Lease, and the grant of a legal charge.

            Transitional Period: six months from the date of the registration requirements coming into force (a commencement date for these provisions under the ECA has not yet been stipulated).

            Disclaimer

            This note reflects the law as at 7 April 2022. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.


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            Louise Irvine
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            Championing the eclectic Modern and Contemporary Art scene – Forsters sponsors this year’s London Art Fair

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            Forsters’ Art Group are delighted to be sponsoring the London Art Fair’s Preview Evening on Wednesday 20 April and look forward to meeting seasoned and aspiring collectors, gallery owners and artists at the launch event.

            The London Art Fair, which is returning to the capital this Spring from 20 to 24 April 2022, features over 100 selected galleries celebrating the best in modern and contemporary art to discover and buy. From prints and editions, to major works by renowned artists from the 20th century to today; the Fair nurtures collecting at all levels, providing expert insight through an inspiring programme of talks, tours and curated exhibitions.

            Catherine Hill, who heads Forsters’ Art Group, will be attending the preview evening alongside our specialist team of art lawyers who regularly advise on the legal practicalities of acquiring, owning and creating art. Catherine comments: “We are looking forward to sponsoring the London Art Fair’s Preview Evening, a highlight in the capital’s art calendar. It’s a great opportunity to champion the thriving modern and contemporary art scene and to support those collecting and selling art.”

            Catherine will also be taking part in the fair’s programme of talks as one of three keynote speakers in the panel discussion ‘Art, Death & Legacy: Managing artist estates in the 21st century’ on 21 April at 1pm.

            If you are attending the fair and would like to connect with a member of our team, please contact [email protected].

            Catherine Hill
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            Forsters advise Gulf International Bank on HQ letting and sub-lease

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            Forsters have advised Gulf International Bank (UK) Limited on the acquisition and legal aspects of the fit out of their 1 Curzon Street headquarters and subsequently on a sub-lease of part to an international investment bank.

            GIB is a leading pan-GCC universal bank offering a diverse range of financial products and services and bespoke banking solutions to a wide customer base.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised GIB and was assisted by Owen Spencer, Richard Spring and Bethan Richards.


            Forsters promotes 10 lawyers in record year

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            Forsters, the leading London real estate and private client law firm, announces today that it has promoted six Senior Associates to Partner and four to Counsel. This is the single largest round of promotions that the firm has recorded in in its 24-year history. Forsters now has 66 partners and 420 other members of staff.

            Emily Exton, Managing Partner at Forsters, commented: “We have promoted 10 talented lawyers from across our practice areas, reflecting the fantastic talent pool we have at Forsters and the strength of the firm’s business. Each of these exceptional individuals has already established a strong market profile and has a track record of providing technically excellent advice to our growing client base while also contributing to our positive working culture. I look forward to working with them as they continue to develop in their new roles.”

            The promotions to Partner are as follows:

            The promotions to Counsel are as follows:

            James Brockhurst, new Partner in our Private Client team, commented: “Forsters is an extremely powerful player in my sector, private wealth, so I am delighted to be joining the partnership. I will be working with clients and intermediaries in the offshore market, and especially look forward to promoting our business in the Middle East. Alongside this, I will continue to work on a deep level in the cryptoassets space, as that industry grows rapidly.”

            Jade Capper, new Partner in our Commercial Real Estate team, commented: “I am delighted to have been promoted to Partner during my 10th year at Forsters. Having trained at Forsters, I am excited to be embarking on this new role at the firm and to continue working with our brilliant Commercial Real Estate team and fantastic clients on a broad range of investment and development work. I look forward to further contributing to the team and the firm as a whole, and helping to grow our already formidable network of industrial and logistics clients and advising them on complex and interesting high value deals.”

            Amy France, new Partner in our Commercial Real Estate team, commented: “I am delighted to have been promoted to Partner. Having trained at Forsters it is a very special opportunity for me to join the next generation of Partners who will help to steer the firm forward. I am looking forward to leading the Later Living practice within the Commercial Real Estate team and advising our clients who are investing in this exciting growth sector. I will be working alongside the other real estate partners to ensure that our clients receive the fantastic Forsters’ service that we are rightly recognised for.”

            Anthony Goodmaker, new Partner in our Commercial Real Estate team, commented: “Having trained at the firm, to become a Partner at Forsters really means a lot to me. I am incredibly proud and excited to be making this step up at such an interesting time for the real estate industry. I am keen to build on our existing network of fantastic clients across the spectrum of investment and development work, with a particular focus on the industrial and logistics sector. As a Partner, I look forward to further contributing to our team and the firm as a whole.”

            Caroline Harbord, new Partner in our Dispute Resolution team, commented: “I feel so proud to now count myself among the partners here at Forsters. In addition to being home to fantastic lawyers, the firm is a trail blazer on gender equality and has fostered a culture which really promotes thought leadership. As a partner in the Dispute Resolution team, I look forward to continuing to build my commercial litigation practice, and in particular helping trustees and other parties recover offshore investment losses.”

            Anna Mullins, new Partner in our Property Litigation team, commented: “I am delighted to have been promoted to partner in our highly-regarded property litigation team. This promotion reflects the success and growth of our team. I look forward to working strategically with the partners in our award-winning commercial real estate and residential practices to ensure that we continue to grow and deliver a first-class service to our clients.”

            Michael Armstrong, new Counsel in our Private Client team, commented: “Having trained at Forsters, I am delighted to have been promoted to Counsel in our award-winning Private Client group. This promotion confirms the firm’s commitment to mental capacity work, and I am looking forward to the chance to develop my practice advising and supporting vulnerable clients and their families.”

            Polly Reeve, new Counsel in our Rural Property team, commented: “Having been with Forsters since 2010, I am delighted to be moving to this next phase of my career with the support of such an excellent team around me – our top ranked Rural Property practice provides a strong platform for this to happen. This promotion reflects the expertise we have built and continue to build in the rural sector and in my particular case, in rural transactions, complex and high value residential and mixed-use developments and renewables. My expertise in rural housing development and green energy projects, particularly solar, battery storage facilities and wind farms in rural areas are key issues for our clients and I will developing a broader practice in this demanding area of law.”

            Amanda Sandys, new Counsel in our Family team, commented:
            “In my new role as Counsel I will be further developing my expertise in advising and supporting clients who are part of a growing network of modern families, with a focus on the financial and parenting issues that can arise on separation particularly amongst cohabitants. Working closely with the wider team, and building on our strong market reputation, I look forward to contributing to the ongoing success of our practice.”

            Bryan Shacklady, new Counsel in our Dispute Resolution team, commented: “I am looking forward to developing further our market leading dispute resolution practice, which is unique in combining highly effective commercial litigation with other practice areas for which Forsters is justifiably renowned.”

            Trusts in Litigation 2022: Ashleigh Carr to speak on estate administration and succession

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            Contentious Trusts and Estates Senior Associate, Ashleigh Carr, has been invited to present a workshop at the Trusts in Litigation 2022 conference in Seville, hosted by Informa Connect and ConTrA.

            The annual three day event includes informative panel discussions, interactive workshops and quickfire debates hosted by contentious trusts experts.

            Ashleigh will be co-presenting the session ‘Estate Administration / Succession: 1975 Act – How to craft appropriate awards to meet particular needs’.

            Maryam Oghanna and Rory Carter (from our Contentious Trusts and Estates team) and Emily Wyatt (from our Family team) will also be attending the conference. Forsters is delighted to be sponsoring the event which brings together private client advisors and trust practitioners from many jurisdictions.

            You can find out more about the conference here.

            Ashleigh Carr
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            Economic Crime (Transparency and Enforcement) Act 2022: Register of Overseas Entities

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            The Economic Crime (Transparency and Enforcement) Act 2022 (the “ECA”) received Royal Assent on 15 March 2022. The ECA covers three main areas – the creation of a register of overseas entities (the “Register”), amendments to the unexplained wealth orders regime, and amendments to the sanctions regime. This note provides a brief overview of the creation of the Register and what impact this will have on overseas owners of UK property.


            Download this briefing in PDF format

            Download in PDF format


            What is the purpose of the register?

            UK entities are already obliged to disclose their beneficial ownership information pursuant to the PSC regime. However, the ECA applies to non-UK legal entities that own property in the UK, and requires such entities to register their details and the details of their beneficial owners on the Register which will be managed by Companies House.

            Who will have to register?

            Any overseas entity which currently owns a qualifying estate and which was acquired on or after 1 January 1999 is obliged to register (subject to certain exemptions which have yet to be set out in regulations).

            Any overseas entity that intends to acquire a qualifying estate is also required to register.

            Overseas entities who don’t own UK property may still register if they wish but this is not a requirement.

            What information will be required for the register?

            An overseas entity will be required to identify all registrable beneficial owners of the entity or provide confirmation that it does not have any.

            The Register will document the overseas entity’s name, country of incorporation or formation, registered or principal office, and correspondence details, plus the name, address and start date of any person who is the beneficial owner of the overseas entity.

            Where the beneficial owner is a trustee or trustees of a trust, then the overseas entity will be obliged to identify and provide details of any person (such as, for example, a protector or appointor) who has the right to exercise, or who actually exercises, significant influence or control over the activities of the trust in question.

            A corporate entity which is a beneficial owner is not a registrable beneficial owner unless it is itself an overseas entity obliged to register on the Register (or in certain other circumstances). If itself on the Register, such corporate entity would have to identify and report its own registable beneficial owners.

            The information on the register must be updated annually (or confirmation provided that there is no update). Failure to comply is a criminal offence.

            The Register is a public document but certain information will not be made available for public inspection, such as dates of birth and residential addresses.

            Upon registration the overseas entity will be allocated an ID number and provided with evidence from Companies House confirming their registration. Companies House has not yet given details as to how this will work in practice.

            What is the deadline for registration?

            All overseas entities holding a qualifying estate need to apply for registration on the Register within the transitional period. Failure to comply with the registration requirements by the end of this period is a criminal offence.

            What does this mean for UK land transactions?

            During the Transitional Period the Land Registry must place a restriction on the title to any qualifying estate owned by an overseas entity and acquired on or after 1 January 1999. This restriction will take effect after the Transitional Period and will prevent the registration of any relevant disposition of land unless the Land Registry has seen evidence that entry to the Register has been made, or that an exemption applies. This means that legal title will not pass unless the restriction on title has been complied with.

            When an overseas entity applies for registration on the Register during the Transitional Period it must include details of any relevant dispositions of land that it has made between 22 February 2022 and the date of its application (or confirm that there have not been any).

            There are certain limited exceptions to compliance with the restriction, such as where the disposal is made in the exercise of a power of sale by the owner of a legal charge, or by an insolvency practitioner in specified circumstances (to be set out in future regulations).

            What steps need to be taken?

            Overseas entities who currently own property in the UK (since 1 January 1999) will need to identify all beneficial owners and apply for registration on the Register.

            Anyone looking to enter into a relevant disposition of land with an overseas entity after the Transitional Period will need to see evidence that the entity is on the Register and should seek contractual obligations from that entity to assist with Land Registry requisitions to ensure that title can be registered at the Land Registry.

            Contracts exchanged prior to the restriction being entered on the property register will not be caught by the restriction on title.

            GLOSSARY

            Some of the terminology used in this article explained:

            Overseas Entity: any body corporate, partnership or other legal entity which is governed by the laws of a country outside of the UK. This therefore catches entities based in the Channel Islands and the Isle of Man. Our understanding is that this includes non-UK.

            Beneficial Owner: anyone who:

            • Holds, directly or indirectly, more than 25% of the shares or voting rights in the overseas entity.
            • Holds the right, directly or indirectly, to appoint or remove a majority of the board of directors of the overseas entity.
            • Has the right to exercise, or actually exercises, significant influence or control over the overseas entity.
            • Has the right to exercise, or actually exercises, significant influence or control over the activities of a trust, and the trustees of such trust meet any of the conditions specified above in relation to the overseas entity.

            Qualifying Estate: a freehold estate in land, or a leasehold estate in land granted for a term of more than seven years.

            Relevant Disposition of Land: a transfer, grant or assignment of a lease for a term of seven years or more, and the grant of a legal charge.

            Transitional Period: six months from the date of the registration requirements coming into force (a commencement date for these provisions under the ECA has not yet been stipulated).

            Louise Irvine and Lianne Baker are Knowledge Development Lawyers in our Commercial Real Estate and Corporate teams respectively.

            Disclaimer

            This note reflects the law as at March 2022. The circumstances of each case vary and this note should not be relied upon in place of specific legal advice.


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            Forsters’ Property Litigation team expands with key partner hire from Herbert Smith Freehills

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            Forsters, the leading London real estate law firm, announces today that Julia Tobbell has joined the firm as a Partner within its highly regarded Property Litigation practice. Julia joins from Herbert Smith Freehills (HSF).

            Julia is a seasoned litigator and has a loyal base of real estate clients. Her practice is focused on advising developers and investors on high profile and complex disputes concerning trophy assets and valuable portfolios. She is an expert at taking matters to trial and has been involved in a number of major cases. Julia also has many years’ experience advising on alternatives to litigation, such as negotiation, mediation and strategic risk management.

            This significant appointment will add further expertise to Forsters’ Property Litigation team, particularly in the commercial real estate arena. Julia, formerly a Senior Associate at HSF, is recognised in the leading legal directories – most recently she has been commended by The Legal 500 as a ‘Rising Star’ and, in previous editions, a ‘Next Generation Lawyer’. She has also been named by Chambers UK as an ‘Associate to Watch’: “Interviewees consider her to be a “fantastically good” associate with “superb attention to detail.”

            Julia Tobbell commented: “I am absolutely thrilled to be joining Forsters’ Property Litigation team as a Partner. The practice has an outstanding reputation for delivering first-class advice to an enviable roster of clients. I am very much looking forward to contributing to its further success, and to that of the wider Commercial Real Estate practice. The firm will provide a strong platform for me to build on my previous experience working with major developers, property owners and investment funds on all aspects of commercial property disputes, up to and including significant and lengthy litigation.”

            Natasha Rees, Head of Property Litigation at Forsters, commented: “We are delighted to welcome Julia to the team. Her experience and connections in the market will complement perfectly the skills and expertise that already exist within the team and provide further breadth and depth to our overall property litigation offering.”

            Julia’s arrival creates a four-partner, 14-lawyer practice (a total of 18 lawyers) that provides clients with the highest levels of technical expertise and industry insight. With strong ties into the firm’s top ranked Commercial Real Estate team, Forsters’ Property Litigation is at the forefront of commercial and residential disputes and risk mitigation.

            The practice is ranked highly in both Chambers UK and The Legal 500, with sources reporting: “Forsters are an extremely approachable and client-friendly property litigation practice. They combine expert knowledge of the law with an acute awareness of and sensitivity to the particular needs of their clients.”

            Spear’s Property Advisers Index 2022: Record number of Forsters’ lawyers listed

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            The Spear’s Property Advisers Index 2022 has recognised a record 11 Forsters’ lawyers from across our top-ranked Residential Property and Rural Land and Business teams:

            Property Lawyers

            Landed Estates Lawyers

            We are delighted that, for the second year in a row, Forsters has the greatest number of lawyers ranked in the index.

            The Index features the industry leaders advising private clients on prime property.

            The full index can be found here.

            Forsters advise Elsevier on Alphabeta disposal

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            Forsters have advised Elsevier Limited on the disposal of c.20,000 square feet of the Alphabeta Building, following acting on the acquisition in 2014. Alphabeta is in the heart of London’s Tech City and has been acquired by an AI focussed technology company.

            Part of the FTSE 100 RELX Group plc, Elsevier is an academic publishing company specializing in scientific, technical, and medical content.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised Elsevier and was assisted by Owen Spencer and Alex Harrison.


            UK signs digital trade deal with Singapore strengthening their trading relationship and offering new business opportunities

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            On 25 February 2022 the UK and Singapore signed the UK-Singapore Digital Economy Agreement (DEA), the first digitally-focused trade deal signed by a European nation. The DEA aims to strengthen and increase the UK’s trading relationship with Singapore which was worth £20 billion in 2020.

            For Singapore, this is its fourth digital economy agreement following deals with Chile and New Zealand, Australia and Korea. The DEA will support the UK’s bid to join Singapore and 10 other nations in the Trans-Pacific Partnership. Such membership would grant the UK access to an £8.4 trillion free trade area with associated business opportunities.

            What are the key benefits of the DEA?

            Open digital markets – The deal will help provide UK businesses with open access to Singapore’s digital economy so that they can operate in fair competition, including a commitment not to impose customs duties on the sale of electronic content to Singapore.

            Digital trading systems – The deal will cut red tape by moving away from archaic requirements and pave the way for global trade in the modern environment. Border processes will be streamlined and labour-intensive and costly administrative paperwork for customs clearance for goods and services will be replaced by electronic versions. Electronic contracts, signatures and invoicing processes, as well as common digital systems for e-payment, will enable faster and cheaper cross-border transactions.

            Data and data flow – Data is a key component of the global economy. Under the DEA, both countries have committed to banning unjustified restrictions on the cross-border flow of data, meaning that trade in services, such as financial services and legal advice, can continue to grow. However, this commitment is overlaid by the requirement for each country to have data protection frameworks in place to protect personal data, ensuring that the transfer of data is secure. Furthermore, neither country will introduce data localisation requirements, meaning UK businesses can choose where to store and process their data so avoiding unnecessary costs.

            Financial services – UK financial services firms providing services in Singapore will not be required to store data there locally, thus avoiding risks and costs for multiple data servers. Both countries will co-operate further in innovative financial services such as FinTech and RegTech. It has been agreed that the existing FinTech Bridge between the UK and Singapore will be enhanced, allowing both jurisdictions to capitalise on their market leading FinTech sectors.

            Legal services – The UK government notes that the DEA is the first trade agreement in the world to include specific commitments on technology in legal services (Lawtech). Both jurisdictions are renowned legal hubs and will share knowledge in this area and encourage LawTech providers to look at opportunities in the other jurisdiction.

            Consumer and business protection – Laws will be adopted to protect consumers on-line against misleading, fraudulent and unfair conduct. Neither country will require businesses to transfer their intellectual property, such as source code and cryptographic algorithms, as a condition for market access, ensuring that businesses have confidence that their proprietary technology is protected when entering the market. Given the ever-increasing threat of cyber-attacks, the two countries have also signed a memorandum of understanding to work together to build stronger cybersecurity defences, ensuring a safe and secure cyberspace.

            Linking two financial centres

            The DEA links two global financial centres and hi-tech and service hubs. The UK expects this strengthened relationship to allow it to capitalise further on its position as a pre-eminent service exporter. According to the British Chamber of Commerce a third of the UK’s exports to Singapore are already digitally delivered, including in finance and engineering.

            The signing of this innovative DEA provides both the UK and Singapore with the opportunity and framework to capitalise on the growing global digital economy, especially in the FinTech sector, and strengthen their trading relationship.

            Disclaimer

            This note reflects our opinion and views as of 14 March 2022 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Dearbhla Quigley
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            New Podcast: Generation Now – Disrupting Perceptions

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            A Forsters podcast series that delves into the minds of some of today’s most ambitious and successful entrepreneurs. They have grown businesses that are disrupting the way we live, how we buy, and the way businesses are run. How have the life experiences of this generation informed their success and what can we learn from them?

            In this series, Forsters’ Commercial Real Estate Partner, Katherine Ekers, along with up-and-coming lawyers from across the firm, talk to five different trailblazing entrepreneurs. Discover how they rolled with the punches, how they took an existing market or business model and innovated it to suit changing needs and how they disrupted the status quo to reflect and even affect the world we live in today.

            We hear the phrase ‘next generation’ a lot – but we wanted to talk to people who are facing these challenges right now. Not the ‘next generation’ but Generation Now.

            Listen now!

            Start Listening

            Forsters advises on the £50.5 million sale of Bova Holdings Limited to listed Vimian Group

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            A Forsters team led by Corporate Partner, Naomi Trinh, together with Senior Associate, Daniel Bryan, Counsel, Joe Beeston, and Trainee Solicitor, Molly Haynes, advised Nick Bova, the founder and CEO of Bova Holdings Limited (“Bova”), to Vimian Group’s speciality pharma segment, Nextmune Holding BV (“Nextmune”), for £50.5 million plus a potential further £25.5 million over the next three years.

            Bova is the UK’s leading companion animal health specialty pharmaceuticals company, serving UK animal hospitals and veterinary clinics and with a European online market, while Vimian Group is listed on Nasdaq First North Growth Market.

            The deal reflects the significant growth of the customised specialty pharmaceuticals area within the animal health market.

            “We are pleased to join Nextmune and Vimian Group’s home for entrepreneurs. We are dedicated to improving animal welfare by developing novel and innovative specialty pharmaceuticals in close collaboration with veterinarians. Through this partnership we can realise our vision to become the leading companion animal health specialty pharmaceuticals company globally”, says Nick Bova, who will continue to head Bova.

            Daniel Bryan
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            Introduction to trusts

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            This note provides an introduction to discretionary trusts, and an overview of the control mechanisms that can be incorporated into a trust arrangement – including the appointment of protectors and the use of letters of wishes.

            What follows is intended as a general introduction only, and should not be relied upon without more specific advice. It is not intended to address tax questions arising from the use of a trust.


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            The Trust Relationship

            A trust (or “settlement” – they mean virtually the same thing) is a legal relationship created when a person (the settlor) places assets under the legal ownership of a trustee for the benefit of one or more beneficiaries. The division between ownership and control of assets and the ability to benefit from those assets lies at the heart of the trust relationship.

            Parties to the Trust Relationship

            Settlor

            The settlor is the person who establishes the trust and determines all the checks and balances that are included in the trust documents. The settlor transfers assets to the trustee, who then holds them on the terms contained in the trust document.

            Once the settlor has transferred assets to the trustees, he or she is no longer the legal or beneficial owner of the trust property. He/she may, however, continue to benefit from the property as a beneficiary.

            Trustee

            The trustee is appointed by the settlor and is the legal owner of the trust assets. The trustee has day-to-day control of the trust property. In an offshore context, the trustee is usually a company in one of the offshore financial centres (such as Jersey or Guernsey) that specialises in trust business.

            It is also possible to have a private trust company (PTC) as trustee. This is a private company, set up in an offshore financial centre, which has the sole purpose of acting as a trustee of a family’s trust or trusts. Typically, the directors of the PTC are a mix of family members and professionals.

            The trust document sets out the trustee powers to manage the trust assets, in addition to those set out in the local Trust Law (each trust jurisdiction has its own statues relating to trusts). In managing the trust assets, a trustee is under a duty to act in the best interests of the beneficiaries.

            Beneficiaries

            The beneficiaries are the persons for whose benefit the trust is created. They may be named in the trust document or described by reference to a class of beneficiaries (such as “the settlor’s children”).

            Depending on the terms of the trust, a beneficiary may have a right to benefit from the trust, or merely a right to be considered. A beneficiary’s interest can take many forms: it may (for example) include an immediate entitlement to trust income as it arises, a right to benefit from a proportion of the trust fund at a future date, or merely a potential right to benefit from the trust at the discretion of the trustee. It is possible to exclude certain persons from benefit.

            Protector

            A trust does not need to have a protector but, in modern trusts, it is very common for there to be one. The role of the protector is specifically written into the trust document at the time that the trust is created. The powers of the protector could be quite limited, such as the power to hire and fire trustees or they could be more extensive, for example, the protector might need to consent to a distribution of income or capital from the trust to a beneficiary. It is also possible to make the protector’s powers positive, for example, to compel the trustees to make a distribution or to invest in a particular asset or with a particular investment manager.

            A protector is regularly appointed when the trustee is an offshore service provider (rather than a PTC). The settlor is often the first protector and then he/she can nominate a successor, often another family member, who would take over in the event of the settlor’s death or incapacity. In this way, the settlor, through the protector, can moderate the actions of the trustee and hand this role to another family member or members on death or incapacity.

            It is possible for more than one person to act as protector. Together they would form a “Protector Committee” and would be governed by a set of rules in the trust deed.

            Types of Trusts

            Typically, trusts used in an international estate planning context are fully discretionary trusts. This means that the trustees have the discretion to decide which beneficiaries receive capital or income and when they do so. The trustees will be guided by a letter of wishes. The trustees also determine the way in which the assets of the trust are invested.

            However, this leaves a lot of power in the trustees’ hands and most settlors are not comfortable to do so. Some of the powers given to the trustees can therefore be more limited and can instead be retained by the settlor during his/her lifetime or the powers can be given to the protector as described above.

            A power often retained by the settlor relates to investment. Under it, the settlor will be able to decide who the investment manager for the trust should be and may also be able to direct the trustees to enter into specific investments.

            Transferring assets to a trust is a very significant step for most people and, therefore, settlors often choose to have a revocable trust. This means that at any time, the settlor can terminate the trust and the assets are returned to him/her. There are both tax and estate planning reasons why it is often advisable not to have a revocable trust and so one option is for the settlor to start the trust as revocable but once he/she becomes comfortable with the way it operates, the power to revoke can be released and the full tax/estate planning advantage can be gained.

            Letter of wishes

            The terms of the trust are usually widely drafted as the trust can continue for many generations and so flexibility is very important for the future. In order to guide the trustees, particularly after the settlor’s demise, the settlor will prepare a letter of wishes. In this, the settlor will set out how he/she wishes the trustees to benefit the beneficiaries both now and for future generations. Whilst the letter of wishes is non-binding, it is an important document that the trustees will follow unless there are very good reasons at the time not to do so.

            The settlor’s death

            One significant advantage of a trust for an individual with wealth in many jurisdictions is the fact that on the settlor’s death, assets held in trust can continue to be held in trust and there is no need to take out a grant of probate or to deal with the other formalities usually associated with transferring assets from the deceased to his or her heirs. This allows the assets to continue to be administered throughout so there is not a hiatus normally associated with the delay between the death and the transfer to the heirs. Furthermore, where the law governing the settlor’s estate on death gives family members fixed rights to a share of the estate, the assets held under the trust do not necessarily need to be subject to that division.

            Creating a Trust

            The trust is an incredibly flexible vehicle and so it is vital that the settlor takes independent advice to ensure that the trust is written in such a way that it meets his/her estate planning aims, but allows the settlor to be comfortable that he/she has sufficient powers to influence how the trust operates. These discussions should take place before the trust is drafted.

            This note provides an overview of discretionary trusts. It is intended as an introduction to basic principles and must not be relied upon as a substitute for specific advice.

            Nick Jacob and Maryam Oghanna join the Panel of Experts for the STEP Awards 2022/2023

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            Private Client Partner, Nick Jacob, and Contentious Trusts and Estates Senior Associate, Maryam Oghanna, have been invited to join the STEP Panel of Experts for the STEP Private Client Awards 2022/2023.

            The STEP Awards are seen as the hallmark of quality within the private client industry, recognising and celebrating excellence among private client professionals.

            Each year, the Presiding Judges call upon the leading lights of the profession to join the Panel of Experts and assist in the judging process. Nick has been invited to join the panel for Financial Adviser Team of the Year, and Maryam will be joining the Vulnerable Client Advisory Practice of the Year panel.

            Winners will be announced at the ceremony on 14 September 2022.

            Further information about the awards can be found here.

            No statutory reform needed for smart legal contracts – takeaways

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            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?

            Naomi is a Partner in our Corporate team.

            Disclaimer

            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.

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            Remittance Basis Users: Beware of giving collateral over foreign income and gains for UK loans

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            In light of an HMRC change of practice, remittance basis users need to take additional care if providing collateral over non-UK assets for loans brought into or taken out in the UK.

            HMRC’s change of practice is highlighted in a recent (21 December 2021) note (“the Joint Note”) prepared by three of the UK professional bodies, STEP, CIOT and ICAEW. In particular, whereas previously remittances triggered by reference to collateral were capped at the amount of the loan brought into the UK, the cap no longer applies in cases where the entirety of the loan is brought into or used in the UK.

            The change of practice means that where the non-UK collateral represents or is derived from previously unremitted foreign income and gains (“FIGs”), then once the entirety of the loan is brought to the UK, all of the FIGs over which collateral has been given are remitted even if worth many times more than the value of the loan. Where only part of the loan is brought into the UK, however, and because of particular provisions in the Income Tax Act 2007, the remittance of FIGs given as collateral is limited by reference to the amount of the loan brought to or used in the UK.

            If a remittance basis user brings the entirety of a loan of £1m into the UK, for example, but provides collateral for the loan over their non-UK bank accounts containing £2m of previously unremitted FIGs, then on the basis of the latest HMRC practice, the loan will trigger remittances of £2m. On the other hand, if the remittance basis user brings only £900,000 of the loan of £1m into the UK, the remittance of FIGs is limited to the amount of the loan brought into the UK, being £900,000. There would, of course, be further remittances if interest payments and capital repayments are made from a separate pool of previously unremitted FIGs.

            Before HMRC’s most recent change of practice, even if the entirety of the loan had been brought into the UK, the amount of FIGs given as collateral that would be remitted was limited to the amount of the loan. Furthermore, under an HMRC concession of 2010, withdrawn in 2014, there was in effect no remittance of FIGs given as collateral provided the loan in question was fully commercial.

            HMRC’s latest practice is contained in changes made to the HMRC Manual on Residence, Domicile and the Remittance Basis. The changes were made in three stages, from 17 December 2020 to 21 July 2021 but, as pointed out in the Joint Note, the changes were not announced by HMRC.

            Furthermore, as far as we are aware, there is no “grandfathering” under HMRC’s latest practice, of previous loan arrangements made by remittance basis users. This means that HMRC might now consider there to have been additional remittances in past tax years of FIGs given as collateral where the full amount of any loan in question was brought into the UK. However, the implications of this for the remittance basis taxpayer are not fully clear.

            As the Joint Note points out, there are a number of uncertainties in connection with HMRC’s practice on remittance of FIGs used as collateral for UK loans. The fact of HRMC’s changes of practice in this area may undermine confidence in their approach. There is furthermore uncertainty over the nature of the collateral that leads to FIGs being remitted by reference to a loan brought into, or taken out in, the UK. It appears that FIGs are remitted even when the form of the collateral falls short of being a formal charge or pledge. According to HMRC’s current practice, it suffices if the loan is “conditional” on the FIGs used as collateral. The professional bodies have sent the Joint Note to HMRC for comments and we hope that some clarification might emerge from this.

            In the meantime, the Joint Note has highlighted the need for caution on the part of remittance basis users providing collateral over non-UK assets for loans brought into or taken out in the UK. The Joint Note also highlights the possibility that past loan arrangements might need to be revisited, including for compliance purposes.

            For further detail and background on the points made in this blog you can refer to the Joint Note itself, which can be found here.

            Disclaimer

            This note reflects our opinion and views as of 24 February 2022 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Letter of Wishes

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            ‘Letters of wishes’ play an important role in respect of trusts; both those created on death (by Will) and during lifetime.

            Letters of wishes are closely associated with ‘discretionary trusts’, whereby trustees are given discretion over which beneficiaries to benefit and whether through distributions of income and/or capital. However, any trust (be it a charitable trust or ‘life interest’ trust (where one or more beneficiaries has a right to the income from the trust)) should be accompanied by a letter of wishes or other guiding document, so that the trustees have a clear sense of the objectives of the settlor (the person creating the trust).

            The role of the letter of wishes

            The purpose of the letter of wishes is to provide guidance to the trustees as to the manner in which the settlor would like the trust fund to be administered for the benefit of his or her chosen beneficiaries. Letters of wishes are not legally binding (noting that if they were then the letter, in itself, may create a separate trust), although it would be unusual for trustees to deviate from the settlor’s wishes, unless there are compelling reasons for doing so.

            The advantages of letters of wishes

            Letters of wishes have a number of advantages:

            1. In contrast to an English law Will, which becomes a publicly accessible document on death, letters of wishes are confidential. Only in very limited circumstances will the English courts order disclosure of a letter of wishes.
            2. Letters of wishes add an additional level of flexibility, as they can be amended or updated by the settlor whenever they wish, without the need to amend the underlying Will or trust instrument.
            3. Letters of wishes can be used to provide detailed, personal guidance to the trustees, which may not be appropriate to include in the Will (particularly given that it may become public) or trust deed. Whilst the first draft of a letter of wishes is usually prepared by a solicitor to ensure that the key provisions are included, the settlor is encouraged to make it their own as it is a highly personal document intended to capture his or her particular wishes. This means that letters of wishes are also easier for trustees (particularly non-professional trustees) and beneficiaries to understand and use, in contrast to the underlying legal document, as they are not written in legalistic language.

            The contents of a letter of wishes

            Whilst the below list is not intended to be exhaustive, letters of wishes can provide guidance in respect of the following points:

            1. First and foremost, how the settlor intends for beneficiaries to be provided for out of the trust fund (for example, whether they should receive income and/or capital at particular ages, or on the happening of particular life events).
            2. The factors the settlor would like the trustees to take into account when deciding when or how to make distributions to a beneficiary. For example, the letter of wishes may request trustees not to make distributions where a beneficiary is unable to manage his or her finances properly (e.g. as a result of addiction to alcohol or drugs) or is going through a divorce. It is not uncommon for letters of wishes to go one step further and to request that beneficiaries enter into pre-nuptial agreements before receiving trust distributions (to ensure that the trust fund is protected, so far as possible, in the event of a beneficiary’s divorce).
            3. A ‘default beneficiary/beneficiaries’, that is the person(s) or charitable institution(s) that the settlor wishes to receive the balance of the trust fund in the event that none of the specified beneficiaries are alive when the trust comes to an end.
            4. Provision for charitable giving: setting out how, when and which charitable institution(s) the settlor would like to benefit from the trust.
            5. Special guidance regarding complex assets (for example, shares in a family business) or assets that qualify for special tax treatment and for which it may be beneficial to create a separate fund within the trust (for example, interests in trading businesses that qualify for ‘business property relief’ from UK inheritance tax).
            6. The settlor’s wishes regarding the investment approach to be taken in respect of the trust fund.
            7. Guidance regarding the approach that should be taken to resolving any disputes that may arise in respect of the trust (e.g. encouraging parties to mediate in the first instance).
            8. In respect of letters of wishes accompanying Wills in particular, funeral and/or burial wishes may also be included, as well as provision for the distribution of personal effects, such as artwork and jewellery.

            For further information please contact Private Client Partner, Jeremy Robertson, or Associate, Laura Blenheim.

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            Forsters advises HG Living on a £80 million Build to Rent scheme in Milton Keynes

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            Forsters has advised specialist Build to Rent and student accommodation developer HG Living on a development and funding agreement in respect of a 306 unit residential scheme at Bowback House Milton Keynes.

            Funding for the £80 million scheme will be provided by institutional investor Pension Insurance Corporation. The redevelopment of the brownfield site will employ around 750 people during construction. The scheme will use air source heat pumps for hot water and green electric for heating, with solar panels also helping towards net-zero efforts. It will target a 4* Homes Quality Mark, Wiredscore gold rating, and a minimum EPC rating of B.

            Rob Greaves, Development Director of HG Living, said: “We are delighted to be working with Pension Insurance Corporation on this project, which will be delivered in the spirit of true partnership with PIC. HG Living and HG Construction have an enviable track record of delivering projects with certainty for our institutional funding partners and creating high quality, sustainable living spaces that will make a positive long-term contribution to local communities. The Build-to-Rent sector has an important role in addressing the current housing shortage and we are pleased to play our part in bringing urgently required homes to the market at scale and at speed.”

            The scheme is due to complete in late 2024.

            Commercial Real Estate Partner and Head of Student Accommodation, Ronan Ledwidge, led on this transaction assisted by Senior Construction Associates Polly Streather and Richard Spring.


            Build to Rent

            At Forsters we have a large and dynamic real estate team, with a deep knowledge and understanding of the lifecycle of the Build to Rent (BTR) product. Engaging lawyers who understand the market as well as the most effective ways to structure deals and avoid pitfalls, will secure the value of your development and investment.

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            BTR at a glance – A Build to Rent A-Z Guide

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            Download our Build to Rent A-Z Guide – helping you get to grips with the terminology and key concepts behind this rapidly evolving market.


            Click here to download our BTR A-Z in PDF format

            Download in PDF format


            Affordable Housing

            Housing for sale or rent for households whose needs are not met by the market.

            All Inclusive Rent

            The rent payable under an AST which includes an element for service charges but generally excludes council tax and utilities which are payable by the occupier.

            AST

            An assured shorthold tenancy, the most common form of tenancy used in Multi Family BTR (including Affordable Housing).

            BTR

            Build to rent: a distinct asset class within the private rented sector, essentially new build developments designed specifically for renting. They tend to offer an enhanced range of services than, traditional rented accommodation for example, onsite managers, concierge services, communal spaces.

            Clawback

            A mechanism contained within a Section 106 Agreement to require developers to contribute more affordable units (or cash in lieu) following viability testing (when benchmarked against the testing at the time of a planning consent) once private units are sold/let.

            Developer

            A party with skill and expertise who plans and develops a BTR development, generally through the planning process to disposal.

            Development Break Viability Review

            A Viability Review undertaken in the event that construction of the development begins but then ceases entirely for a defined period, usually 12 months.

            Early Stage Viability Review

            A Viability Review to be undertaken if a certain point of construction (usually defined as “Substantial Implementation”) is not completed within a specified timeframe (anywhere from 12 to 24 months is common). The intention is to incentivise Developer’s to progress developments and avoid the pain of a Viability Review. The obligation usually requires additional onsite affordable housing or a financial contribution, or a combination of both, to be provided.

            Forward Funder

            A party who provides finance to the Developer to develop a BTR project, ranging from institutional funds through private equity.

            Golden Brick

            The level of construction a development needs to reach in order to qualify for VAT Zero Rating. This enables the developer sell a site (generally to an RP) at Golden Brick stage at zero rate VAT and allowing the developer to recover VAT it incurs on the development. The RP will then engage the developer to complete the development.

            IRR

            The internal rate of return of an investment over its life cycle, it is the annual rate of growth that an Investment is expected to generate and is calculated by setting NPV equal to zero when running a cashflow for each year of the Investment. Certain assumptions will be made, for example, GDV, in order to calculate the IRR. Investors back projects with positive NPVs and the IRR calculation allows Investors to choose between a number of projects with positive NPVs.

            Late Stage Viability Review

            A Viability Review undertaken towards the end of the development cycle, commonly between 75% and 90% occupation/sale of the development. As the development has been completed and is in the process of being occupied, it is not feasible to request further on-site provision so such review should only attract a financial contribution towards off site affordable delivery. A certain percentage (10-25%) of occupations are held back until the review is determined and the contribution paid.

            Leakage

            The difference between the All Inclusive Rent and the costs attributable to the provision of services at the BTR development including planned preventative maintenance.

            Let Up Period

            The time it takes the Forward Funder to let private units. This tends to be much quicker than the period for sales of private units.

            Mixed Tenure

            A mix of private, affordable, intermediate and social tenures with affordable tenures generally being at a discount of at least 20% of open market rent.

            Multi Family BTR

            BTR schemes focussed on city centre locations, providing around 200 + apartment units. Amenity heavy – think gyms, communal spaces, workspaces, with the aim of creating a community feel.

            NPV

            An Investment measure which tells an Investor whether the Investment will achieve a target yield. It is the value of all future cashflows, positive or negative, discounted back to present value at an assumed discount rate and with other assumptions built in e.g. assumed disposal value. A positive NPV means an asset over its life cycle is worth more than it cost. Investors back projects with positive NPVs.

            Occupation Restrictions

            Restrictions on occupation of (generally) a percentage of private residential units in a BTR development prior to Affordable Housing being available sold to an RP and ready for beneficial occupation.

            PPM Strategy

            A planned preventative maintenance strategy ensuring that maintenance tasks are scheduled ahead of time and take place regularly, enabling the reduction in reactive maintenance.

            RP

            Registered Provider: An approved body which owns and manages Affordable Housing and generally takes a freehold interest/long leasehold interest at Golden Brick and then funds the construction of the Affordable Housing.

            Section 106 Agreement

            An agreement entered into between the local planning authority, a Developer and a Forward Funder. This deals with the requirement to provide Affordable Housing within a BTR development and regulates the disposal of the Affordable Housing to an RP. It generally contains Occupation Restrictions and viability testing of Developer profit at key stages and providing for Clawback in certain situations.

            Single Family BTR

            Typically houses, and a smaller number of units in each development than in Multi Family BTR. Amenities are still important and focus on the demographic of the renters. Think more rural locations, community space and events.

            Viability Review

            An obligation in a Section 106 Agreement that reviews the viability of a development at particular stages to assess whether additional affordable housing can be provided, either by way of on site or via a financial contribution, in the event that additional profit, over and above that shown at the application stage, can be demonstrated. In London, the assessment is generally carried out against formulae issued by the GLA, with a variety of other approaches elsewhere.

            Void Risk

            The risk in the Forward Funder having empty units post practical completion which negatively impacts its IRR.

            Zero Rating

            A “VATable” supply where no VAT is charged to the buyer. This may apply (for example) to the construction of new dwellings or to the sale or grant of a long lease over newly constructed dwelling.


            Build to Rent

            At Forsters we have a large and dynamic real estate team, with a deep knowledge and understanding of the lifecycle of the Build to Rent (BTR) product. Engaging lawyers who understand the market as well as the most effective ways to structure deals and avoid pitfalls, will secure the value of your development and investment.

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            Would you advise your client to set up a trust? Maryam Oghanna to speak at ConTrA Seminar

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            Contentious Trusts and Estates Senior Associate, Maryam Oghanna, will be speaking at ConTrA’s first event of 2022.

            She will be joined by speakers Deborah Nicholls-Carr of Withersworldwide and Gregor Hogan of Serle Court.

            The hybrid seminar, entitled ‘Would you advise your client to set up a trust? – feuding families, fee-hungry fiduciaries and other fearsome fiends…’, is taking place on 23 February 2022 and will be hosted by Forsters.

            Further information on upcoming ConTrA events can be found here.

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            Forsters advises Mumbles Group on £20M funding deal with OakNorth

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            Forsters’ Banking and Finance team acted for Mumbles Group in a £20M loan arrangement with OakNorth bank. Head of Banking and Finance, Victoria Edwards, and Senior Associate, Roisin Forde, assisted the commercial developer in gaining funding for its ambitious growth plans to acquire and develop more than 20 forecourts across the UK.

            Mumbles Group is a privately-owned commercial developer specialising in the development of roadside sites for new forecourts. It has completed eight successful forecourt projects since 2014 with occupiers including Co-operative Group (Co-op), M&S and Sainsbury’s.

            Mumbles are currently building a new forecourt and convenience store for Co-op at Moor road, Chorley, and have exchanged contracts for an existing site in Crystal Palace which will provide EV charging.

            Victoria Edwards commented: “It was fantastic to act for Mumbles Group on this acquisition and development facility to enable them to grow so significantly over the next few years. Being a part of businesses in their growth phase gives us a real buzz and is what it is all about being a lawyer.”

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            Ashleigh Carr recognised in Citywealth’s Top Recommended 40 Under 40 2022

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            Contentious Trusts and Estates Senior Associate, Ashleigh Carr, has been listed in Citywealth’s Top Recommended 40 Under 40 2022.

            This listing highlights the ‘need to know’ advisers and managers under the age of 40 in the wealth management and private client industries.

            The recognition is testament to Ashleigh’s ever-growing reputation as a rising star in Contentious Trusts and Estates matters, which has also seen her named as one of the Top 35 Private Client Lawyers Under 35 by eprivateclient in 2017 and 2019, shortlisted for Lawyer of the Year (Associate) in the Citywealth Future Leader Awards and named on the Citywealth Future Leaders Top 100 list in 2020.

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            The Corporate Insolvency and Governance Act 2020: a refresher on termination clauses in supply contracts

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            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.

            Naomi Trinh
            Author

            Naomi Trinh

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            As simple as E.S.G.? – pre-empt the challenges of implementing an Environmental, Social and Governance (“ESG”) agenda

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Having in place a genuine ESG agenda counts for a lot in today’s employment market. As well as appealing to prospective employees, it also attracts attention from peers who can view open reports.

            As such there is growing support (and increased pressure) for employers to consider how they can operate their business in a manner which is as sympathetic as possible to ESG considerations. For example, businesses are responding to the challenge of climate change through finding innovative ways to reduce carbon emissions and increase sustainable practices, such as rethinking their use of disposable materials or increasing their use of green or public transport options. Doing so can however, create challenges from an employment law perspective.

            So, to what extent can an employer require their workforce to comply with any ESG initiatives? A simple way to formalise a change to internal working practices is to introduce a new policy or to amend an existing one. This doesn’t require any explicit consent from your employees so is arguably the most straightforward way to set out your plans. The downside is that enforcing a policy can be difficult, so it might be preferable to instigate an update to contractual terms (this will be required in any event if the relevant policy is contractual in nature).

            Updating contractual terms lawfully will involve a little more legwork than the policy option, including communicating the changes to your employees and getting their explicit consent. If they do not consent to the change, then their contractual terms will not technically have been updated because an employer cannot unilaterally enforce a change to contractual terms. Carrying out a short consultation process to engage employees with the proposed changes may increase the likelihood that you will get a high level of agreement to the updated terms.

            More broadly, the increased focus on ESG agendas fuels the debate surrounding what is and is not a protected philosophical belief for the purposes of the Equality Act 2010 (the “Equality Act”). Where a belief is deemed protected under the Equality Act, individuals holding such a belief will be protected against discriminatory practices. For example, if an employee reasonably chooses not to comply with a policy because it would contravene their protected belief, an employer cannot compel that employee to comply without exposing themselves to the risk of a claim under the Equality Act being brought against them by the employee.

            Where there could be some resistance to the implementation of policies, for example, if they arguably support some political agenda, the extent to which these policies risk straying into discrimination territory must be taken seriously. The Employment Tribunal has already considered the extent to which ethical veganism can be protected from discrimination in the case of Mr J Casamitjana Costa v The League Against Cruel Sports. In this case, ethical veganism was found, in a non-binding judgment, to be a protected philosophical belief. So, in a rather speculative way, it is possible that this shift in commercial focus could result in an increase in employment law developments.

            An additional prediction, also related to ESG agendas, is the scope for protected disclosures (whistleblowing) to be made which expose employers’ “greenwashing”, i.e. insincere efforts to appear to be supporting a green agenda, or similar. It is clear that only realistic and genuine efforts, policies and contractual terms should be promoted, and equally, employers should be alive to the protections afforded to potential whistleblowers and to the correct way to respond when an employee comes to them with a potentially protected disclosure. Demonstrating ESG credibility through setting ambitious goals and having strong data-based credentials can help avoid charges like greenwashing – for example aligning your sustainability work with science-based targets, or another framework.

            The current focus on ESG is leading many businesses into new territory in what is an exciting, yet challenging, time for employers. Developing ways in which your business and employees can do their bit to support sustainability and other ESG initiatives is an important role and one not to be shied away from. But, implementing these practices needs consideration and careful planning to reduce the potential risks.

            If you wish to discuss the above in any more detail or have any other employment or HR law related issues, please contact Joe Beeston, Counsel, in our Corporate group.

            Disclaimer

            This note reflects our opinion and views as of 9 February 2022 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Joe Beeston
            Author

            Joe Beeston

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            The Environment Act – A Quick Guide for Landowners and Developers

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            The much-delayed Environment Act 2021 (“the Act”) which finally received Royal Assent during the second week of COP26 (in November 2021), has been described by the UK government as delivering “the most ambitious environmental programme of any country on earth”. The Act introduces far-reaching statutory changes aimed at, amongst other things, increasing biodiversity, restoring natural habitats, reducing waste and making better use of our resources.


            The Environment Act - A Quick Guide for Landowners and Developers - click here to download the briefing in PDF format


            The Act brings in mandatory biodiversity net gain provisions through changes to the existing planning regime and introduces the concept of voluntary but legally binding conservation covenants. There is much to digest and in this briefing, our team sets out an overview of the key provisions that landowners and developers alike will need to consider going forward.

            Biodiversity Net Gain

            Biodiversity net gain refers to an approach to development aiming to leave the natural environment in a measurably better condition than it was to begin with. The part of the Act securing the biodiversity net gain provisions is not currently in force but is expected to take effect for new planning applications in November 2023.

            Following implementation, the Act will require a pre-commencement condition to be attached to every applicable planning permission, requiring a Biodiversity Gain Plan to be submitted to and approved by the local planning authority (“LPA”). The Act provides that certain permissions are exempt, for example those granted by development order.

            The Secretary of State has the power to expand the categories of development which will be exempt and it is expected that this discretion will be exercised. The ongoing consultation indicates that exemptions are now only proposed for householder applications, changes of use and those development which will impact habitat areas below a de minimis threshold.

            This plan must set out how a net biodiversity gain of at least 10% can be achieved for the development by:

            • Having biodiversity included on the site or at a registered biodiversity gain site (being off-site) or
            • Purchasing biodiversity credits through the government’s system (which will be established through secondary legislation).

            As this condition is mandatory and imposed by statute, it will be possible to submit the required information in support of the planning application at the initial stage (where the information is available) rather than via an application to discharge a condition.

            The metric by which the biodiversity value of a site will be measured has not yet been finalised and will be brought forward via secondary legislation. Any habitat enhancement introduced by works to increase the biodiversity value of the on-site habitat, or off-site provision of biodiversity gain, is required to be maintained for a period of 30 years from completion of the development. This will be secured by a planning condition, planning obligation or conservation covenant (see page 3) and the associated enforcement will fall within the planning system.

            A government consultation is currently ongoing in order to finalise the details of the associated secondary legislation and will close on 5 April 2022. Further details can be found here.

            Developer Considerations

            Biodiversity assessment

            Potentially undertake a biodiversity assessment prior to submitting the planning application, so that the biodiversity value of the site is known. This may make it easier to anticipate the LPA’s requirements in respect of the net biodiversity gain for the development in granting the planning permission.

            Design process

            Biodiversity could be integrated into the design of the development to achieve the necessary net biodiversity gain.

            Availability of offsite biodiversity options (if required)

            There will be a register of such sites which can be consulted to ascertain nearby sites. Maintaining such offsite options may be achieved by a developer entering into a conservation covenant to procure that a charity or other organisation manages a biodiverse site away from the development site (see further details below on conservation covenants).

            Availability of biodiversity credits

            It is not yet clear how easy it will be to purchase credits; the National Planning Policy Framework already includes a biodiversity mitigation hierarchy as guidance for LPAs and places compensation for biodiversity harm as the last resort.

            Public relations for the development

            With many developers now having sustainability targets, their actions relating to biodiversity net gain may be more heavily scrutinised and the results will be publicly available via the planning process.

            ESG requirements of stakeholders

            Developers may also need to consider their investors, lenders, tenants or other stakeholders’ sustainability requirements in their decisions on achieving a net biodiversity gain for the development.

            Conservation Covenants

            Conservation Covenants (“CCs”) are voluntary but legally binding agreements between a landowner and a designated ‘responsible body’ such as a conservation charity, public body or for-profit body to conserve the natural or heritage features of the land. Conservation covenants can contain positive and restrictive obligations to fulfil conservation objectives for the public good. Designed to be flexible, the parties can negotiate the terms (including the duration) to suit their circumstances. Generally, they will bind subsequent landowners and therefore have the potential to deliver long-lasting conservation benefits.

            Though novel in England and Wales, there are existing covenants in favour of the National Trust which can, and does, enforce broad conservation restrictions on land. CCs also exist in various forms in Scotland, New Zealand, Australia, Canada the USA and elsewhere.

            It will be interesting to see how CCs will work in practice.

            How will they be enforced?

            • Which organisations will be allowed to take the benefit of CCs?
            • Where will they find the resources to enforce them?
            • What happens if the organisation ceases to exist? The government has deliberately designed CCs as a private sector tool, but it might find itself the enforcer of last resort.

            What can they cover?

            The legislation is drawn widely and leaves plenty of room for discussion about what might fall within it. A CC may act to conserve:

            • The natural environment of land or the natural resources of land.
            • Land as a place of archaeological, architectural, artistic, cultural or historic interest.
            • The setting of land with a natural environment or natural resources or which is a place of archaeological, architectural, artistic, cultural or historic interest.

            Landowner Considerations

            CCs will automatically limit and, therefore, impact upon the value of land, so landowners should think carefully about entering into them. There are three main incentives to do so:

            • Altruism and environmental conscience.
            • As a means of discharging its bio-diversity net gain obligations under a planning agreement (which is specifically allowed for under the Act).
            • As a contractual means of securing obligations benefitting natural capital, such as carbon sequestration.

            At the moment, there is no tax incentive for CCs. However, that may change if the government wishes to encourage their use and/or align them with the wider green agenda.

            Tree Felling

            The key changes to the law relating to tree felling which may impact landowners are set out below. Note however that the date they will come into force has not yet been confirmed:

            • Illegal felling land charge: there is now a new power for a Local Land Charge to be created where illegal felling of trees has taken place on a piece of land. This is something that should be noted when undertaking due diligence of a property. Additionally, landowners considering felling trees on their land should check whether they have the relevant felling permissions otherwise they may then incur a Local Land Charge on their property.
            • Consultation prior to felling: a duty has been imposed on local highway authorities in England to consult before felling urban road trees. Urban roads are those that are not trunk or classified road and which are restricted to 30 miles or 40 miles an hour or otherwise a street in an urban area. However, there are certain exemptions for:
              • Small trees (diameter of the trunk being no more than 8cm at 1.3m above ground level).
              • Dead trees.
              • Where the tree is required to be felled owing to a disease.
              • Where the tree is dangerous.
              • Causing an obstruction.
              • Where a development (and the felling of a tree being part of that development) has been authorised by planning permission.

            The Act is a significant step towards protecting and improving people’s health and the natural environment, but it is only the beginning, and much will depend on further targets and policies that are yet to be developed through further consultation and engagement.

            Download this briefing in PDF format


            Our Sustainability Hub

            We are committed to running a business that is environmentally sustainable. Not only do we continually strive to minimise our impact on the environment, but we have years of experience of incorporating sustainability considerations into the legal advice that we provide to our clients.

            Our sustainability hub brings together the team’s insights and legal expertise on a broad range of environmental matters that affect our clients’ business and personal affairs. This is a rapidly evolving and wide-ranging area of law and we will continue to share our insights about related legal developments on this hub.

            Forsters For Sustainability

            “Follow the paint” on a unique tour of artist Jock McFadyen’s studio whilst he reveals the mastery behind his paintings and artistic legacy

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Forsters’ Head of Art and Cultural Property, Catherine Hill, joins longstanding client Jock McFadyen at his artist studio in London Fields for a captivating conversation in which Jock reveals his painting techniques, reflects on a 50-year career and the challenges of accepting the kind of artist you’ve become, as well as musings on the future of the art market. Jock wraps up the discussion by sharing some surprising advice to young artists, originally revealed by another well-known Royal Academician.

            This article provides extracts of the most fascinating parts of the interview but do watch the videos for the richest insights and a unique glimpse of Jock’s working studio.

            Part 1: Jock on the myth of painting landscapes and the skill of depicting skies

            As Jock shows Catherine around his studio, they pause to view some of his paintings on display. Jock discusses how he is going back to some of his old paintings to rework them. He reveals to Catherine how he works up a scene in a painting:

            “It’s not really imagination… because the paint throws up its own chances.

            So you follow the paint, the paint is moved at the speed of thought, so there’s lots of visual research. In other words, photography, roughing things out, telling lies, saying I’m going to move this building across to here or chop that bit off, or I don’t like that mountain and all landscape painters do this.

            The majority of paintings in the world are studio paintings, and the minority of paintings in the world are done from life…

            Art is short for artifice, so visual research is important as is imagination. But you follow the paint.”

            After some gentle persuasion, Jock shares more about his painting techniques:

            “I like to paint in a method that’s called ‘wet on wet’ so you pour paint on and you paint on while the paint is still wet, even detail you can do that with. So paintings are in a constant state of adjustment.

            But when you’re doing the skies…it’s a game of chance because the skies are liquid and the real sky is liquid. The real sky out there, out of these windows, because clouds are water floating about and if you’ve got paint floating about on here, you can replicate a sky…

            I’m always trying to get light to come from the painting that’s underneath and the fact that the paint of the sky is liquid which solidifies overnight [helps this] because if the paint is thin, it is all oil paint, but it will be dry enough to work back into…

            I think you’ve got to have the painting keep its energy, so you’re always fighting against flatness.”

            Part 2: Jock on cataloguing a lifetime’s work and curating an artistic legacy

            Catherine and Jock move on to the area of the studio where most of Jock’s art work is stored. Canvases of all shapes and sizes are stacked on shelves and scattered around the workspace; some of which will be reworked, and others kept to form part of Jock’s artistic legacy – a challenging endeavour that Catherine and Forsters’ Art Group have been advising him on.

            Catherine asks Jock to reflect on the experience of attempting to archive art works that will represent him as an artist in perpetuity:

            “It’s something that happens to painters at a certain time. If you are a young artist, say you’re 30… you’re setting out, you’re still deciding what kind of artist you [want] to be. Because the contemporary art business… is a sea of possibilities and options.

            And then, this is a terrible expression “mid-career”, an artists of 50 years old, has gone some way, and they’re consolidating and they’re understanding the ramifications of the decisions they’ve made 20 years before.

            But when you’re 70, you’re in neither position. You’re in the business of turning around and looking at the footprints in the snow and…not deciding at all. You have to accept what kind of artist you actually are. The decision making is over. This is what you turned out to have become. And it’s too late to change.

            It’s not too late to experiment and go in new directions. What I mean is you can’t deny what you’ve previously done over the last 40 or 50 years because it’s there, it’s evidence and that is what you have to accept… Even if you hate it, you have to say, well, I seem to have done this.

            …And of course, if you don’t like something, you can destroy it and shape what you want to leave in the world after you pass, so it is something which is really important and it’s something that is up to the artist to do unless you have curators you can really trust.

            Because most artists who get to my age have got works in public collections and those will be there in perpetuity and so they define what kind of artist you are. So you have to join in with that perception of yourself, which is the official story of what you’ve done. Even if…sometimes you find your work in the wrong context. You can’t do anything about that. No sort of manipulation of your external image or appropriation of you or someone misconstruing…

            But you know, time will pass and then work will be seen in a purer light.”

            Part 3: Jock on the changing business of art and the future direction of the art world

            Catherine and Jock’s conversation then shifts to the business side of being a successful artist and how this has changed throughout his career. As art becomes arguably more commercialised but with that more accessible to a wider audience of potential collectors, Catherine asks for his views as to when and how the art world had changed:

            “There are three stages I think of the art business.

            When we were in the student refectory at Chelsea Art School off the Kings Road, crying into our cold tea, thinking about what we’re going to do when we leave art school, everybody’s dream was to have a three-week solo exhibition in Cork Street. Cork Street was the street where all the galleries were, like Savile Row is to suits, and that was what people wanted.

            And, in my career, it’s gone from three weeks in Cork Street to, in the 1990s, it was three days at Art Basel Miami.

            And in the nineties and the early 2000s, the group exhibition became just as important as the solo exhibition because it gave you context. And then it moved from three days…to three hours on the Thursday evening at Sotheby’s…

            But now we have NFTs and a virtual pair of trainers, and we’re in a strange world because the auction rooms are desperate to get in on NFTs because they daren’t miss anything commercially. So I’ve seen a lot of changes.

            But the thing is, back in the day you had a critical backdrop. If you did have one of these exhibitions in Cork Street and I had a few in the 1980s, when that was the thing to have, you hoped to be reviewed by the F.T., The Guardian, The Observer, or The Times. And that was what you needed, the critical backdrop and that’s just art journalism.

            But the critical backdrop is not now done by writers – it’s done by money. It’s underpinned by money. So the more important art is the most expensive art.”

            As Jock mentions NFTs, Catherine picks up on this hot topic and considers the potential positive aspects for artists of these technological advancements:

            “There’s opportunities within blockchain for linking artwork. If you imagine a studio where you can scan your work and it becomes part of the blockchain. It may develop such that the artists then have much more control over their work.

            The other idea is that you might be able to link in effectively a quasi-royalty within the blockchain that requires a payment back to the artist every time the works change hand. So I think we’re going to see some quite seismic change.”

            As the conversation draws to a close Jock reflects on the wide range of matters discussed and muses:

            “It’s amazing. I mean, it’s a case in point that we’ve come here to talk about painting. Of course, we’ve ended up talking about the business side. Money.”

            And finally Catherine ends with one last question:

            If you are thinking back over your career and also considering young artists today, have you got any key words of advice for them, things you might have done differently yourself looking back at your existing legacy?

            Be sure to watch the videos to discover Jock’s surprising answer!

            You can view Jock’s artwork at his current exhibition “Tourist without a Guidebook” at the Royal Academy of Arts in London, which Forsters is proudly sponsoring.

            To find out more about how Forsters’ Art Group advises living artists and others in the art world please contact [email protected] or visit www.forsters.co.uk/art.


            Catherine Hill
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            Catherine Hill

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            Painting a legacy: How Forsters’ Art Group advised pre-eminent artist Jock McFadyen on his estate planning

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Jock McFadyen is a pre-eminent contemporary British painter and Royal Academician who is best known for his gritty urban landscapes and use of texture. Jock’s works are held in 40 museum collections, including the Tate, National Gallery, the V&A, the British Museum and the Scottish National Gallery of Modern Art. Jock was previously Artist in Residence at the National Gallery and, in 2019, curated the Summer Exhibition at the Royal Academy. As part of Jock’s 70th birthday celebrations, he has a solo exhibition in the Weston Rooms at the Royal Academy running from February to April 2022 titled ‘Tourist without a Guidebook’, sponsored by Forsters. The exhibition brings together 20 works spanning 30 years, showcasing Jock’s fascination with London’s changing urban landscapes.

            Estate planning

            Jock came to us for advice on his estate planning, wanting to be proactive about safeguarding his artistic legacy after his death whilst balancing this objective with the need to provide for his family and his desire to support philanthropic organisations that helped him in his early days as an emerging young artist.

            Steps taken

            The first step was to run through Jock’s assets, their values and examine how each is held. This included his studio and gallery space; his impressive portfolio of works; and a foreign property where he has a second studio. We advised on succession planning in relation to his foreign property and prepared a will and letter of wishes for Jock, using trusts to structure Jock’s legacy. The letter of wishes provided a framework for Jock’s legacy planning, including a strategy for categorising Jock’s works as follows:

            • core works which would form part of his legacy;
            • important works which would be gifted to the nation in lieu of inheritance tax; and
            • works which could be sold to partially settle inheritance tax.

            Tax

            In terms of tax, we took Jock through how the inheritance tax regime works in the UK and advised on how best to maximise the available reliefs. For example, we advised on the availability of business property relief on Jock’s studio, gallery space and works to reduce significantly the inheritance tax bill on his demise. We also considered the charitable nature of an artist in residence scheme in light of the ‘public benefit’ requirement and arranging for annual grants to be made after his death to young contemporary art students to subsidise the costs of renting studios.

            Specialist advice for artists

            Artists, like the rest of us, need to consider carefully and plan what should happen to their estates on death. However, for artists, maintaining or enhancing the value of their works after they are gone is paramount not only to provide an endowment to sustain their artistic legacies but also to support their families. To achieve these dual aims, it is important to get the right advice and plan ahead.

            How Forsters can help

            Forsters advises on artists’ business structures; taxation; succession and legacy planning; property advice relation to homes and studios; wills; intellectual property, Artist Resale Rights; representation agreements, consignment agreements and contracts generally; international aspects of studios owned abroad; movement of works across jurisdictions; and advice on foundations, charities and gifts to the nation.

            Learn more about our Art & Cultural Property team


            “Follow the paint” on a unique tour of artist Jock McFadyen’s studio whilst he reveals the mastery behind his paintings and artistic legacy

            Forsters’ Head of Art and Cultural Property, Catherine Hill, joins longstanding client Jock McFadyen at his artist studio in London Fields for a captivating conversation in which Jock reveals his painting techniques, reflects on a 50-year career and the challenges of accepting the kind of artist you’ve become, as well as musings on the future of the art market.

            a unique tour of artist Jock McFadyen's studio whilst he reveals the mastery behind his paintings and artistic legacy


            Catherine Hill
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            Catherine Hill

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            Can Tenants get a Rent Free Period for Fit out Works and Lease Renewals?

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            The Judgment on a significant retail test case has just been made public involving Boots and Quadrant Estates and CarVal Investments owners of a portfolio of 123 Boot Stores regarding lease renewal claims. The 123 stores are let to Boots under a sale and leaseback arrangement but this case, in particular, centred on the renewal of the lease of Boots’ premises at The Promenade/Princess Street in Bridlington, Yorkshire.

            If you are a retail tenant you will be encouraged by the Court’s acceptance of a requirement for flexibility but discouraged to by the treatment of rent-free periods for fitting out periods. Similarly, there was both good and bad news for retail landlords in the findings of the Court.

            Key issues the Court found on were:

            • Length of term – The landlord sought a ten-year term with no break, the tenant a three-year term with annual breaks. The tenant offered little evidence of its specific intentions for the property. But, given the level of economic and market uncertainty at the time (the trial was at a time when no one knew whether the planned lifting of all restrictions would be a short-lived reprieve from restrictions or not), the Court felt the reasonable balance was a five-year term.
            • Break – A third-year break was awarded. The old lease had annual breaks. The landlord was seeking to diverge from the previous lease terms by removing a break entirely and bore the burden of justifying this to the Court. A third-year break struck a balance of providing flexibility to the tenant, which was needed in the uncertain retail market, while giving the landlord greater certainty of term than it previously had.
            • Fixed rent increases – The lease had fixed rent increases of 1.5%. There was no evidence provided to the Court of fixed rent increases being common in the market and so the Court determined the new lease should not have a stepped rent increase either. This was separate to whether a rent review should be ordered.
            • Rent Review – No rent review was ordered for a five-year term. Had a ten-year term been ordered, the Court would have ordered an upwards only rent review after five years, to reflect current commercial practice.
            • Rent – As ever, a detailed analysis of the expert evidence was carried out. Of most interest was the following:
              • Treatment of rent-free periods for fitting out – The Court went against other County Court decisions and held that there should not be a rent-free period for fitting out given the tenant was already in occupation. The Court favoured a valuation approach which was based on reality (Boot did not need a fitting out period) given there was no specific assumption for rent free periods for fitting out works in the 1954 Act. The decision is not binding, other recent County Court decisions have included rent-free periods for fitting out works. Not every case has been subject to detailed submissions on the point and this case shows that it remains an arguable point for landlords to include in negotiations and Court proceedings. Where the current fit out is old and due for renewal, the arguments in favour of a rent-free period for fitting out periods are stronger.
              • Lettings to charities (or other businesses that do not pay rates) should not be discounted when looking at comparable evidence. No business wants to pay more for its premises than it needs to. It should not be assumed that a charity or other business that doesn’t pay business rates would pay more rent than the market rate.

            While still relatively uncommon for an unopposed lease renewal to reach a trial, economic uncertainty and the Covid-19 pandemic has provided the backdrop for a spate of recent decisions.

            Related content

            If you are interested in seeing what other retail Judgments there have been and reading our analysis of them you can read the judgment from October last year on JD Sports versus The owners of the Derbion Shopping Centre and judgments on WHSmith versus The owners of Westfield Shopping Centre and The Fragrance Shop versus The Owners of Westfield Shopping Centre.

            Case reference: HPUT Trustee No.1 Limited and HPUT Trustee No.2 Limited v Boots UK Limited

            Will Leney
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            Will Leney

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            Forsters sponsors acclaimed artist and client Jock McFadyen’s exhibition at the Royal Academy

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Forsters are honoured to be sponsoring a nine-week long exhibition of celebrated contemporary artist and longstanding Forsters Art Group client Jock McFadyen at the Royal Academy of Arts. The Exhibition “Tourist without a Guidebook” will run from 5 February – 10 April 2022, and will bring together 20 of Jock’s works spanning almost 30 years. The free display in the Weston Rooms will explore the artist’s fascination with London’s changing urban landscapes.

            We are also delighted to be displaying a range of Jock McFadyen prints in our office waiting and meeting rooms for the appreciation of all clients, visitors and staff.

            Jock McFadyen is a long-standing client of Catherine Hill, Partner and Head of Art and Cultural Property at Forsters. Catherine is a recognised legal expert in advising living artists with their estate and legacy planning. Most recently she co-launched Artistate, an innovative professional services platform providing artists and their estates with integrated legal, tax and financial advice.

            For more details of this collaboration, please contact our Art Group or visit https://www.forsters.co.uk/art.

            Jock McFadyen standing with one of his paintings.


            “Follow the paint” on a unique tour of artist Jock McFadyen’s studio whilst he reveals the mastery behind his paintings and artistic legacy

            Forsters’ Head of Art and Cultural Property, Catherine Hill, joins longstanding client Jock McFadyen at his artist studio in London Fields for a captivating conversation in which Jock reveals his painting techniques, reflects on a 50-year career and the challenges of accepting the kind of artist you’ve become, as well as musings on the future of the art market.

            a unique tour of artist Jock McFadyen's studio whilst he reveals the mastery behind his paintings and artistic legacy


            Catherine Hill
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            New Year, New Build

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Once upon a time the words “new build” might have triggered images of numerous small studio apartments crammed into soulless high-rise tower blocks, but the face of residential development in London has undergone substantial transformation over recent years.

            Luxury schemes designed by award winning architects boast state of the art tech and interior design and concierge services now range from a 24-hour desk in the entrance hall to partnerships with well-known five-star hotels offering amenities from dry-cleaning to private dining and much more. As well as the wealth of facilities offered in these high-end residential developments (which continues to grow and diversify as developers look to set themselves apart from their competitors), new schemes are carefully planned and branded by their creators, often drawing inspiration from local residents, architecture and businesses. “Placemaking” is a must, and there is increasing pressure to forge new communities, not simply new homes, attracting both domestic and international buyers and investors from all walks of life.

            From a logistical perspective, new build properties are generally “chain-free” so there is no dependency on other sales/ purchases further down the line which might potentially delay the transaction. This makes it incredibly attractive to occupiers and investors alike.

            “Off-plan” vs “build complete”

            One key advantage of purchasing new build property is that it can be bought prior to construction. This can be preferable, particularly for overseas purchasers who may not need to have use of the property immediately, or buyers looking for first choice of the apartments on offer. It can also be attractive to those looking to purchase a portfolio of apartments within the same building/scheme.

            Often the deposit structure can be more lucrative as it involves transferring a proportion (usually between 10% to 30%) of the purchase price generally over a period of 12 – 24 months so allows the buyer time to organise international payments by way of planned “stage payments”.

            It is of course also possible to purchase a new build apartment which is “build complete”, i.e. ready to move into. There are subtle differences which are briefly outlined below.

            Off-plan Build complete
            Apartment selection

            • Made based on architect’s plans and CGIs
            • Often at the time of, or following a, “launch” during early stages of development
            • Due to early stages, wider selection of apartments available to choose from

            • Made based on visit to site and (hopefully) apartment itself
            • Have the benefit of seeing the finished article
            • Depending on developer’s sales model, there may be a limited choice of apartments left

            Reservation

            • Heads of terms agreed and holding fee paid

            • Heads of terms agreed and holding fee paid

            Contract

            • More detailed due to the property not yet being “finished”
            • Scope for variations between exchange of contracts and completion

            • Should be simpler as the property is being “sold as seen”
            • Snagging list and inventory of fittings and contents should be attached

            Deposit structure

            • Generally, 5-10% on exchange followed by one or more “stage payments” payable on specific dates

            • Usually 10% on exchange

            Variation

            • Estimated area of the property (usually 5%)
            • Internal layout and plans
            • Planning permissions
            • Estimated completion dates

            • Rarely any as property is sold as seen
            • Snagging items (minor defects) should be remedied pre or ASAP post completion

            Financing

            • Depending on lender, often subject to the market at the time of completion (not exchange)

            • Valuation often carried out and offer obtained prior to exchange

            Completion

            • Usually on 10 – 20 working days’ notice

            • Fixed date agreed between buyer and developer

            Warranties/guarantees

            • 10-year new home warranty should be given on completion
            • Most developers hand over guarantees for white goods on completion

            • 10-year new home warranty should be given (commencing when the apartment was certified complete so may have already started running)
            • Guarantees for white goods (may have started running)

            Instructing a lawyer

            Whether purchasing off-plan or build complete, it is fundamental to engage the right advisors in order to ensure a smooth and seamless transaction. New build properties are understandably desirable for a number of reasons, but they require thorough legal checks and careful reporting. There will often be a complex title to review, a large number of planning documents to check and more sophisticated contract paperwork in comparison to a second-hand purchase where the contract would likely be predominantly based on the UK’s Standard Conditions of Sale. It is therefore important to choose a law firm who are not only experts in residential real estate but well acquainted with new build property transactions. It is also worth considering law firms who have specialists in planning and construction, particularly if you have intentions to reconfigure the apartment layout, or amalgamate one or more apartments on completion.

            Tax considerations

            When investing in UK residential property, it is vital to ensure your tax position is assessed prior to exchange. If purchasing off-plan and completion is some years later, it may also be worth obtaining refreshed tax advice. Aside from stamp duty land tax (which is in itself a minefield requiring careful guidance), a good tax advisor will be able to provide bespoke advice on the most efficient way to structure a property purchase from an inheritance tax, income/ corporation tax and capital gains tax perspective, as well as assisting with any pre-arrival tax planning which may be required if the purchase is for the purposes of relocating to the UK from another country.


            Moving to the UK – Everything you need to know

            Moving to the UK is an exciting life event whether it be a short-term move for work to explore business prospects or a more permanent relocation with the whole family; the UK offers an eclectic range of options to live, work and learn, from the cityscapes of London to vineyards in the English countryside and historic university towns in-between. Setting up life in a new country can feel daunting too and it can be difficult to know where to start.

            Moving to the UK

            Robert Barham
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            Employment Law 2022 Forecast

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            With 2022 well underway, you may want to keep an eye out for some of these anticipated employment law changes.

            Firstly, there will be the annual rate changes in April. These will see a rise in the National Living Wage, the National Minimum Wage and National Insurance Contributions, as well as an increase to the statutory rates of pay such as maternity, paternity and sick pay. The rate changes always serve as a good prompt to make sure that all pay arrangements are up-to-date and in line with the statutory minimum requirements. The full list of revised rates is available on the gov.uk website and we have included a summary of the National Minimum Wage and statutory rate changes at the end of this article.

            Later in the year, legislation which has faced pandemic-related delays will hopefully make its way through Parliament. Many of the expected changes will be captured in the Employment Bill, which, after being notably absent from the Queen’s Speech in 2021, will be considered “when parliamentary time allows”. The Employment Bill is due to include:

            • An attempt to encourage a greater work-life balance by introducing a day-one right to request flexible working. This is currently a right for employees with 26 weeks’ service only. The benefit of the right to make a flexible working request is that it must be considered by the employer following due process. A request can only be denied for one of eight reasons
            • Extending the obligation on employers to fairly pass on tip and service charges (see our article for more detail on this)
            • Introduction of new statutory leave entitlements for carers as well as for parents with neonatal care obligations
            • Introduction of a new statutory right for those without a fixed working pattern to request a more stable or predictable contract, reasonable notice of expected working hours and compensation if work is cancelled on short notice
            • Extending existing redundancy protection measures that are available to employees on maternity leave from the point they notify their employer of their pregnancy until six months after their return to work. The proposed changes are now on their second reading in Parliament and will also apply to those taking adoption and shared parental leave
            • Establishing a single labour market enforcement body to bring together traditionally separate bodies with the focus on protecting workers’ rights, including holiday pay, sick pay and modern slavery.

            Beyond these changes we also expect to see progression, if not confirmation, of the outcome of the consultations surrounding ethnicity pay reporting and disability workforce reporting. The consultation for disability reporting has gone live and the consultation period is open until 25 March 2022, welcoming comments from employers and employees on the possible benefits and problems which could arise from any reporting. The ethnicity pay reporting consultation period closed in January 2019, but the consultation paper is currently being considered. The outcomes of both consultations are likely to be published within the Employment Bill as well.

            Similarly, the current gender pay gap reporting regulations are undergoing a government review, with particular regard being given to the effectiveness and necessity of the regulations. The review comes amongst critics’ opinions that the intended goals of the regulations may not have been achieved and on the other hand that the reporting could be enforcing an unnecessary burden on employers.

            As well as bringing in the “new” it is forecast that some “old” will be revoked. Most notably we will start to see the lifting of temporary measures that were introduced to mitigate the problems posed by COVID-19. This will include lifting the short-form right to work checks and reinstating the need for employers to check original documentation or the prescribed online testing for those holding either a biometric residence permit, biometric residence card or frontier worker permit. In addition, employment tribunals are expected to move away from remote hearings and back towards traditional in-person hearings where possible.

            Inevitably there will be developments throughout the year which we cannot yet anticipate, including any binding judgments given in the courts and tribunals. As always, we will keep abreast of any such developments and release updates on the most pertinent issues.

            April 2022 rate changes

            National Minimum Wage

            Category of worker 2021/2022</span 2022/2023</span
            Aged 23+ £8.91 £9.50
            Aged 21 – 22 inclusive £8.36 £9.18
            Aged 18 – 20 inclusive £6.56 £6.83
            Aged under 18 £4.62 £4.81
            Apprentice rate £4.30 £4.81

            Statutory rates

            2021/2022</span 2022/2023</span
            Statutory sick pay £96.36 £99.35 per week
            Statutory maternity, paternity, adoption and shared parental pay together with maternity allowance £151.97 £156.66 per week

            If you wish to discuss the above in any more detail or have any other employment or HR law related issues, please contact Joe Beeston, Counsel, in our Corporate group.

            Disclaimer

            This note reflects our opinion and views as of 14 January 2022 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Joe Beeston
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            Forsters’ Private Wealth lawyers featured in Legal Week’s Private Client Global Elite Directory 2022

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Ten lawyers in Forsters’ Private Wealth team have been featured in Legal Week’s 2022 Private Client Global Elite directory.

            Launched in 2017, the esteemed Global Elite Directory lists the world’s most respected lawyers advising High Net Worth clients, as nominated by peers within the private wealth industry. Each year the list is narrowed down to just 250 industry experts from over 6,000 nominations.

            Private Client Global Elite

            Rising Leaders

            Elite Recommends

            The full directory is available to view here.

            Planning: Past, Present and Future?

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            A Year In Review

            After two years of unprecedented challenges faced by real estate and the planning industry, industry predictions for 2022 have perhaps been more eagerly anticipated than ever, and whilst kickstarting the year with a U-turn on reforms may not have been all that surprising, it’s unclear what is yet to come. In the meantime, Associate, Ella Jones, recaps on a year of planning and some of the key changes and cases that have shaped the industry:

            Winter 2021

            Heritage Protection Issues

            In January 2021, the Government announced new legal precautions for historic monuments.

            There will now be a requirement for full planning permission to remove all historic statues, plaques, and other monuments. In addition to this new requirement, where the Council is prepared to grant planning for such removal, the Communities Secretary will be notified and will make the final decision. It is said that planning permission will be granted in the ‘most exceptional circumstances’ only.

            These safeguards come after protestors toppled a statue of 17th Century slave trader, Edward Colston, into a harbour in Bristol in 2020.

            If you are looking to remove, renovate or replace historic figurine then advice should be sought early, to understand if these new measures are applicable to you.

            Community Infrastructure Levy Planning Appeal

            In an appeal decision also in January, the Planning Inspectorate provided some helpful guidance on the service of a CIL liability notice and what can be considered “as soon as practical” under Reg 65(1). In this instance, the relevant Collecting Authority served said notice 10 months after planning permission was granted. The Inspector confirmed that 10 months did not meet the test under Reg 65(1), thus allowing the appeal.

            If you receive a liability notice, it is always advisable to check the date it was served, and the length of time elapsed since planning was granted. By doing so, you may just save yourself some money.

            Summer 2021

            Introduction of First Homes

            In June, a new government initiative was introduced to assist first time buyers get a foot onto the property ladder. The initiative offers first time buyers discounts of a minimum of 30%, (up to 50% if implemented by the Council), on new build properties.

            First Homes will be considered as an affordable housing tenure and will contribute to meeting the Council’s policy compliant amount of affordable housing. They will be secured through a Section 106 agreement in a similar way to current affordable housing requirements. However, First Homes will not need to be transferred to a Registered Provider, as is the case for other affordable tenures. Instead, developers will be able to sell the units directly to buyers.

            In December 2021 the government released their model s.106 which provided clarity as to how the new tenure will operate.

            There is a transition period before First Homes is formally introduced. If you would like to know if the requirement to provide First Homes is applicable to your development, please get in touch.

            Updated to the National Planning Policy Framework

            The National Planning Policy Framework (NPPF) sets out the governments planning policies and how they should be applied in England.

            Following a Government consultation earlier in 2021, an updated NPPF was published in July. This is the latest update to the NPPF, that was originally published in 2012, and follows changes in July 2018 and February 2019.

            This latest version has greater emphasis on design, quality, and sustainability. Some of the main changes include:

            1. A promotion of “well-designed, beautiful and safe places” (paragraph 8b) and all local planning authorities “should prepare design guides or codes consistent with the principles set out in the National Design Guide and National Model Design Code, and which reflect local character and design preferences”. A new test has also been introduced which will allow refusal of development where it is not well designed.
            2. When plan-making, there is a presumption in favour of sustainable development (paragraph 11a).
            3. Limits on the use of Article 4 Directions to restrict permitted development rights. In particular, those directions which prevent the conversion of non-residential property to homes.

            To maximise the chances of a successful planning application, these changes will need to be at the forefront of the design and planning stages of development. The above is only a summary of the key changes; for a more detailed overview, or further guidance, contact Ella Jones.

            Autumn 2021

            Stonewater (2) Limited v Wealden District Council [2021] EWHC 2750 (Admin)

            In October, The High Court considered how Social Housing relief can be claimed against a liability to pay Community Infrastructure Levy (CIL), in the context of 100% affordable housing schemes, and when the Section 106 Agreement only secures a policy compliant level of affordable housing.

            It was decided by the Court that Wealden District Council were correct to reject Stonewater’s application for Social Housing relief on the following grounds:

            1. the Section 106 Agreement secured the delivery of exactly 59 affordable housing units;
            2. the description of development in the decision notice specifically referred to the fact that the development consisted of 35% affordable housing;
            3. for the Council to have granted Social Housing relief, Stonewater needed to prove that the additional units would have been ‘qualifying dwellings’. In the absence of the additional units being secured through the Section 106 agreement, or any further evidence to support their position, they were not able to do so.

            It should be stressed that the Court was clear in determining that a Section 106 Agreement is not a pre-requisite to Social Housing CIL relief, but in these circumstances, it held weight to assist the Court in deciding if the units would be used as affordable housing.

            Going forward, planning applicants should ensure that affordable housing requirements allow for flexibility. This can be achieved in a number of ways: avoid specifying the level of affordable housing in the description of development and ensuring that a Section 106 agreement refers to a minimum level of affordable housing rather than a fixed amount.

            If you would like further information on any of these updates or require planning assistance, please get in touch with our Planning team who will be happy to help.

            Victoria Du Croz
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            Forsters advise RELX on HQ letting

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Forsters have advised RELX (UK) Limited on the renewal of the lease of their corporate headquarters at 1-3, The Strand.

            Part of the FTSE 100 RELX Group plc, RELX (UK) is a global provider of information-based analytics and decision tools for professional and business customers. The renewal secures RELX’s occupation until 2025.

            Glenn Dunn, Head of Forsters’ Corporate Occupiers group, advised RELX and was assisted by Owen Spencer and Alex Harrison.


            London Calling? Government Proposes Overseas Companies Re-Domicile to the U.K.

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Elizabeth Small, Partner in our Tax team, looks at the U.K. government’s proposed scheme for international companies to re-domicile to the U.K., and assesses the processes and potential tax implications for businesses that contemplate doing so.

            Reproduced with permission from Copyright [2022] The Bureau of National Affairs, Inc. (800-372-1033) www.bna.com. The original article can be located here.

            There is no doubt that “U.K. PLC” is open for business post-Brexit and Covid-19. Access to a skilled and technical workforce and world-leading capital markets, coupled with a transparent and robust corporate law and governance framework, have long been draws for international groups to establish “U.K. Headquarters Co.”

            There is also a key tax incentive as, unlike some other notable headquarters jurisdictions, the U.K. does not impose withholding tax (WHT) on dividend payments, meaning that no complex structuring has to be inserted between the U.K. Headquarters Co and its shareholders.

            Why is the U.K. Government Proposing a Re-Domiciliation Scheme?

            A perceived bar to entry has been the need for an overseas company’s shareholders to, for example, establish a new U.K. headquarters company, transfer the shares of the existing company to the newco by way of a share-for-share exchange, and then potentially have to transfer some or all of the assets and liabilities of the existing company to the newco.

            This may trigger unnecessary and “dry” tax charges at the level of the shareholders, who have simply engaged in a share swap (i.e. no cash/liquidity has entered the structure), as well as possible transfer tax charges on the disposal of the existing company shares (and assets), as well as liabilities for the existing company when it transfers its assets to newco.

            In addition, lenders’ permission may be required, with the result that existing debt/financing arrangements may have to be resecured and, one fears, renegotiated. Other contracts held by the existing company may need to be novated, employees and their share incentive arrangements may have to be moved (subject to potential renegotiation with unions or employee representatives), and litigation (both current and future) may be prejudiced if, for example, the assets/liabilities of the existing company are transferred to newco.

            Further, hours of management time will be expended on reviewing the implications of, and processing, all of this.

            What is Re-Domiciliation?

            By contrast, once a decision has been taken to move to the U.K., a simple re-domiciliation process—whereby the existing company remains the same entity throughout but moves its place of incorporation to the U.K.—would, as the U.K. government’s consultation paper says, “give companies maximum continuity over business operations and substantially reduce administrative complexity compared to other routes of relocating to and incorporating in the U.K.”

            The U.K. government’s intention is that re-domiciled companies will generally retain their corporate history, management structure, assets, intellectual and other property rights, contracts and regulatory approvals (paragraph 2.2 of the consultation paper).

            Who Will be Able to Re-Domicile?

            In contrast to certain other jurisdictions, the U.K. government currently does not intend to impose any economic or substance-based thresholds before a company may take advantage of re-domiciliation to the U.K. Singapore, for example, has two main tests:

            • Size: The foreign corporate entity must meet any two of the below:
              • total asset value in excess of S$10 million ($7.4 million);
              • annual revenue in excess of S$10 million;
              • more than 50 employees.
              • Solvency/good standing.

              According to the consultation paper, the U.K. government is only considering adopting the second of these tests. As such, to re-domicile to the U.K., a company must be able to pay its debts, and the application should be made in good faith and not intended to defraud existing creditors.

              A response to the consultation by, among others, the Law Society of England and Wales, posits that questions of shareholder, creditor and stakeholder protection should be matters for the departing jurisdiction and that the U.K. should not seek to impose its own regime in these areas. In addition, the consultation paper refers to other key criteria, such as no national security risk and the consent of the exiting jurisdiction, and indicates that re-domiciliation will only be permitted for entities that are comparable to U.K. forms of company.

              Other jurisdictions (such as Hong Kong) have, we understand, limited re-domiciliation to investment funds so that they may take advantage of a particular fund regime which hitherto only related to Hong Kong established funds. However, the U.K. government doesn’t currently intend to be so industry/sector specific.

              Indeed if, as the government is considering, re-domiciliation is coupled with an uplift to the market value base cost for the company’s capital assets (as at the date of the re-domiciliation), it may instead be single purpose property-owning vehicles that will benefit more from seeking re-domiciliation. They will achieve not only a stamp duty land tax (SDLT) saving for the buyer but also eliminate the “pregnant” corporation tax on chargeable gains liability which would arise on the latent gain on the U.K. property assets owned by the company. It is therefore likely that an uplift to market value will only apply to capital assets that are outside the scope of U.K. corporation tax immediately before the date of the re-domiciliation application.

              U.K. Tax Implications

              A key consideration for any foreign company considering re-domiciling to the U.K. will be the applicability of exit charges from its current jurisdiction, but various U.K. tax considerations will also arise as referred to in the consultation paper.

              Will a Re-Domiciled Foreign Company Automatically be U.K. Tax Resident?

              Currently, companies are U.K. tax resident and so subject to U.K. tax on their worldwide income (save where any relevant double taxation agreement applies) if they are either:

              • incorporated in the U.K; or
              • centrally managed and controlled (CMC) in the U.K.

              If re-domiciliation deems a company to be incorporated in the U.K., then it would seem logical that such a company should be tax resident in the U.K. even if the board of directors (i.e., CMC) remains offshore. It also seems fundamental that companies originally incorporated in the U.K. should be treated no worse than companies that have re-domiciled to the U.K.

              However, being U.K. tax resident may not be enough to take advantage of all tax breaks. For example, the enterprise investment scheme currently requires that the issuing company must have a permanent establishment in the U.K. for a three-year period commencing on the date of the issue of the shares.

              Stamp Duty Reserve Tax

              • Very broadly, stamp duty reserve tax (SDRT) is chargeable on shares and securities issued by a company incorporated or registered in the U.K. So, the expected starting point could be that shares or securities by a company which re-domiciles to the U.K. would become chargeable securities for SDRT purposes.
              • SDRT is charged at the rate of 0.5% on transfers and 1.5% in respect of certain clearance services and also depositary receipts.
              • Currently, foreign companies list in the U.K. through a depositary interests (DI) structure, but presumably one of the key benefits of re-domiciliation will be that the shares of the company will be capable of direct listing and trading?
              • Under current rules, if a foreign company has listed DIs, those DIs are not subject to SDRT (where they represent foreign securities, i.e., not U.K. incorporated, shares not registered in the U.K. and the company’s CMC does not take place in the U.K.). Following re-domiciliation (even assuming that CMC stays offshore) presumably the existing DIs will become subject to SDRT?

              Loss Importation?

              There is a possible tension here between the U.K. tax authority, HM Revenue & Customs (HMRC) and the U.K. Treasury. HMRC will defensively want to ensure that losses generated abroad stay abroad, and do not reduce the U.K. tax take; while the Treasury may be keen to attract innovative start-ups, especially those with green credentials. For such companies, being unable to carry forward and use their existing losses could be a real bar to re-location.

              Base Cost?

              The consultation paper seeks views on whether there should be an uplift to market value. As discussed above, provided the assets are outside the scope of U.K. corporation tax, that would seem a sensible position to incentivize companies to move to the U.K. (especially as they may incur exit charges when they leave their current jurisdiction).

              Personal Tax for Shareholders

              The consultation paper gives away no clues regarding the government’s current thinking on how re-domiciliation will impact the tax treatment of the re-domiciled company’s shareholders—other than the ominous comment that anti-avoidance measures may be needed.

              It is not entirely unreasonable to anticipate that the shares in a company which is now deemed to be a U.K. company for all other regulatory purposes may well be treated as being U.K. situs for inheritance tax purposes. A similar rule may also well apply for capital gains tax purposes. Since March 16, 2005, Section 275(1)(da) of the Taxation of Chargeable Gains Act 1992 has provided that “Shares or securities of a company incorporated in any part of the United Kingdom are situated in the United Kingdom.”

              Value-Added Tax?

              Re-domiciliation in and of itself may not be sufficient to change where a company “belongs” from a value-added tax (VAT) perspective. As HMRC note in HMRC Notice 741A para 3.2:

              “You belong in the U.K. for the purposes of either making or receiving a supply of services when you have any of the following:

              • a business establishment in the U.K. and no fixed establishment elsewhere that’s more closely connected with the supply
              • a business establishment outside the U.K. and a fixed establishment in the U.K. that’s most directly connected with the supply
              • no business or fixed establishment anywhere, but your usual place of residence is the U.K.”

              Typically, a business establishment is where the board of directors meet, while a fixed establishment means “any establishment … characterized by a sufficient degree of permanence and a suitable structure in terms of human and technical resources to enable it to receive and use the services supplied to it for its own needs” and “to enable it to provide the services which it supplies.”

              This point was emphasized in the recent Court of Justice of the European Union (CJEU) case of Titanium Ltd v Finanzamt Österreich (Case C-931/19) EU:C:2021:446 (June 2021) where the court was asked whether the passive letting of property in Austria (which did not require human and technical resources in Austria) could be regarded as a fixed establishment.

              The CJEU confirmed that the Jersey company which owned the property (Titanium) would need to have had human and technical resources in Austria to create a fixed establishment. The fact that Titanium had appointed an independent real estate agent to manage the letting was not sufficient; Titanium needed to have its own staff in Austria to create a fixed establishment.

              Belonging is an important concept for U.K. VAT, because it dictates the place of supply for services. The basic B2C (business-to-consumer) rule is that the supply is deemed to take place where the customer is, and so many legal fees may be invoiced to an offshore client without U.K. VAT.

              A company which re-domiciles to the U.K. without bringing its business to the U.K. may nonetheless find that it is assumed to belong in the U.K. and will need good evidence to demonstrate that supplies to it are still outside the scope of U.K. VAT.

              U.K. Source?

              The U.K. typically imposes a 20% WHT on the payment of interest on a loan capable of lasting a year or more where the interest has a U.K. source and the lender is outside the U.K. There are many factors which determine whether the interest has a U.K. source, but it seems probable that HMRC may consider that a company which has re-domiciled to the U.K. may well have brought the interest into the U.K. WHT net.

              Planning Points

              It may seem obvious, but think carefully about why you want to re-domicile—for example, will it be easier to achieve an initial public offering (IPO)? The Financial Conduct Authority (FCA) will not admit shares to the premium or standard segment of the Main Board of London Stock Exchange (LSE) of a non-U.K. company that are not listed either in the company’s country of incorporation or in the country in which a majority of its shares are held, unless the FCA is satisfied that the absence of the listing is not due to the need to protect investors.

              In addition, U.K. incorporated public companies listed on the London markets give shareholders the protections afforded by the U.K. Takeover Code. Shares in a listed U.K. company can be traded directly rather than using a DI structure for settlement which is required for non-U.K. and Channel Islands incorporated companies.

              Once a “move” to the U.K. has been decided, then query whether re-domiciliation is the answer rather than incorporating a new U.K. holding company; historically it has been considered easier on certain markets of the LSE (i.e., that do not require a minimum trading and financial history) to list a new clean company rather than a company that has a long corporate history.

              Having considered the advantages of re-domiciliation, also consider the downsides; for example, as referred to above, a U.K. tax resident company is typically subject to tax on its worldwide income. Re-domiciliation should be achieved without any real disposal of any shares or assets of the company, but will the jurisdiction you are leaving impose an exit charge? While the U.K. government’s intention is to respect existing approvals and intellectual property rights, ensure that your exiting jurisdiction shares that view and treatment.

              Re-domiciliation is likely to necessitate disclosing the company’s constitutional documents, so be aware that any existing share incentive arrangements that are achieved through the drafting of share rights will need to be disclosed to HMRC.

              A further obvious point is to ensure that you have accurate records and documents at the time of the re-domiciliation, as once the company has left its old jurisdiction it may become much more difficult to obtain these.

              Finally, it may be that re-domiciliation could effectively be a one-way trip. The U.K. government does not seem keen to allow a two-way regime, and even if it does, there may be possible exit charges should the company change its mind about being located in the U.K.

              This article does not necessarily reflect the opinion of The Bureau of National Affairs, Inc., the publisher of Bloomberg Law and Bloomberg Tax, or its owners.

              Elizabeth Small is a Partner in our Tax team.

              Related articles:

            Elizabeth Small
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            Forsters shortlisted in two categories at the Legal Cheek Awards 2022

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            Forsters are delighted to announce that we have once again been shortlisted in two categories at the upcoming Legal Cheek Awards.

            Forsters has this year been shortlisted in the following categories:

            • Best Law Firm for Work/Life Balance 2022
            • Best law Firm for Peer Support 2022

            The Legal Cheek Awards are held annually to celebrate the law firms providing the best training opportunities and experiences and are based on the Legal Cheek Trainee and Junior Lawyers Survey 2021-22 of over 2,000 trainees and junior lawyers at nearly 100 of the leading UK-based law firms.

            This year’s awards ceremony will take place in-person at Landing Forty Two, The Cheesegrater on the evening of Thursday 24 March 2022.

            Learn more about Graduate Recruitment here at Forsters

            Nayana Punnoose
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            Moving House – To Do List

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            Moving house can be an inherently stressful process. The best way to ensure a smooth transaction is to be prepared with all papers and possible issues in advance, so these do not stall the process due to late discovery, and enabling your solicitor and agent to ensure all matters are properly addressed in advance. We have set out below a short checklist, which is not exhaustive, but should assist in initial preparations so that you can hit the ground running once a buyer is found.

            Helen Marsh
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            Xavier Nicholas recognised as one of the 50 Most Influential in ePrivateclient 2022

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            Head of Private Client, Xavier Nicholas, has been listed in ePrivateclient’s 2022 50 Most Influential – a ranking of the most highly regarded figures in the international private client world.

            Xavier is recognised for his expertise in personal taxation, trust and estate planning, and family governance, for individuals and trustees in the UK and overseas.

            ePrivateclient’s “50 Most Influential” aims to identify leaders within the private client profession – promoting talent and highlighting the best within the field.

            The full list can be viewed here, behind the paywall.

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            Record number of Forsters’ Lawyers listed in the Spear’s 500 Directory 2022

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            A record 22 lawyers have been listed in the Spear’s 500 Directory, a fitting number for the 2022 edition.

            The Spear’s 500 is one of the leading guides to the top private client advisers, wealth managers, lawyers and service providers for high net worth individuals.

            This year the following Partners, Consultants and Senior Associates have been recognised:

            Contentious Trust Lawyers

            Corporate Lawyers

            Family Law Barristers

            Family Lawyers

            Landed Estates Lawyers

            Property Lawyers

            Tax and Trusts Lawyers

            The full directory can be viewed online, here.

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            We Need To Talk – Financial Difficulties and Facility Agreements

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            Unfortunately, businesses often face financial difficulties and the pandemic in particular, has caused problems for many. This is a stressful and worrying time for any business, even if they have no bank debt, but what are your options if you do have debt finance in place and are at risk of defaulting under the facility agreement?

            Has there been a default?

            Firstly, it’s important to determine whether an event of default under the facility agreement has actually taken place or whether there is a potential risk of default. If a default has actually occurred, there will often (but not always) be a grace period in which the borrower can attempt to resolve the issue.

            You will need to dig out the facility agreement and carefully read through it or ask your lawyers to do that for you. It is very important to know what the position is and not assume there is a grace period. Grace periods can also be very specific.

            What happens in the event of a default?

            The lender’s options if an event of default has arisen will be set out in the facility agreement. Typically, this may include demanding repayment or enforcing any security in place, making a demand under a guarantee, cancelling any commitments so that no further drawdowns of the loan can be made, an increase in margins under the loan and being given access to the borrower’s records and management.

            In addition, the borrower may be obliged to pay default-related expenses to the lender and is likely to be prevented from paying any dividends or making payment to any subordinated creditor.

            A combination of these will usually be instigated, which can often exacerbate the borrower’s difficulties. But, it may be possible to avoid this situation.

            Can these measures be averted?

            The lender may be willing to enter into discussions with the borrower about possible options and next steps. Having to take drastic action, such as enforcing security, is not usually a lender’s preferred course of action and it may be possible to agree a waiver or amendment of terms which are less draconian for the borrower and could help to save the business from further financial difficulties or even insolvency.

            Another option is to agree a standstill agreement under which the lender will agree not to declare an event of default for a certain period of time to allow the borrower a chance to rectify the problem.

            A lender is more likely to be able to agree to some sort of compromise or help you to work through the difficult period, if they have notice of the issue. It’s therefore extremely important to raise any potential issues with your lender as soon as possible. Transparency is key and the earlier you raise the issues (or likely issues) with the lender the better (after consulting your lawyers of course…).

            Victoria is Head of Banking & Finance at Forsters.

            Disclaimer

            This note provides a general summary of the legal position in England and Wales as at 5 January 2022. It does not constitute legal advice.

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            The PSC Register: A Recap

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            What is the PSC Register?

            UK Companies and LLPs must record details of their beneficial ownership and file the details with Companies House. The information must be kept up to date.


            Click here to download the briefing in PDF format


            Companies – who are the PSCs?

            A PSC is an individual who meets one or more of the following Conditions:

            1. An individual who holds directly or indirectly more than 25% of shares in the company.
            2. An individual who holds directly or indirectly more than 25% of voting rights in the company.
            3. An individual who holds the right to appoint or remove the majority of the board of directors of the company.

            If an individual does not meet one of Conditions (i) to (iii) they could still be a PSC if:

            1. That individual has the right to exercise, or actually exercises, significant influence or control over the company.

            Where a trust or firm would satisfy one of the Conditions (i) to (iv) if they were an individual:

            1. Any individual holding the right to exercise, or actually exercising, significant influence or control over the activities of that trust or firm will be a PSC (see below for further guidance on LLPs and trusts).

            What does significant influence or control mean?

            The statutory guidance is not definitive; it gives a non-exhaustive list of examples. This includes where a person has absolute rights over decisions relating to the running of the company’s business (e.g. adopting/amending the company’s business plan or appointing/removing a CEO). This could include veto rights such as blocking the ability for the company to have additional borrowings. Veto rights which protect minority interests (e.g. the dilution of share rights) are unlikely, on their own, to constitute ‘significant influence or control’.

            What happens when a trust holds shares in a UK company?

            The guidance on Condition (v) stipulates that the right to exercise significant influence or control over a trust (regardless of whether this is actually exercised or not) will be present where a person has the ability to direct or influence the activities of a trust, including but not limited to the following examples:

            • The right to appoint or remove trustees.
            • The right to direct the distribution of funds or assets.
            • The right to direct investment decisions in respect of the trust fund.
            • The right to amend the trust deed.
            • The right to revoke or terminate a trust.

            Condition (v) may catch individuals, other than the trustees, who need to report. For example, the Settlor may have the power to appoint trustees during his or her lifetime.

            As trustees hold shares in a company jointly, each of them is deemed to hold the total number of shares or rights held by all of them. If, for example, a trust holds 30% of the shares in a company, each trustee must be entered on the PSC register as they meet Condition (i).

            What happens when companies hold shares in a UK company?

            Where shares are owned by a company, that company could be required to register on the PSC register as a Relevant Legal Entity (RLE) if:

            1. It is capable of satisfying one of the PSC Conditions.
            2. It is required to keep a PSC register itself or is listed on a regulated market in the UK, the EEA (other than the UK) or on specified markets in Switzerland, the USA, Japan and Israel.
            3. An RLE is registrable in relation to the shares it holds if it is the first legal entity on the company’s ownership chain.

            If an individual does not meet one of Conditions (i) to (iii) they could still be a PSC if:

            1. They have the right to exercise, or actually exercises, significant influence or control.

            Where a trust or firm would satisfy one of the Conditions (i) to (iv) if they were an individual:

            1. Any individual with a right to exercise, or actually exercises, significant influence or control over the activities of a trust or firm will be a PSC.

            Determining which, if any, of the above Conditions apply requires a thorough review of the LLP agreement and any other documents relevant to rights over surplus assets. The guidance on the meaning of ‘significant influence or control’ for LLPs is similar to the company guidance but points to the ability to amend the LLP agreement and to members who hold strategic assets or who have key relationships important to the running of the business as being indicators of significant influence or control.

            What do you need to do?

            Companies and LLPs will need to provide the information on their register to Companies House within 14 days of making a change to their own register. The PSC register at Companies House is publicly accessible.

            Companies and LLPs will need to make their own PSC register available for inspection on request at the registered office or provide copies on request.

            What happens if you don’t?

            Failure to provide accurate information on the PSC register and failure to comply with notices requiring someone to provide information are criminal offences and may result in a fine and or a prison sentence of up to two years.

            Common errors

            Here are two of the most common errors made in relation to the PSC register:

            • Trustees cannot meet Condition (v) as this applies to people other than trustees. Trustees will be PSCs by virtue of Conditions (i) to (iii).
            • Offshore companies should not be registered on the PSC register as they do not fulfil the RLE criteria.
            Julia Ramsden Gunduz
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            Weathering the storm: The future for hotels

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            The Covid-19 pandemic created a perfect storm for the hotels sector and, despite ever improving signs of recovery, the resulting devastation will take time and innovation to repair. Unprecedented economic life-support provided by the UK government over the last two years has kept the gathering clouds at bay, but there could well be casualties in 2022 and beyond. This was the conclusion of a roundtable discussion hosted by Forsters on 10 November 2021.

            At the event, featuring members of Forsters’ hotels group and industry guests, participants reflected on the catastrophic impact of Covid-19. While the decimation of business travel, perhaps for the longer term, and only a limited return of leisure tourism are cause for concern, there is optimism about the rise of the staycation in some locations.



            The roundtable recognised the difficulties created by a scarcity of hotel workers that has led to withdrawn or trimmed services like reduced restaurant opening times and restricted menus. Add in construction and refurbishment cost increases, energy price hikes, a supply chain crisis, and the threat of rising interest rates and inflation, and it is easy to understand widespread anxiety and pessimism. At the same time, landlords and tenants are having to negotiate and resolve disputes over rent arrears, while lenders are no longer able to provide the same level of compassionate funding that was handed out during the early days of the pandemic.

            A path out of the crisis: innovation and diversification

            Like many other industries, the hotels sector has been forced to innovate and the pandemic has accelerated this process. Business models are being radically adapted for long-term change. Henrik Muehle, General Manager of Flemings, a 5-star deluxe hotel in Mayfair, says that innovation is a natural consequence of the challenging climate. He says that hotels have to remain operational with reduced staff, a symptom of a workforce exodus during the pandemic and perhaps exacerbated by Brexit. Mr Muehle reveals that Flemings has identified a number of solutions, including moving to tasting menus in its high end restaurant Ormer, enabling it to maintain superior standards with fewer chefs. In fact, profit margins have actually increased.

            Naomi Trinh, a Partner in the Corporate team and a member of the Hotels group at Forsters, has witnessed a wave of diversification spreading through the industry, such as the accelerated growth of aparthotels as many customers seek a different experience. For some, relying on restaurants and room service for days on end is not always appealing and the freedom and peace of mind provided by having one’s own living space during these times is seeing an increase in demand.

            Roundtable participants also highlighted the growth of self check-in, through apps and webbased portals, requiring fewer receptionists to welcome guests. There is the option of reducing room cleaning for longer-term guests, towel and bed linen changes, tapping into customers’ growing concerns for climate change and broader environment, social and governance (ESG) priorities. The turn-down service, for example, is one that can easily be eliminated without substantially impacting the guest’s experience, although whether these are appropriate solutions will depend on where the hotel sits in the market.

            This ability to respond to the unprecedented challenges posed by the Covid crisis has heartened our roundtable attendees. Melvin Gold, a specialist hotel consultant at Melvin Gold Consulting, comments: “We have more hotel rooms in this city [London] than any other in Europe. So the question is, how long will it take us to get back there? All of these other things are building blocks along that road. But fundamentally, I’m an optimist in the long term.”

            And there are signs of recovery on the horizon. The roundtable participants point to the influx of American tourists as travel restrictions have been lifted. Sarah Pass, a Consultant in Forsters’ Commercial Real Estate group, suggests that several hotel clients have seen a surge in bookings thanks in part to the return of US travellers.


            Weathering the storm: the future for hotels - click here to download the whitepaper in PDF format


            A defined career path: addressing labour shortages

            An increase in bookings following the relaxation of social distancing measures and travel restrictions, is naturally welcome news for the hotel industry. But as hotel guests begin to drift back through the front doors, it is not easy to instantly staff up to cater to every requirement. The exodus of hotel workers during the Covid pandemic has become a grave concern. It has proven especially difficult to attract them back. Some have blamed this on Brexit, but was there really a Brexodus? Melvin Gold points to high levels of employment in the UK and notes that staff shortages also appear to be a feature of the market elsewhere across Europe and other parts of the world.

            Henrik Muehle does not entirely agree though, indicating that shared accommodation in London, where many of his staff are living, have lots of empty rooms. He says that applications for roles at Flemings dramatically dropped after the UK completed its departure from the European Union. Mr Muehle believes that changes in the visa application process are needed to make it easier for foreign workers to find positions in the UK hotels sector.

            Making the industry more attractive to aspiring workers is now more imperative than ever. “We have to lay out a clear career path and make our sector sound attractive to those that are seeking employment or seeking opportunities,” says Melvin Gold. “I think over the long term, the industry has not been doing that effectively and the chickens have now come home to roost.”

            There is an opportunity to innovate with shift patterns, attracting people that have other responsibilities or priorities at different times of the day and would benefit from perhaps an early stint to prepare or serve breakfast to hotel guests. The variety of roles and the availability of technology and processes to enable multiple shift patterns could attract more individuals to the hospitality sector.

            Yet more immediately there is a concern that London and other UK destinations will lose their magnetism if fewer foreign workers results in linguistic limitations. Henrik Muehle says that Flemings has welcomed a steady pipeline of affluent Brazilian customers over the last decade, many of whom appreciate the availability of Portuguese speakers amongst the hotel’s staff. He is concerned that the well-heeled market may shift to other premier destinations, like New York or Paris, if their expectations are not met in London.

            Upping the tax burden: addressing VAT and business rate increase

            The VAT rise to 12.5% in October and its return to 20% in April 2022, will do nothing to ease the recovery of the hotels and hospitality industry. Despite calls from within the sector to give it more time to convalesce, the increase in VAT rates creates yet another difficulty. Although business rate discounts have been extended to the 2022/2023 financial year, the prospect of them returning to pre-pandemic levels means the longer-term outlook is even more challenging.

            Our roundtable participants feel that the hotel industry has historically lacked a strong voice or representative body to engage with
            government and influence policy and regulatory changes, partly due to its fragmented nature. In October 2021, UKHospitality called on the government to make the current 12.5% VAT rate permanent under its #VATsEnough campaign. So far, the campaign has not succeeded. For hotels, facing up to deferred taxes, VAT rises and the need to increase salaries to attract more workers paints a potentially gloomy future.

            Available capital: pent up investor appetite but a tougher lending climate

            While there are some reasons for optimism, there are still tough times ahead. A significant amount of capital is waiting in the wings to be deployed in the hospitality sector, according to Will Kirkpatrick, the Head of Hotels and Extended Stay team at Gerald Eve, the real estate advisory business. The problem though is that there is a widespread expectation that valuations will be discounted. At the same time, there is a lack of transactional data from 2020 and 2021 to support accurate pricing.

            Elevated construction costs are also a deterrent for investment, says Mr Kirkpatrick, indicating that there is a high level of stock being built, but charges have gone up by 10% or more over the last two years.

            Investors are circumspect about charging ahead. And foreign investors are still hindered by remaining travel restrictions, preventing them from assessing assets in person and meeting with key stakeholders.

            Many financial sponsors are also waiting for distressed assets to come onto the market. Yet with recent government support and sympathetic lenders, the fallout from the pandemic has yet to become fully apparent.

            Victoria Edwards, Head of Banking and Finance at Forsters, also expects to see a tougher lending climate in 2022 and beyond: “The mainstream banks have sort of disappeared, the tier one banks aren’t really there. There’s a few alternative lenders in the market, but they’re expensive. The cost of debt has gone up, but the availability of debt has gone down. And so I think it’s a challenge for any hotel operator now to refinance or to find new funding.” Despite this, Victoria has come across a few select lenders that are still keen to provide financing, even if mainstream lenders cannot remain as accommodating as they have done during the height of the pandemic.

            “I believe that there is some pain coming down the road,” comments Melvin Gold, “Why would you press the button on a hotel and foreclose on a debt and put it into the market in the middle of a pandemic, with no guarantee. You’re going to get your money back? So they’ve been patient, but that doesn’t mean that there’s not a lot of pain under the waterline. And I think that we will see that at some point what happens when the tide goes out and who’s wearing or not wearing a costume?

            Will Kirkpatrick agrees that the industry is being pushed into a potentially dark spot: “The problem is that a lot of companies have deferred taxes. You’ve got VAT, debt and the furlough. It is just a perfect recipe next year for lots of problems.”



            Development and construction: escalating costs for hotels

            The health of the sector is also determined by the capacity to build and refurbish. Investor and developer appetite is strongly influenced by the construction environment, which is facing its own challenges. The industry has commonly used fixed-price contracts for hotels and other developments, but now with labour shortages, escalating building material costs, and further problems in vital supply chains, it is proving difficult for contractors to eke out their traditionally slim profit margins. For hotel developers, this is resulting in additional costs and longer projects. The temptation to cut costs and deliver a lower quality finished product is intensifying.

            This means the possibility of disputes arising between employers, developers, contractors and other stakeholders has rocketed. “I think it’s a very difficult world for contractors to make ends meet,” says Andrew Parker, a construction partner and Head of the Hotels group at Forsters. “It’s always very difficult, they were on very tight margins anyway. This particular climate makes it even more difficult.”

            He has also witnessed a steady increase in cladding claims in the aftermath of the Grenfell Tower tragedy and the changing regulations, which have become a “movable feast”. Tighter rules, while clearly necessary, do add expense and also potentially reduce interest from investors and funders.

            Joining the ESG movement

            One form of regulation that is likely to significantly impact the hotels sector will be driven by ESG obligations and in the wake of COP26, the hotels sector cannot take its eye off the issue. On top of governments and regulators, customer behaviours are increasingly governed by ESG factors, including the impact of travel on the planet. Corporate travel has been decimated by the Covid pandemic and it is only gradually returning. While the World Travel & Tourism Council (WTTC) says that spending on business travel looks set to rise by more than 25% in 2021 and by a further 34% in 2022, it is not clear if air travel will ever reach the levels of 2019 again.

            The video conferencing revolution
            that took off after the Covid outbreak is now very much embedded within corporate culture, further reducing the necessity for business travel. On top of that, the public is becoming increasingly concerned by climate change, dampening down the glamour or aspirational aspects of travel. Flight shaming is now a recognised phenomenon.

            Institutional investors now put ESG priorities at the forefront of their strategy and asset managers are naturally following suit with their own ESG products. Green leases and sustainability-linked loans are also increasingly prevalent in the market, a trend the hotel sector must to be attuned to.

            Hotel guests themselves will also drive change as they seek to lessen their own environmental impact. Many already seek environmentally friendly products and prefer that towel and bed linen changes occur less than daily. These will become factors in how hotels market themselves to consumers in the immediate and long-term future.

            Rent arrears: protections extended for tenants

            More pressing perhaps is the current relationship between landlords and tenants as they continue to navigate the twists and turns of the Covid pandemic and its longer-term impact. Although business is moving back towards some form of normal, the UK government has recently introduced the new Commercial Rent Code of Practice and is progressing legislation to enact the Commercial Rent (Coronavirus) Bill that it announced on 9 November 2021. The new code and bill seek to encourage landlords and tenants to engage constructively over outstanding rent arrears. Tenants who can pay, should pay, and parties should be transparent and candid about their ability to do so.

            For rent arrears relating to periods when businesses were required to close premises due to government requirements, parties who cannot resolve the issue amicably will be able to submit the matter to a swift arbitration process for resolution. “It remains to be seen whether the threat of a swift third party determination will lead to more settlements, more insolvencies or more litigation,” comments Sarah Pass.

            On the rebound: a new hotels landscape

            The word ‘uncertainty’ has become worn-out by the Covid crisis. Yet it is entirely applicable to the hotels industry and its unpredictable future. Nobody can truly foresee whether business travel will return to anything like 2019 levels, although it is safe to assume that a new ‘Zoom’ culture has made some journeys redundant. Equally, public engagement with environmental and sustainable factors is changing the way people approach leisure travel as they seek to limit their contribution to climate change.

            The hospitality sector must respond to these market dynamics, but at the same time overcome the immense challenges posed by more limited access to financing, the prospect of higher taxes and business rates, tighter regulations, labour shortages, supply chain difficulties and higher development and construction costs. It creates a jittery environment, where disputes and tensions are more likely to surface.

            The outlook is challenging, but the market’s strong fundamentals can provide the basis for a sound recovery. Inevitably the industry is going to face significant financial distress, but more positively there is capital available and investors are ready to deploy plentiful reserves. Melvin Gold believes that the prospect of a rebound is not fanciful: “We had the most successful hotel industry in Europe. And one day, we will again, because we have a tremendous tourism product. We have a great hotels sector.”

            Forsters’ Hotels and Leisure team provides legal advice to a wide spectrum of hotel owners, operators and developers with a particular emphasis on luxury and boutique hotels. Please contact a member of the team for more information or if we can be of assistance.


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            Landmark Supreme Court Judgment leaves Google “Feeling Lucky”

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            Google’s homepage still encourages internet users to search for information by clicking the “I’m Feeling Lucky” button. That phrase surely sums up the mood in the camp at Google after the Supreme Court refused to grant Mr Lloyd permission to serve a £3 billion representative claim on Google in Delaware. Google, along with other large data controllers, will be breathing a huge sigh of relief.

            This article was first published in Solicitors Journal: Lloyd v Google: A landmark Supreme Court judgment.

            The decision is undoubtedly a setback for claimants, and their lawyers, in the developing field of “opt-out” data protection group claims. The alternative “bifurcated approach” suggested by the Supreme Court is outlined below, and raises many practical difficulties which could ultimately render it unviable.

            However, the complex judgment does include some interesting nuggets about the judicial approach to both data protection claims and to representative actions more generally. Accordingly, while the door for such claims has not been swung open in the way that some corners (including the Information Commissioner) may have hoped, the door certainly remains ajar for future data protection group claims.

            Background

            The claim arises out of the so-called “Safari Workaround”, which is said to have allowed Google to bypass Safari’s cookie settings and secretly track the internet activity of millions of iPhone users. Google is alleged to have used the data it harvested from the workaround for commercial purposes without the consent or knowledge of the iPhone users.

            The facts giving rise to the claim are well-documented and have led Google to pay hefty civil penalties and settle consumer actions in the US. No redress has yet been obtained on behalf of the more than 4 million iPhone users in England and Wales who claim their data was illegally stolen and commercialised. Mr Lloyd, a former director of the consumer group Which?, had hoped to rectify this. He sought to make innovative use of the representative procedure provided for by CPR 19.6 and act as the class representative for each and every iPhone user affected in England and Wales on an ‘opt-out’ basis.

            The Supreme Court Judgment

            A path for finding in favour of Mr Lloyd had been paved by Vos LJ in the Court of Appeal. Google successfully appealed to the Supreme Court, who held that:

            • Damages for breaches of section 13 of Data Protection Act 1998 (“DPA”) for “loss of control” of data could not be awarded unless there was proof that the relevant breach had caused material financial damage or distress. The Supreme Court held that it would not be appropriate to award damages for an infringement of the right in and of itself (as is permitted in claims arising from the tort of misuse of private information) because this would be contrary to the construction of the DPA 1998, and also because of material differences between the two regimes; and
            • It was not appropriate for Mr Lloyd to pursue the claim using the representative procedure under CPR 19.6. This is because the claim, as formulated, would require an individual assessment of damages on a claimant by claimant basis, thus taking it outside the scope of CPR 19.6. Each iPhone user would have suffered different losses depending on the amount of data harvested by Google and the nature of that data (i.e. whether it was particularly sensitive or private). Even if the claimants were entitled to user damages akin to those awarded in misuse of private information claims (i.e. damages calculated by reference to a notional licence fee payable to each claimant by Google), these user damages would also need to be calculated on a claimant by claimant basis. The court rejected Mr Lloyd’s argument that each claimant should be awarded ‘lowest common denominator’ damages of £750 because, even if such user damages were permitted (which the court denied), the damage set out in the claimant’s pleadings would not pass the de minimis threshold.

            The Bifurcated Approach

            In the judgment, the court acknowledged the various shortcomings of the representative regime under CPR 19.6, and expressed its preference for these shortcomings to be addressed by parliament. In the intervening period pending any such legislative reform, the Court suggested that Mr Lloyd’s claim (and its equivalents) should be pursued using a bifurcated approach. Under the bifurcated approach, Mr Lloyd should first issue proceedings to establish liability on the part of Google, following which individual claimants could issue secondary proceedings to determine their individual damages.

            While it is commendable that the court attempted to provide Mr Lloyd with the alternative bifurcated solution, there are many practical difficulties which may render the approach unfeasible. For example, such an approach is likely to be unattractive to litigation funders, without whom most group claims would not get off the ground. Funders would be required to commit their capital for a longer period of time (i.e. for two sets of proceedings rather than one) in circumstances where they would not receive a direct return from the first proceedings, even if successful.

            Further, in claims like Lloyd v Google, where the collective loss is substantial but the individual loss small, separate secondary claims to assess individual loss are unlikely to be cost-effective. While it is theoretically possible that such secondary claims could be pursued on an “opt-out” basis (assuming the claimants can be split into sufficiently large classes), the court raised an open question about the recoverability of litigation funding premiums in “opt-out” class actions given that individual claimants would not have consented to the funding terms.

            Potential Opportunities?

            Notwithstanding the difficulties highlighted above, the judgment does not mean that all group claims for breaches of data protection are now dead in the water.

            The claim in Lloyd v Google relates to the law set out in the DPA 1998. That law is no longer in force, and the court specifically declined to be drawn on whether the claim would stand under the DPA 2018 and GDPR (noting that, unlike the DPA 1998, article 82 of the GDPR permits compensation for non-material damage).

            In addition, while the claimants in this case did not seek to bring a claim under the tort of misuse of private information (presumably because of the requirement to establish a legitimate expectation of privacy, which may have been difficult given the varied browsing history of the class), it is not inconceivable that such an “opt-out” group claim could arise under different circumstances. For example, in circumstances where there is a sufficiently large group of individuals who have been the victims of a data breach relating to data which is undoubtedly private (e.g. medical records). In this regard, it is notable that the court declined to uphold Google’s argument that Mr Lloyd, as self-appointed class representative, could not seek damages on a “lowest common denominator basis” as he did not have authority to waive major parts of any individual claimants damages. The court’s position on this is interesting because it provides a potential work-around to the individual assessment of damages problem which proved to be a significant stumbling block for Mr Lloyd.

            Finally, it is worth noting that Mr Lloyd’s claim may not have stumbled on the individual assessment of damages point had it concerned anti-competitive behaviour and been heard before the Competition Appeal Tribunal (“CAT”). The CAT has the power to award damages to groups on an aggregate basis, and does not have to involve itself directly in the mechanics of how such damages are shared (provided it is satisfied that the chosen mechanism is “just”). This being so, had the claim been framed as an abuse by Google of its dominant position, the outcome may have been very different. This is certainly food for thought for future claimants, and may well lead to renewed calls for the CAT regime to be rolled out to all sectors.

            Caroline Harbord is a Senior Associate and Nick Owen an Associate in the Commercial Disputes team here at Forsters LLP.

            The Entrepreneur’s Exit – Avoiding the Legal Pitfalls

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            The post-COVID bounce back in M&A deals has led a lot of entrepreneurs to consider selling their businesses. Business owners are aware that today’s extremely healthy M&A market will not continue indefinitely and that the window of opportunity will soon begin to close.

            This paper looks at the most common legal pitfalls encountered by entrepreneurs selling their businesses, as seen by the Corporate and Private Wealth teams at Forsters. These teams have decades of experience in advising entrepreneurs on business exits. They know the steps every entrepreneur needs to take to get a business in the best legal shape for an exit, as well as what they need to do to manage the tax bill on their gains and maximise the wealth they secure for their families.


            The Entrepreneur's Exit - click here to download the whitepaper in PDF format


            Get your business paperwork in order – bidders worry they will be buying problems

            A business with its paperwork in order reassures potential bidders – they will see it as lower-risk and more likely to result in a quick, clean transaction. The Corporate team at Forsters often advises entrepreneurs on how best to clean up their paperwork and make their businesses as attractive as possible. The five big issues they see most often are:

            Renegotiate business debts if necessary – don’t leave it to the buyer

            Not having long-term control over the cost of debt of a target business can be an issue that puts off potential acquirers. Any loan renegotiations that need to take place should be concluded before you open the business’s books to a bidder. Failing to deal with the problem risks them walking away or lowering their bid.

            Extend the business’s property leases if they are running out – it makes the business more attractive to an acquirer

            A potential acquirer will likely be uncomfortable if a lease on a key property used by the business – an office, factory or retail site – is coming up for renewal shortly after the purchase. Having certainty over future costs is valuable, as is avoiding the disruption of relocating the business. It is well worth getting renegotiations with landlords underway a year ahead of your projected exit point.

            Formalise any ‘gentlemen’s agreements’ with staff, suppliers and customers

            Another common issue that acquirers dislike is if a business has failed to formalise the agreements it has with its key staff, suppliers and customers. Far too many businesses still operate on long-forgotten ‘gentlemen’s agreements’ with key staff. Senior team members who have been with the business for many years may not have formal contracts in place, creating a risk that they could quickly walk away from the business following an acquisition. Bidders will want to see that senior staff are contractually incentivised to stay with the business for at least 12 months and have oversight of the costs, including their pensions, bonuses, profit shares and any other remuneration.

            The same goes for contracts with important customers – it is common to find formal arrangements that expired long ago and have continued on an informal basis. This creates the potential for key clients to be lost without notice periods, impacting turnover without warning.

            This risk can impact a valuation or a bidder’s willingness to move forward with a purchase. If this is the case in your business, rectify it before starting the sale process.

            Update the shareholder register to avoid costly disputes

            Another common issue, especially for startups in industries like technology, is the granting of equity to key staff. While this can be an excellent way to retain important contributors to business growth, if it is done informally and the shareholder register is not properly updated, it can trigger costly and avoidable disputes. If these informal grants of equity were made several years earlier, recollections of the details often differ between the parties and misunderstandings can become litigation when an offer is made for the business. Sit down with those key staff members as early as possible, formalise their stake in the business and update the shareholder register.

            Make sure any IP the business holds is protected by patents and trademarks

            More and more businesses are seeing the value of the intellectual property they hold make up a significant percentage of their valuation, but this IP only has real value if it is protected by patents and trademarks. Entrepreneurs have seen potential bidders walk away from negotiations after finding that IP the business relies upon is not protected, risking devaluing their investment in the future.

            Taking advice from an intellectual property lawyer is vitally important if your business has proprietary systems or owns market-facing brands that form part of its value.



            Deal with any difficult ‘legacy issues’ the business has

            Bidders are always on the lookout for anything they might deem to be ‘skeletons in the closet’ for a business. During a business’s early years, entrepreneurs often file issues away under ‘to be dealt with later’. The Corporate team at Forsters say examples of this kind of issue that entrepreneurs may have to deal with before they try to sell their businesses include:

            Ensure the business used furlough properly – and deal with it if there are any problems

            In the early days of the pandemic, there was plenty of confusion around the furlough scheme and a lot of businesses made claims that later turned out to be in error. HMRC is now hunting down businesses that owe money because of incorrect furlough claims. It is far better to deal with these issues proactively rather than waiting in hope that HMRC misses it. There are likely to be significant penalties for businesses that made claims HMRC deems to have been ‘fraudulent’ and there will be little sympathy for those who did not come forward to report it voluntarily. Acquirers will not be keen to purchase a business with a risk of this kind.

            Unwind any ‘problematic’ transactions from the company’s history

            It’s not particularly unusual for businesses to have long-buried compliance issues dating back to their early days as a startup. When the books are turned over to a potential bidder, those issues have a tendency to come back to the surface. If, for example, a director purchased a car for personal use through the business, it can be a significant red flag to an acquirer that there are other governance problems. Any business owner with issues of this kind would be well advised to unwind any of these transactions before they put an M&A deal at risk.

            Prepare your heirs inheritance by getting your taxes in order

            A key driver for many entrepreneurs to build a business in the first place is the desire to provide wealth and comfort to their families. A key part of being able to do this successfully is to prepare your personal tax situation to maximise your gains – and by extension, their gains – from selling your business. The Private Wealth team at Forsters say that the two big issues for entrepreneurs to be aware of here are:

            Don’t gift your children cash from the sale – you may overpay tax, and you will miss the chance to protect the money (e.g. from divorce)

            It is common for entrepreneurs to want to pass on some of the capital generated by the sale of a business to their children. Taking advice on the most tax-efficient way to do this is important. Completing the sale then gifting your children cash is rarely the best way. Capital Gains Tax savings can be made if shares are given to children before the sale.

            Also, shares in a business typically qualify for Business Property Relief (BPR) from inheritance tax, which means that before the sale there is a unique opportunity to transfer assets into trust for the children. After the sale, a gift of cash into trust would suffer an immediate 20% inheritance tax charge. Having assets in trust can ensure that the children receive benefits only as and when they are ready, and can provide protection on divorce. An outright gift of cash offers no such protection.

            Be careful about leaving too much cash in the business – your heirs will end up paying too much IHT

            As mentioned, one of the key tax reliefs available for entrepreneurs passing on shares to their children is Business Property Relief (BPR). But if there is too much cash in the business, the relief may be limited.

            Make sure there is a solid rationale for the business holding cash, such as a planned programme of capital investment. Ensure this is documented and that your heirs stick to the plan.

            Think about how to manage your own capital gains tax bill

            Capital Gains Tax can act as a significant deterrent to entrepreneurialism. Even the Government recognises this, having put in place tax reliefs like Business Asset Disposal Relief (formerly Entrepreneurs Relief) to encourage investment in business growth. The Private Wealth team at Forsters say that this relief is not the only way for entrepreneurs to reduce their CGT bills when they exit a business.

            Planning to move abroad after selling your business? Consider doing it before that to reduce your CGT bill

            Many entrepreneurs plan a relaxing retirement overseas once they have exited their business. However, few consider the possibility of moving overseas before the sale of their business, which can offer significant tax advantages. If you become resident outside the UK for tax purposes for six years, you may not be liable to UK CGT on the sale of your business during that time. If it works for your personal circumstances, it may be worth accelerating your permanent move out of the UK to save yourself what is likely to be a very substantial tax bill.

            Becoming a serial entrepreneur? Business Asset Rollover Relief can defer your CGT bill while you grow your wealth

            Business Asset Rollover Relief (BARR) allows an entrepreneur to defer the payment of a CGT bill by investing their capital gain into a new business. The CGT bill from the first business sale doesn’t become payable until the second business is sold. That can be very powerful – if your second business is successful, your personal wealth may make the CGT bill from the first business relatively insignificant.

            Conclusion

            For an entrepreneur, making the most of the post-COVID bounce back in the M&A market is possible so long as you take the right advice. Just as when building the business in the first place, preparation is important. Your business didn’t become successful by chance – it became successful through careful planning and wise decision making. Apply the same approach to your exit and you give yourself the best chance of a smooth transaction and an optimal price.

            The Corporate and Private Wealth teams at Forsters are here to advise entrepreneurs on every aspect of their business journey, from startup to growth and exit.


            The Life Cycle of Family Wealth

            From growing a business to starting a family or handing over control of that business to the next generation, every individual has their own goals to aspire to. Our Private Wealth lawyers advise our clients throughout this family life cycle, providing the legal advice required for specific transactions such as purchasing a home or selling a business, whilst also advising on the long-term opportunities for succession and estate planning.

            Forsters' Private Wealth - The Life Cycle of Family Wealth logo

            Alastair Laing
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            Alastair Laing

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            Think twice before your pre-Christmas clear-out

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            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.

            Naomi is a Partner in our Corporate team.

            Disclaimer

            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.

            Naomi Trinh
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            James Brockhurst to speak at upcoming webinar on Crypto Lending

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Private Client Senior Associate, James Brockhurst, has been invited to speak at a webinar hosted by CoinDesk entitled ‘Crypto Lending as the Leading Alternative Investment for HNWI’.

            The webinar will take a deep dive into the market structure of crypto lending and its growth trend heading into 2022, adoption by family offices in the US vs EU, and the complex hurdles posed by regulations and lack of infrastructure in both markets.

            James will be joined by Chris Harmse, Managing Director of BVNK, Nick Martitsch of Compound Labs and Nick Lord of Blue Pool Communications.

            The event will take place at 5pm GMT on 16 December. If you wish to attend, please register here.

            James Brockhurst
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            London Calling? – Government Proposes Corporate Re-Domiciliation to the UK

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            The UK government announced in its Autumn Budget that it is considering putting in place a new regime to allow overseas-incorporated companies to re-domicile to the UK and has published a consultation to this effect (the “Consultation“). If the plans go ahead, foreign companies will be able to change their place of incorporation to the UK while retaining their legal identity. The intention is to “strengthen the UK’s position as a global business hub” by bringing the UK into line with various other jurisdictions, such as Canada, Singapore and Australia, which already permit re-domiciliation.

            Why allow corporate re-domiciliation?

            Currently, the UK does not allow corporate re-domiciliation and any overseas business which wishes to have a UK entity must incorporate a UK entity from scratch and amalgamate it into its group structure. This can be costly and time-consuming and is likely to have significant tax consequences, although a simpler strategy of moving the tax residence of the non-UK entity could be adopted – if the desired commercial benefit can be achieved by this stratagem.

            The new regime would allow a foreign body corporate to relocate and change its place of incorporation to the UK, so maintaining operational continuity and, according to the Consultation, in general being able to retain its “corporate history, management structure, assets, intellectual and other property rights, contracts, and regulatory approvals”. As would be expected, any entity which re-domiciles to the UK would need to comply with UK legislation, regulations and corporate governance standards in the same way as any other UK-incorporated entity. One cannot help but draw comparisons with the European Court of Justice’s (the “ECJ“) decision in the 2012 VALE case in which an Italian established company sought to convert to a Hungarian established company. Italian law permitted such a conversion, but Hungarian law only allowed Hungarian established companies to convert. The ECJ held that provided that an EU member state (the “Recipient“) had a conversion procedure in place, it could not prevent a company established in another member state from converting into a Recipient company. The proposed UK re-domiciliation regime will essentially be the UK’s conversion procedure albeit with no limitation being placed on the origins of the converting company.

            There is, at present, no suggestion that re-domiciliation between the UK nations, e.g. from England and Wales to Scotland, will be a possibility.

            Prior to our leaving the EU, similar regimes were available in the UK in the form of European Companies (Societas Europaea) (“SE“) and pursuant to the EU Cross-Border Merger Directive (the “CBMD“):

            • An SE is a European public limited company and can be incorporated in any EU member state. The idea behind SEs is that businesses with entities across several EU member states can be unified and that transfer across member states is easier, with no requirement to incorporate a new legal entity in the transferee state.
            • The intention behind the CBMD was to simplify the merging of companies across EU member states. The UK does not have a merger regime (instead companies seeking to “merge” have to transfer the shares or assets and business from the transferor company to the transferee company following which the transferor company can be wound up), but this regime enabled UK companies to merge with companies from different EU member states using a far more straightforward process.

            Since the end of the Brexit transition period, neither of these options are now available within the UK (whether a company wishes to transfer into or out of the jurisdiction). The newly proposed UK corporate re-domiciliation regime arguably seeks to achieve a similar outcome on a global scale.

            What does the Consultation cover?

            The Consultation seeks respondents’ views on the advantages of, and demands for, such a re-domiciliation regime, the eligibility criteria for foreign entities to re-domicile (including solvency requirements) and the tax consequences of establishing such a regime.

            The Consultation also requests opinions on an outward re-domiciliation regime whereby UK-incorporated companies could relocate to other jurisdictions. Although several jurisdictions allow this two-way relocation, other countries, such as Singapore, only permit an inward move. Arguably, preventing a company from re-domiciling out of the country at a later date may deter foreign companies from re-domiciling to the UK in the first place, although if it is decided that outward re-domiciliation will be permitted, care will need to be taken to ensure that re-domiciliation cannot be used for short-term gains. To this end, the Consultation asks for thoughts around an exit fee, shareholder approval requirements and settlement of any payments, disputes and overdue obligations. In addition, putting in place a minimum period of time before which an entity which has chosen to leave the UK could re-domicile back again is a distinct possibility.

            Will there be conditions to re-domicile?

            The Consultation seeks views on certain eligibility criteria which the government is proposing before an entity can re-domicile to the UK but makes clear that an economic substance test is not on the cards.

            • Any body corporate will be able to use the new regime as long as there is a comparable form in the UK, its country of incorporation allows it to re-domicile and it complies with the necessary legal requirements to transfer. There will be no sector or industry restrictions.
            • The directors of the body corporate will need to satisfy good standing conditions and not be subject to any legal or enforcement action against them.
            • Re-domiciliation of the entity must not pose any national security risk or be contrary to public interest.
            • The body corporate must have passed its first financial period, be solvent and able to provide certain documentation, including a report setting out the legal and economic effects of the transfer and any implications for its shareholders, creditors and key stakeholders.

            Considerations for directors

            Directors will need to consider the pull factors carefully, i.e. why do they need the company to be treated as being domiciled in the UK (does that mean that specific grants or tax reliefs may be accessed)? Instead, could the same result be achieved by simply moving the tax residency to the UK by appointing new UK directors and thus ensuring that central management and control (“CMC“) is in the UK? UK tax groups with their tax advantageous treatment typically do not look to the domicile of the company in determining membership of the group.

            Moving the domicile to the UK is often likely to be accompanied by a change in CMC and local advice will be needed as to whether these factors will mean an exit or other tax charge in the other jurisdiction.

            As ever, directors will need to weigh-up a number of perhaps competing factors when taking such a strategic decision.

            Will the regime have any significant effect?

            Although it’s far too early to say whether permitting re-domiciliation will have any appreciable effect on the UK’s economy and standing in the global market, such a regime will certainly need a carefully balanced application process. Maintaining the world’s trust and faith in the UK’s corporate and business sectors is paramount but could result in unwieldy and over-burdensome procedural requirements which negate the potential advantages of having such a regime in place.

            As at 8 November 2021, there were 3,420 established SEs, suggesting that such a system does find advocates and is appreciated by certain businesses. That said, as at December 2015, the vast majority of SEs were registered in the Czech Republic. Recent figures are difficult to come by, but it shows that certain jurisdictions may be more inclined to utilise the regime than others.

            UK take-up of the CBMD also shows significant use with 108 cross-border mergers involving a UK company announced in the year 1 November 2017 to 31 October 2018 (albeit that this was at the time when we were still unsure whether the regime would continue to be effective after 29 March 2019, when the UK was originally set to leave the EU). In the preceding year, this figure was 77.

            SEs and cross-border mergers aside, other jurisdictions seem to have effected a workable process although admittedly it is difficult to find evidence or statistics as to how many entities take advantage of such regimes and actually re-locate to those countries. It will certainly be interesting to see the business world’s view once all responses to the Consultation have been received and then how the government chooses to proceed.

            If you wish to read the Consultation in full or take part in the Consultation, it can be found here. Responses must be received by 7 January 2022.

            Disclaimer

            This note reflects our opinion and views as of 25 November 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Stuart Hatcher
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            Forsters advises Barwood Capital on Eton House Richmond

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            The Commercial Real Estate team has advised a fund of Barwood Capital on its purchase of Eton House, a 32,774 sq ft office building in the heart of Richmond, which it will repurpose to outstanding and sustainable office space.

            This purchase was the first in the office sector for Barwood since 2016. Eton House will undergo a full back-to-frame refurbishment with an additional floor of office accommodation and roof terrace, targeting a BREEAM rating of Excellent. Eton House became vacant in November 2021 and was acquired from Aviva Life & Pensions UK Ltd for £12.9 million.

            The Forsters’ team that advised on the transaction was led by Partner Victoria Towers, who was assisted by Senior Associate Alexandra Burnaby.

            Vicki commented: “I am delighted to have led the Forsters’ team advising Barwood on this office deal. They are a great team and I am personally pleased to work with them on another deal.”

            Adam Smith, Asset Management Director at Barwood Capital commented: “The pandemic has accelerated existing themes in the office sector, where well specified office space with a keen focus on ESG credentials continues to outperform. Our refurbishment strategy for this asset aims to deliver such space into a supply constrained market.”

            Barwood Capital was advised by real estate investment advisors ACRE Capital Real Estate. Moorevale will act as Development Manager for the redevelopment scheme.

            The deal received coverage in Business Leader and the Property Trade Press.

            To read our latest on sustainability in the property sector please see our latest on our Sustainability Hub. For latest office insights please click here.


            Our Sustainability Hub

            Our sustainability hub brings together our insights and legal expertise on a broad range of environmental matters that affect our clients’ business and personal affairs. This is a rapidly evolving and wide-ranging area of law and we will continue to share our insights about related legal developments on this hub.

            Forsters For Sustainability

            Victoria Towers
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            Forsters top-tier Residential Property team recognised at the RESI Awards

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Forsters’ top-tier Residential Property team have ended the year on a high, having been ‘Highly Commended’ for Legal/Professional Team of the Year at the RESI Awards 2021.

            The news completes a successful year for the team which has included an uplift to Tier 1 in the Legal 500 UK Guide 2021, rankings in the Spear’s Property Advisors Index 2021 as recommended lawyers and a win at the Enfranchisement & Right to Manage Awards 2021 for ‘Solicitors Firm of the Year‘. The team also welcomed two new Partners, Robert Barham and Charles Miéville.

            These accolades have cemented the team’s position as leading Residential Property advisers.

            RESI Awards - Highly Commended Legal Team of the Year

            Lucy Barber
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            Lucy Barber

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            ERMAs 2021: Forsters win Solicitors Firm of the Year

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Forsters were named ‘Solicitors Firm of the Year’ at the Enfranchisement & Right to Manage Awards 2021, organised by News on the Block.

            Our Enfranchisement team, a specialist group of property litigation and residential property lawyers, has developed a formidable reputation in this niche and complex area of law. Winning this award not only endorses our expertise in this area, but highlights our ongoing commitment and ability to advise clients on all aspects of the enfranchisement regime, including lease extensions, house claims and complex collective enfranchisements.

            On the win, Head of Property Litigation, Natasha Rees, commented: “We are absolutely delighted to have won this award. Our enfranchisement specialists are a group of driven and talented lawyers, who truly deserve to be recognised for their work in this sector.”

            We are also thrilled to announce that Property Litigation Associate, James Carpenter, was ‘Highly Commended’ in the category of ‘Young Professional of the Year’. James’ commendation is a true testament to the talent we are fortunate to have in our next generation of our lawyers.

            The news follows our recent success at the British Legal Awards, where Forsters were announced as ‘Property Team of the Year’.

            Forsters were named 'Solicitors Firm of the Year'

            News on the Block ERMAs Winner

            Natasha Rees
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            Tax Considerations – Moving to the UK

            Skyscrapers stand prominently against a blue sky with scattered clouds, surrounded by lower buildings. The tall structures feature modern glass facades, creating a skyline in an urban setting.

            Pre-UK Tax Residence Planning

            Individuals and families intending to relocate to the UK should ensure they undertake pre-arrival tax planning in advance of a move, so that their affairs are arranged as efficiently as possible for UK tax purposes.

            Such planning should be carried out in the UK tax year before arrival (i.e. before 6 April in the year of relocation).

            Individuals moving to the UK will need advice about becoming UK tax resident and the potential UK tax consequences for their personal income and capital gains worldwide, as well as for any non-UK operating businesses or offshore trusts over which they exert a degree of control or influence or (in the case of trusts) of which they are beneficiaries. Such advice is crucial to identifying appropriate planning and structuring that may be implemented before individuals arrive in the UK to mitigate adverse tax consequences.


            Click here to download our briefing on Tax Considerations when moving to the UK in PDF format


            Becoming UK Tax Resident

            Tax residence is determined under the Statutory Residence Test, which combines tests of presence in, and connections with, the UK. An individual who is present in the UK for 183 days or more in the tax year (which runs from 6 April to 5 April each year) will always be UK resident. The default position is that an individual who is tax resident in the UK will be subject to UK income tax and Capital Gains Tax (“CGT”) on their worldwide income and gains as they are generated (known as “the arising basis”).

            Remittance Basis

            Non-UK domiciled individuals who become UK resident may elect for the “remittance basis” to apply instead. Individuals taxed on the remittance basis are:

            • Liable to UK income tax and CGT on their UK source income and gains realised on UK assets
            • Only taxed on non-UK source income and gains realised on non-UK assets if these funds (or property deriving from them) are “remitted” to (i.e. brought to) the UK
            • Able to bring “clean capital” (e.g. gifts, inheritances, income and gains generated prior to becoming UK resident) to the UK without incurring a tax charge

            The remittance rules are complex, and the definition of what constitutes a remittance is extremely wide.

            Non-UK domiciled individuals should create segregated offshore accounts, separating clean capital and post-UK residence non-UK income and capital gains for remittance planning purposes.

            Remittance Basis Charge (‘RBC’)

            Claiming the remittance basis is free for the first seven years of UK residence. Thereafter:

            • For individuals who have been resident in the UK in at least 7 of the preceding 9 tax years, there is an annual charge of £30,000 to claim the benefit of the remittance basis
            • The RBC increases to £60,000 per year for individuals who have been resident in the UK in 12 of the preceding 14 tax years

            Domicile

            In the UK, the concept of “domicile” (broadly speaking) denotes the jurisdiction with which an individual is most closely connected and is often said to be the country which they consider to be their permanent home, or where they intend to end their days. Whereas an individual may be tax resident in more than one jurisdiction at any given time, an individual is only capable of having one domicile.

            It is likely that an individual moving to the UK for the first time will be non-UK domiciled, and (if that is the case) should remain non-UK domiciled provided they do not form an intention to remain in the UK permanently or indefinitely.

            Deemed Domicile

            A person who is not otherwise domiciled in the UK will be treated as deemed domiciled in the UK once they have been UK resident for at least 15 of the 20 tax years immediately preceding the relevant tax year. Consequently, a non-UK domiciled individual will become deemed domiciled for all UK tax purposes from the start of their sixteenth year of UK residence, from which time they will no longer be eligible to claim the remittance basis of taxation.

            Conclusion

            The above guide provides a high-level overview of some of the key UK tax rules that need to be considered in advance of moving to the UK. If only one thing is clear it’s that the UK tax system is complicated and navigating the rules will be unique for each person’s individual circumstances. Therefore, it is vital that individuals looking to move to the UK, obtain advice on the UK tax rules at as early a stage as possible and, where relevant, put in place robust and appropriate pre-arrival structuring and planning.

            If you have a questions in relation to any of the matters raised in our briefing, or for further information on the subject, please contact a member of our team.


            Non-dom rules to be replaced with four-year temporary residence regime

            The Chancellor of the Exchequer, Jeremy Hunt, has announced that the government will abolish the current tax regime for individuals who are UK resident but not UK domiciled in favour of a residency-based system, which will apply from 6 April 2025.

            Non-dom rules to be replaced


            Moving to the UK – Everything you need to know

            Moving to the UK is an exciting life event whether it be a short-term move for work to explore business prospects or a more permanent relocation with the whole family; the UK offers an eclectic range of options to live, work and learn, from the cityscapes of London to vineyards in the English countryside and historic university towns in-between. Setting up life in a new country can feel daunting too and it can be difficult to know where to start.

            Moving to the UK


            Patricia Boon
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            Crypto-Asset Nudge Letters: a cause for concern?

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            In November 2021 HMRC will begin sending ‘nudge letters’ to UK domiciled individuals they have identified as holding crypto-assets to encourage them to ensure they have paid the correct amount of income tax and capital gains tax (CGT) on any income they have received from their crypto-asset holdings. At present, HMRC will not send nudges to resident non-domiciles however their gains will still be subject to CGT.

            Nudge letters should not be ignored and early open communication and co-operation with HMRC is advised to avoid any potential civil or criminal penalties.

            The nudge letters arrive amidst a rapidly changing crypto eco-system and there are many ways in which a crypto-asset investor may unknowingly make a taxable disposition. The onset of Decentralised Finance (DeFi) has further complicated an already complex sector.

            A nudge letter need not necessarily be a cause for concern but it should be an opportunity to take expert advice on the potential tax liabilities affecting an investor’s crypto-asset holdings.

            I have been sent a nudge letter, am I required to act?

            HMRC typically sends nudge letters when it has grounds to suspect that an individual’s tax affairs are not presently in order. They are not always a mere ‘fishing expedition’.

            HMRC may take further action against a nudged individual if they do not respond within a proscribed period, usually 60 days from receipt of the letter. Open, early communication and full co-operation is essential to minimise the risk of civil or criminal sanctions being imposed.

            The current landscape for crypto-assets is far from user friendly at present and there are numerous ways in which an individual may be unknowingly triggering UK tax liabilities. For example, should a UK resident non-domiciled individual personally purchase crypto-assets using unremitted foreign income or gains they could be deemed to have remitted the funds to the UK and be taxed on the purchase accordingly.

            DeFi presents further potential pitfalls for crypto-asset investors with a lack of certainty of how different applications will be taxed. Broadly, the wide range of potential DeFi profits are subject to income tax on staking and other DeFi activities. However, there is also concern that clients may trigger CGT disposals if staking and other activities involve crypto-to-crypto disposals (such as may occur when a token, or pair of tokens, is staked in exchange for Liquiity Pool tokens). Expert advice should be sought on these issues, which vary depending on the DeFi application being used. The vast majority of DeFi activities, such as yield farming, whereby investors lock up their crypto-assets in exchange for interest or other rewards, are not accounted for in HMRC’s guidance and careful analysis is required on their tax treatment.

            How can HMRC identify my crypto-asset holdings?

            The nudge letters form part of a wider trend of increased data gathering by HMRC due to the suspected increase in hidden wealth generated through crypto-assets and left undeclared for tax purposes as investors mistakenly believe that they cannot be traced by HMRC.

            HMRC is empowered by legislation and through international treaties to gather information from crypto-asset exchanges and data holders about their customers’ transactions in and holdings of crypto-assets both in the UK and abroad. This includes personal data in the form of names and addresses, the value of crypto-asset holdings and trading frequency. This data can be collected from both one time and recurring customers. HMRC has requested and received bulk user data from exchanges from 2017 onwards.

            Conclusion

            It is clear that HMRC will continue to step up its data gathering activities and crypto-asset investors will come under increased regulatory scrutiny in the near future. The proposed incorporation of crypto-assets within existing automatic information exchange initiatives under DAC 8 will further progress this agenda. Investors must carefully manage their crypto-asset portfolios to ensure their holdings are not incurring unintended tax liabilities and should take expert advice to ensure they are structured as efficiently as possible.

            The Forsters team were very early entrants into the crypto advisory market, and have been advising some private clients for over five years. Forsters is ideally placed to advise clients on the full scope of crypto issues, including the management and taxation of crypto-assets.

            James Brockhurst is a Senior Associate in our Private Client team and Cameron Turnbull is a Trainee Solicitor.

            A Great British Welcome to Asset Holding Companies? – an update on the new tax regime

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            The government is keen to encourage funds to be set up in the UK, rather than, for example, Luxembourg. With this aim in mind, HM Treasury has been consulting with the British Property Federation (the BPF) and other relevant organisations to devise a regime that will be attractive to private equity funds, real estate funds and debt funds, so encouraging them to either set up in the UK or move existing funds to the UK.

            We reported over the Summer that limited draft legislation to implement a new asset holding companies regime had been published (see our article here) with more to follow. Much more detailed legislation has now been included in the Finance Bill 2021-22. It is intended that the revised legislation and guidance will be in place by April 2022 and that funds can join the regime from that time.

            In order to fall within the new regime, qualifying asset holding companies (QAHCs) must be at least 70% owned by diversely owned funds or by specific types of institutional investors. In such cases, the aim of the regime is that investors in overseas property, certain shares and interests in unit trusts should be treated, so far as possible, as if they held the underlying investments direct. It should be noted that the beneficial tax treatment will not, however, apply to holdings of UK property.

            In order to achieve the favourable tax treatment for overseas property, shares and intermediate holding companies, a number of the provisions that would normally apply within the tax legislation will be amended so far as QAHCs are concerned. In particular:

            • gains on disposals of certain shares and overseas property by QAHCs will be exempt
            • profits of an overseas property business of a QAHC will be exempt where those profits are subject to tax in an overseas jurisdiction
            • certain interest payments that would usually be disallowed as distributions will be deductible, so that profit participating loans can be put in place within the structure
            • the late paid interest rules, which can apply in some situations, will be switched off, so that interest payments will be relieved in a QAHC on an accruals basis, rather than the paid basis
            • interest payments made by a normal company would, potentially, be subject to withholding tax, but the new regime will disapply the obligation to deduct income tax at the basic rate on payments of interest where those payments are made to investors in a QAHC
            • if a QAHC repurchases its share capital from an individual, the premium paid will be able to be treated as a capital, rather than an income, distribution
            • repurchases by a QAHC of share and loan capital which it had previously issued will be exempt from stamp duty and stamp duty reserve tax
            • certain amounts paid to qualifying remittance basis users will be treated as non-UK source, reflecting the underlying mix of UK and overseas income and gains.

            The current draft legislation now deals with the rules for entry into, and exit out of, the regime. In particular, assets will be treated as having been disposed of and re-acquired at market value on entry into the regime. This could give rise to tax liabilities although relief may be available under the substantial shareholding exemption provisions. In addition, the entry charge does not apply, subject to time limits, to non-resident companies which migrate to the UK specifically to join the regime.

            HM Treasury has reacted positively to representations put to them by the BPF and others and have taken many points into account in the draft legislation. The introduction of the QAHCs regime and changes already being made (and proposed) to the REITs rules should make the UK a much more attractive base for the establishment of funds.

            Heather is a Partner in our Corporate team.

            Disclaimer

            This note reflects our opinion and views as of 24 November 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Heather Corben
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            Forsters’ Family team named Family Law Firm of the Year (London)

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            At a prestigious ceremony attended by hundreds of family lawyers and guests in Central London on Wednesday 24 November, Forsters’ market-leading Family team were crowned ‘Family Law Firm of the Year (London)’ for the second time in five years.

            On the news, Head of Family, Jo Edwards, commented: “We are absolutely thrilled to have won this award again. This is the leading awards night in the industry calendar and to receive such recognition from our peers means the world to us. The last five years have seen significant growth in Forsters’ Family team, including the joining of three industry-acclaimed Partners, and the addition of talented Associates, through a combination of lateral hires and growth and nurturing within. To have won this award twice in five years is testament to the hard work of a wonderfully diverse but close-knit team of lawyers”.

            The judges commented: “The winners of this award are considered to be heavyweights in fields of complex family law with high profile cases, as well as being experts in critical niche areas, such as surrogacy, adoption, Jewish faith, Islamic divorce, LGBTQ+ and modern families. Their vast list of pro bono work is also hugely impressive, as is their commitment to a partner-led, nurturing approach to career development”.

            The Forsters' Family team pick up their Law Firm of the Year trophy.

            The recognition follows an already successful year for the team, including a record number of listings in Spear’s Family Law Index 2021; an uplift to Tier 1 in ePrivateClient’s Top Family Law Firms ranking; Jo Edwards‘ inclusion in the ‘Spotlight Table’ of the Family/Matrimonial: Mediators list in the Chambers HNW Guide; Rosie Schumm‘s elevation by a band in the same guide; and market recognition of other partners, Simon Blain and Matthew Brunsdon Tully. Above all, it recognises the team’s unrivalled ability to deliver quality legal advice to clients and the support they have provided to families during what has been a particularly challenging time.

            The Family Law Awards recognises the important work of family lawyers and celebrates their many successes and outstanding achievements over the previous 12 months.

            A list of all of the winners on the night can be found here.

            Family Law Awards - Family Law Firm of The Year (London) 2021 Logo


            Breaking Good – Rethinking Separation and Divorce

            Introducing Breaking Good, the new Forsters’ podcast. Comedian Marcus Brigstocke teams up with leading family lawyer Jo Edwards and members of Forsters’ Family team to demystify the divorce and separation process. An informative and entertaining guide to modern family law.

            Breaking Good - Rethinking Separation and Divorce podcast graphic


            Forward-Thinking Approaches to Divorce and Separation

            Coming to a decision to separate or divorce is difficult and often distressing. For many, the process that lies ahead is a mystery and it is assumed that it will be confrontational and drawn-out. However, there is in fact a wide range of forward-thinking, constructive approaches to resolving the issues flowing from your divorce or separation.

            Forward Thinking Approaches to Divorce and Separation

            British Legal Awards 2021: Forsters’ Property Team Wins Property Team of the Year

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            We are delighted that Forsters’ top ranked property teams have been recognised in Legal Week’s British Legal Awards 2021.

            Head of Commercial Real Estate, Andrew Crabbie, commented: “We are thrilled to be taking home this award having been shortlisted for the last two years. Forsters is, and will always remain, a firm with property at the centre of its practice so it is pleasing to receive this impartial recognition of the team’s work.”

            Forsters accept their award for 'Property Team of the Year at the British Legal Awards 2021.

            Partner Katherine Ekers, who has been instrumental in managing the St. Giles Circus Development, which featured in our award submission, commented: “I am delighted to see our Commercial Real Estate team recognised for our work in advising Consolidated Developments on the redevelopment of St. Giles Circus which is the result of four years’ work involving a team of 15 lawyers across various practice areas and is an indicative matter to the size and complexity we regularly handle. The whole team will share in this award but special thanks to Andrew himself who worked alongside me on this matter and Matthew Evans, Emily Holdstock, Simon Collins and Naomi Trinh, Partners and Counsel across our Planning, Construction, Real Estate Finance and Corporate teams who have been involved in the ongoing work for Consolidated Developments.”

            The British Legal Awards, hosted by Law.com International, are recognised as the premier legal awards in the UK, representing the best of the best within the legal community.

            Property Team of the Year Logo

            Non-Compete: What is Reasonable?

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            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

            Forsters has advised Fiera Real Estate UK on £12m acquisition

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            Forsters has advised Fiera Real Estate UK on the acquisition of a 6.1 acre site in Loughborough for over £12million.

            The property was acquired by Fiera Real Estate Long Income Fund UK (“FRELIF”) by way of a purchase and leaseback to Meggitt Aerospace Ltd for a term of 20 years.

            The site provides a total of 98,868 sq ft across four main buildings situated within one mile of junction 23 of the M1. The cities of Nottingham and Leicester, both dominant economic centres for the East Midlands region, are 19 miles north and 13 miles south respectively.

            Rupert Sheldon, Head of CORE REIM and Fund Manager of FRELIF, commented, “The acquisition of this property aligns well with the investment parameters of FRELIF being a mission critical facility for the occupier located within the ‘Golden Triangle’ and offering 20 years of inflation-linked secure income. The acquisition helps extend FRELIF’s overweight position to the favoured industrial segment of the market and enhances all of the Fund’s key metrics of long, strong and progressive income. We remain acquisitive across our core mandates, with capital available to deploy into properties that share similar characteristics.”

            Commercial Real Estate Partner Helen Streeton and Senior Associate Jade Capper advised on the deal.

            Helen Streeton
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            Emma Gillies to speak at the US/UK Tax Planning conference

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            Private Client Partner, Emma Gillies, has been invited to speak at the US/UK Tax Planning, Digital Week Conference.

            The conference, held from the 22 – 24 November, is an event dedicated to helping tax and estate planning professionals when advising their US clients with transatlantic interests.

            Emma will join Nita Upadhye of NNU Immigration and Laura Zwicker of Greenberg Glusker in a session entitled “Global Mobility through the pandemic”. In the session, they will discuss tax residency as well as experiences and motivators towards relocation.

            You can sign up to attend the event here.

            Emma Gillies
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            The Recovery Loan Scheme: Autumn Budget Update

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            October’s Autumn Budget announced some key changes to the terms of the Recovery Loan Scheme.

            Recovery Loan Scheme

            As we explained in our previous article, The Recovery Loan Scheme: A Summary, the Recovery Loan Scheme (the “Scheme”) has been available since April 2021 for UK businesses which have been adversely affected by COVID-19. The Scheme was initially set to run until 31 December 2021.

            Extension of Scheme

            In his Autumn Budget on 27 October 2021, the Chancellor of the Exchequer announced that the Scheme would be extended for six months, with applications able to be made until 30 June 2022.

            Changes to the Scheme

            Along with the extension, various other changes to the Scheme will take effect in relation to applications and offers made on or after 1 January 2022. A comparison table of the current terms against the new terms is set out below.

            • The Scheme will only be available to small and medium sized businesses
            • The maximum amount of funding available to any business will be £2 million
            • The government’s guarantee coverage to lenders will be 70%.

            We expect that further details about these changes will be published in due course.

            Next steps

            The changes will not affect those businesses which have already received a loan under the Scheme but if you are considering applying for the Scheme and are a large business or wish to borrow more than £2 million, it would be advisable to complete your application sooner rather than later.

            Given that the Scheme was initially meant to end on 31 December 2021, the announcement may well provide an unexpected helpful boost for smaller businesses in the new year. However, given the long-lasting economic effects of the pandemic, those enterprises which will be struggling into 2022 after what has already been a very tough couple of years may not consider the extension of the Scheme to be enough to counterbalance the new restrictions.

            Current terms (until 31 December 2021) New terms (effective 1 January 2022)

            Scheme ends 31 December 2021

            Scheme ends 30 June 2022

            Available to most businesses regardless of size

            Available to SMEs only

            Maximum amount available: £10 million

            Maximum amount available: £2 million

            Government-backed guarantee to lenders: 80%

            Government-backed guarantee to lenders: 70%

            Rowena is a Partner in our Banking and Finance team.

            Disclaimer

            This note provides a general summary of the legal position in England and Wales as at 8 November 2021. It does not constitute legal advice.

            Rowena Marshall
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            Forsters recognised again in The Times’ Best Law Firms 2022 Listing

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            Forsters, one of London’s leading Real Estate and Private Wealth law firms, has been recognised in The Times’ Best Law Firms 2022 listing.

            Published on 5 November 2021, the listing recognises the best lawyers for business, public and private-client law across England, Wales and Scotland, as chosen by lawyers.

            Forsters is commended for its Real Estate and Private Wealth law capabilities, the firm has been ranked as a ‘Best For’ firm in the area of Landlord and Tenant law. Forsters is also commended for Commercial Property, Family, and Inheritance and Succession.

            Forsters’ continued inclusion in The Times Best Law Firms is testament to the firm’s strength and breadth of expertise and solidifies our reputation as a go-to firm for real estate and private wealth advice.

            Roberta Harvey to speak at Private Client Global Elite’s Trust and Estates Litigation Forum 2022

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            Head of Contentious Trusts and Estates, Roberta Harvey, has been invited to speak at the Trusts and Estate Litigation Forum 2022, hosted by Private Client Global Elite.

            The event, which will take place from the 14 -16 March 2022 in Cologne, is a key forum for trust and estate litigators to gather, connect and discuss recent contentious trust proceedings from across the globe.

            In her session, Roberta will be joined by Robert Pearce QC of Radcliffe Chambers and Jennifer Emms of Maurice Turnor Gardner, to discuss recent cases in charitable trusts.

            Further information about the Private Client Global Elite can be found here.

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            Forsters named finalists in four categories at The News on the Block Awards 2021

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            Forsters have been shortlisted as finalists in four categories at The News on the Block Awards 2021.

            The firm has been shortlisted for:

            Property Management Awards (PMAs)

            • Legal Services Provider of the Year

            Enfranchisement and Right To Manage Awards (ERMAs)

            • Solicitors Firm of the Year

            We are also delighted to announce that Property Litigation Senior Associate, Lucy Zaremba, and Associate, James Carpenter, have been shortlisted as finalists in the following ERMAs categories:

            • Solicitor of the year, Lucy Zaremba
            • Young Professional of the Year, James Carpenter

            On the awards, the News on the Block commented:

            “We are delighted to announce the shortlist for this year’s NOTB Awards 2021. It is a fantastic achievement to be a finalist, especially this year. After what has been a challenging 18 months for the industry, and the entire country, we didn’t want anyone to miss out this year. Therefore, we decided we would bring both PMAs and ERMAs audiences together for one joint event and celebration to welcome you all back! Our independent judging panel has reviewed all of the entries and the scores are now in. The peer reviewed judging process assures independent quality in the decision making process.”

            The award ceremony will take place on 30 November at Old Billingsgate, London. Click here to view the all the finalists.

            Learn more about our Enfranchisement services.

            Update

            Know where the bodies are buried… what if the house I’m buying has graves in the garden?

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            As strange as it sounds, it isn’t unusual for country houses and estates to come with a few skeletons in the cupboard – or the garden at least. Many have graveyards or graves in the grounds, usually for previous inhabitants.

            Graveyards or mausolea are occasionally retained by the descendants or their trustees, and may even be consecrated. So, what do you do if the house you are buying has graves in the grounds?

            In general, people will be buried in a church graveyard (consecrated ground, owned by a Church of England body). Where they are buried on private land, that site may be consecrated too, in which case special restrictions apply. While we deal with consecrated mausolea and private chapels on some of our larger estates, most of the graves in country houses are on land that is not consecrated, and it is those cases that this article considers.

            When buying a house with private graves, first, you need to check the burial complies with the existing law. The law on burials is largely drawn from Victorian times and is not as prescriptive as one might imagine. There is no restriction on burying someone on un-consecrated private property. However, the landowner does need to comply with various requirements. For instance, a landowner must:

            • Obtain a Certificate of Authority for Burial, usually obtained when the death is registered.
            • Comply with Environment Agency requirements not to pollute groundwater.
            • Not commit a nuisance, injury to neighbours, or breach any freehold or leasehold covenants.
            • Maintain a burial register pursuant to the Registration of Burials Act 1864. There is no prescribed form for the register, so a simple plan and note of who is buried, when and where should suffice. Failure to keep a register is a criminal offence.
            • If required, obtain planning permission. Permission is only required where the burial would constitute a change of use under the planning regime. Surprising though it may sound, this is simply a question of fact: broadly, a few burials in a large garden, grounds or a farm do not give rise to a material change of use, but they could well do in a much smaller garden or urban setting.
            • Permit access for the Secretary of State to inspect the burial ground if required (this is a statutory right under the Burial Act 1855). Obstructing him is a criminal offence.

            Second, you need to check the location of the graves will not interfere with your plans for the property. There are various regulatory requirements designed to protect human remains where you propose to move or disturb the bodies. Complying with these regulations (including getting consent to exhume and relocate the bodies) can be an expensive and slow process, so it is critical to check that the graves are not near a potential extension or development site, and if they are, then you need proper advice before you proceed.

            Finally, you need to know whether the graves affect the title. Sometimes there are rights for descendants to visit the grave. While these tend to get forgotten over time, it is essential to check whether someone could come onto your property and on what terms, and whether in practice anyone does so.

            In conclusion, if you are buying a property with graves, you need a solicitor who understands the requirements and your plans for the property. Otherwise, you may have some unpleasant Hallowe’en surprises in store for you!

            Adam Saunby
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            Forsters advises OakNorth on the increase of its facility to Hayfield

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            Forsters’ Real Estate Finance team acted for OakNorth on the increase of its funding facility for five-star housebuilder Hayfield. Partner, Simon Collins, and Senior Associate, Dominic Lintner, have acted on the facility from its inception in 2020.

            The previous loan was capped at £50 million. OakNorth has now provided a further £17 million.

            Hayfield will use the additional funds to buy new sites around middle England and the commuter belt, to increase development to 500 homes a year. Hayfield currently has more than 400 homes under construction, a further 400 consented and over 1,000 homes in the pipeline.

            Simon Collins commented: “It was great to work with and advise our long-standing client OakNorth on the increase of their facility to Hayfield and provide the support SME housebuilders require. The Forsters team were delighted to be involved on such an important deal.”

            Key considerations for property Joint Ventures

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            Entering into a joint venture with another party in respect of the development of a property continues to be a popular way of sharing risk, pooling knowledge and expertise, and potentially making a project more attractive to third party funders.

            In this article, Ben Brayford and Christine Dubignon, consider the fundamental issues which should be considered when entering into a property joint venture arrangement.

            I’ve been in talks with a proposed joint venture partner for some time, and we’ve now agreed to go ahead with the project. What should I do next?

            Discussions up to this point are likely to have focussed on the potential of the underlying project and the broad contributions of each party, so it’s now time to consider the specifics of the joint venture arrangements. It’s not always necessary for a formal heads of terms to be entered into (and in some cases this can actually delay matters), but the key commercial issues should be agreed in principle before any legal documents are prepared. Not only will this make the legal process more efficient and cost effective, but it will also identify any key stumbling blocks at any early stage. These would include matters such as:

            • What legal structure is to be used (a company, LLP or limited partnership for example) and does either of the parties have any tax considerations that need to be addressed?
            • What are the ownership shares of each party?
            • How will decisions be made?
            • How will the project be funded?
            • Who is doing what in respect of the project (e.g., running any planning process, assuming any development management role etc.)?
            • When can new parties be admitted/ the existing parties exit?
            • How will disputes be dealt with?

            We’ve agreed to fund the initial costs on a 50:50 basis, although once we achieve planning permission, we intend to borrow from a third party. Is there anything else that we need to consider in relation to funding?

            If there is a cap on the amount the parties can be obliged to fund, this should be documented – ideally by reference to a budget or project appraisal. Project costs, even in the preliminary stages can be unpredictable and a contingency element should be included. Consider also what should happen if one party is unable/ unwilling to fund for some reason. Should they be forced to leave the venture or instead face some kind of financial penalty? Importantly, consider including an ability for one party to fund unilaterally where the other fails to do so. If all funding requires the consent of both parties, then one party could find themselves “blocked” from contributing much needed cash – where needed to secure the viability of the project generally as well as to protect any previous investment. This can be of particular importance where a dispute arises between the parties.

            You should agree in principle what should happen if you fail to secure funding for the project on acceptable terms. Should the parties be allowed/ forced to fund it themselves, should the site be sold, or should another third-party investor be introduced? As these are all key decisions, it is helpful to agree a roadmap at this stage.

            As we’re funding on a 50:50 basis, should we both be involved in all decisions?

            Not necessarily. The starting point is to understand what each party is contributing to the project. If one of you has particular commercial expertise, it might be appropriate to delegate overall responsibility for certain functions to them – provided they operate within agreed parameters outside which you both must be in agreement.

            Having an agreed business plan is crucial as this will clearly identify the objectives and milestones and can again be used to assist with delegation of responsibilities.

            Fundamental issues, such as the introduction of new parties, disposing of the site, and entering into unusual or onerous contracts should be subject to the consent of both of you. However, care must be taken to not create an unwieldly operating model or a risk that one party could create a deadlock over something relatively trivial.

            If certain decisions do require unanimous consent, you will need to agree what happens if you are unable to both agree to a particular proposal.

            The other party is suggesting that we have a “buy out” mechanism in the case of any dispute. What would this involve?

            A dispute is most likely to arise where you fail to both agree to a matter which requires unanimous consent and there are various ways this can be addressed.

            It might be appropriate not to have any formal resolution mechanism as this can effectively force the parties to negotiate to achieve an appropriate commercial agreement. However, this does create uncertainty, and depending on the nature of the decisions which could give rise to a deadlock, could be unsatisfactory especially if the project is of different commercial significance to the parties. If it constitutes a major investment, a party is unlikely to want it to stall if a decision can’t be reached, but a larger participant who may have concluded that the project is not going to be as profitable as anticipated may be happy for it to be “mothballed”.

            Many decisions requiring unanimous consent will have important commercial consequences, so whilst expert determination provides certainty, it will rarely be appropriate.

            A buy out mechanism gives one party the right to buy out the interests of the other and tends to favour the party in a stronger financial position. It needs to be considered carefully as it can be exploited if a party wants to force an exit of the other and can also be used as commercial leverage in discussions about matters requiring unanimous consent.

            It can be “softened” by imposing time restrictions on when it can be used, setting minimum prices to be paid (e.g. objectively determined “fair value”, or a premium on fair value), or by allowing it to be reversed on the party who has instigated the process. As any buy out mechanism can potentially lead to one party exiting the venture it will need to be extremely carefully negotiated.

            The other party will be acting as development manager but has said that we don’t need a separate DMA as we will have a shareholders’ agreement. Is this correct?

            The key issue here is to identify exactly which services you are expecting them to perform and the specific remuneration structure. If they completely fail to perform the services, or don’t do so to an appropriate standard would you be happy with them retaining 50% of any profits regardless?

            It is often helpful for a separate development management agreement to be entered into – even if on an abbreviated basis. It should identify the relevant services, the basis on which they are to be performed, any fees payable, and termination rights. Structuring the arrangement like this means that an appropriate weighting can be given to the fees payable for the development management services and the profit entitlement arising by virtue of the parties’ initial funding of the project. It also allows the opportunity for the development management arrangements to be terminated if required.

            It’s also worth considering how the joint venture and DM roles are connected. If the DM was in default, should this have any impact on its profit share or other rights as a member of the joint venture? Additionally, if a termination right does arise under the DMA, should the non-DM party be able to terminate the DMA without the DM blocking the termination at joint venture level?

            How will the sale of the development be dealt with and will I have the ability to sell my interest in the joint venture before then?

            The parties should be clear at the outset as to the exit strategy envisaged for the development and whether (outside of a dispute scenario) there will be the ability for either party to sell its interest at an earlier stage.

            Typically, a completed development will need to be let and then sold. If one party has assumed the development manager role, then it may make sense for it to take on primary responsibility for putting together the letting strategy and disposal strategy, albeit with oversight from the other party. How this will work should be documented as part of the DMA and joint venture arrangements.

            However, a party may wish to withdraw from the joint venture and sell its interest prior to completion and disposal of the development – perhaps because the development has become unexpectedly protracted or because financial pressures mean that party wishes to extract its investment at an earlier stage than anticipated.

            Generally, a joint venture agreement will contain restrictions and controls around how (and when) this can be achieved. Some element of protection will often be necessary to limit the circumstances in which the other party can be saddled with a partner not of its choosing. This can be particularly relevant if one of the parties is performing the development manager role, and they will often be subject to ‘keyman’ provisions design to ensure that key personnel remain involved in the project.

            Ben Brayford is a Partner in our Commercial Real Estate team, and Christine Dubignon a Partner in our Corporate team.

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            Get your tips in order – new rules surrounding tips and gratuity payments for the hospitality sector

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            In a world where cash payments are a growing rarity, practices around leaving a tip in recognition of good service in the hospitality sector are also changing. Customers are more frequently adding a gratuity at the point of payment when the card machine is presented to them. This is just one of the reasons why the UK government has deemed it necessary to review the way in which employers in the hospitality sector distribute tips, gratuity payments and service charges amongst their workers.

            At the end of September 2021, the government confirmed its plans to introduce a package of measures to ensure that over two million workers in the hospitality sector are able to retain all of the tips, gratuity payments and service charges paid to them ; to enable these workers to receive “a fair day’s pay for a fair day’s work”.

            The government has recently made several steps to protect and enhance workers’ rights and it seems that the onus for complying with this latest package lies predominantly with the employer. Employers will be required to:

            • have a policy in place stating how tips will be handled and distributed fairly, with no deductions (including deductions from card providers) other than tax and employee national insurance contributions; and
            • implement transparent and accurate record systems on how tips have historically been distributed to workers. These records must be provided to a worker within four weeks of their request to access them.

            Failure to successfully adhere to the new statutory provisions will see aggrieved workers able to exercise their right to bring a claim in the Employment Tribunal for repayment of wrongfully deducted tips and gratuity payments. If a claim succeeds, the Employment Tribunal will also be able to issue a fine to the employer by way of penalty.

            Commentary from business owners and employers in response to the announcement of the package is that, although willing to comply, challenges could arise when streamlining the handling of tips in a lawful way and is likely to require consultation with payroll providers and a revamp of commonplace practices of automated gratuity and service charges being applied at the point of card payment.

            In the absence of a confirmed date for the measures to be implemented, now is the opportune time for employers in the hospitality industry to consider their current practices. This will reduce the risk of any costly penalties and avoid a last-minute scramble to become compliant when the statutory provisions come into force.

            Joe is Counsel in our Employment team.

            Disclaimer

            This note reflects our opinion and views as of 22 October 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Learn more about our Hotels and Leisure team


            Weathering the storm: The future for hotels

            The Covid-19 pandemic created a perfect storm for the hotels sector and, despite ever improving signs of recovery, the resulting devastation will take time and innovation to repair. Unprecedented economic life-support provided by the UK government over the last two years has kept the gathering clouds at bay, but there could well be casualties in 2022 and beyond. This was the conclusion of a roundtable discussion hosted by Forsters on 10 November 2021.

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            Chambers and Partners continues to recognise Forsters as one of the leading London firms

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            Chambers and Partners have today launched their latest guide to the legal market. Forsters is delighted to report that it has maintained its Top Band status in both Real Estate and Agriculture & Rural Affairs, and that the firm’s Property Litigation practice has been elevated to Band Two.

            The news follows the firm’s success in the Chambers HNW Guide, where our Private Wealth Law and Private Wealth Disputes teams retained their Top Band ranking.

            The UK Guide ranks 24 of Forsters’ leading Partners and Counsel and also recognises other expert teams including Property Litigation, Family and Construction. Included this year are four new individual rankings; Ben Barrison, Emily Holdstock, Richard Spring and Victoria Towers.

            The Guide reports that “High-level client service and prompt, well-resourced and informed advice.” Are key features of the firm, further cementing Forsters reputation as one of the preeminent firms in the London market.

            Agriculture & Rural Affairs – Band 1

            Ranked Lawyers: Andrew Lane, Christopher Findley, Henry Cecil, Penny Elliott and Rupert Mead (increase to Band Two)

            Chambers notes: Well-regarded rural team with capabilities across rural property, tax and contentious work. Clientele includes owners of traditional landed estates as well as international purchasers.

            “It’s a dynamic team who are able to apply considerable skill and focus to a specific project. They have a depth of knowledge but more importantly approach problems with a can-do attitude and take particular care around managing their clients.”

            Real Estate: Mainly Mid-Market – Band 1

            Ranked Lawyers: Smita Edwards, Victoria Towers (newly ranked, Band 4) and Eugene McMahon

            Advises a number of leading real estate funds, offering expertise in all kinds of investment transactions. Also handles development matters including sizeable residential schemes. Represents developers, investors and landlords in relation to retail property concerns and also has notable expertise in handling matters related to the logistics sector. Continues to advise The Crown Estate on a range of matters concerning its London property portfolio.

            One client says: “The team is experienced, knowledgeable, accurate and proactive. We have always had a good experience working with them, even on difficult projects.”

            Real Estate Litigation – Band 2

            Ranked Lawyers: Natasha Rees, Ben Barrison (newly ranked, ‘Up and Coming’) and Jonathan Ross

            Chambers Notes: Represents a broad client base ranging from institutional investors and funds to property developers. Advises on a wide range of residential property disputes and enfranchisement cases. Maintains substantial expertise in contentious matters concerning rights to light, service charge disputes and professional negligence claims.

            A great quote for Ben: “He’s a pleasure to work with and has a good relationship with clients. He recognises the strengths and weaknesses of a case and gives clear instructions.”

            Family/Matrimonial – Band 4

            Ranked Lawyers: Joanne Edwards (increase to Band Two), Rosie Schumm and Simon Blain

            Chambers notes: Broad practice covering complex and high-value financial remedies, as well as a variety of children law matters for married and unmarried parents. Advises foreign nationals on complex post-separation issues, as well as UK-based parties with cross-border asset portfolios. Houses significant strength in nuptial agreements covering multiple jurisdictions. Particular experience in cases with trust-related issues, and acts on behalf of trustees.

            A great quote for Jo: “She’s a well-known, reputable practitioner who can do everything!”

            Forsters’ Family team is also ranked in Band Two in the Chambers HNW Guide 2022. Jo Is also ranked in Family/Matrimonial: Mainly ADR – London (Firms) table.

            Construction: Contentious and Non-contentious – Band 5

            Ranked Lawyers: Sarah Cook, Andrew Parker, Emily Holdstock (newly ranked, ‘Up and Coming’) and Richard Spring (newly ranked, ‘Associates to Watch’)

            Chambers notes: Well-respected firm with a strong reputation for purchaser-side representation in both a contentious and non-contentious capacity. Receives regular instructions to advise clients on large-scale domestic residential and commercial developments. Able to assist with construction-related disputes, with experience in representing clients in the Technology and Construction Court, as well as arbitrations and adjudications.

            “They are very commercial, incredibly responsive and cut through all of the unnecessary jargon”, an impressed client reveals.

            The following Partners and Counsel are also Ranked Lawyers in the 2022 Guide:

            Victoria du Croz – Planning “Victoria du Croz is extremely competent in the field, providing clear, succinct advice that aims at solving issues in a proactive way.”

            Anne O’Neill – Social Housing

            Sara Branch – Social Housing

            Dearbhla Quigley – Capital Markets: AIM “She provides top-draw advice and guidance and has good technical abilities.”

            Neasa Coen – Charities “She really adds value for us because she understands where we might see problems and presents us with options to get over our difficulties.”

            Lucy Barber to judge the Spear’s Wealth Management Awards 2021

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            Head of Residential Property, Lucy Barber, will act as one of the judges at the upcoming Spear’s Wealth Management Awards 2021.

            For over a decade, the Spear’s Wealth Management Awards have recognised the best wealth managers, lawyers, property advisers, accountants, family office service providers and private banks relied upon by high net worth individuals.

            In her role, Lucy will be responsible for objectively assessing the finalists in the Property Adviser of the Year category.

            The full list of judges can be found here.

            Contentious Trusts and Estates Senior Associate, Hannah Mantle, will also be representing Forsters at the awards, having been named as a finalist in the ‘Future Leader in Private Client Services’ category.

            The winners will be announced at the virtual ceremony on 23 November 2021. You can register to attend the awards here.

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            Forsters LLP commits to a science-based emission reduction target

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            Forsters, one of the leading Real Estate and Private Wealth law firms, announces today a commitment to a science-based emission reduction target. As part of its sustainability commitments, Forsters has set a target of reducing its absolute scope 1,2 and 3 emissions by 50% by 2030, starting from a baseline year of 2019.

            At the same time, the firm has joined the Business Declares movement, cementing its formal recognition of the Climate Emergency and the role it wants to play in tackling climate change. These two developments coincide with the impending climate discussions taking place in November 2021 at COP26. Forsters recognises the importance of businesses taking action to tackle climate change and looks forward to the outcome of these discussions.

            Forsters has been a carbon neutral firm since 2007 but has a desire to do more in tackling the climate crisis beyond offsetting its own emissions. With today’s announcement, Forsters becomes one of the first law firms among its peer group to make a formal commitment to science-based targets. The firm is working with the Achilles Carbon Reduce Programme and will be submitting its target to the Science Based Target initiative for validation. In addition to emission reduction, Forsters will continue to offset its emissions each year as it works towards its stated target.

            The firm’s commitment to the Business Declares movement is therefore aligned with its own sustainability commitments and reflects its longer-term ambition to achieve net zero emissions by 2050, in accordance with UK Government goals.

            Kelly Noel-Smith, CSR Partner at Forsters, said: “We feel passionately as a firm that collaboration with our immediate stakeholders and the wider business community is fundamental to bringing the necessary change to limit the worst effects of global warming. We understand the importance of businesses of all sizes taking action to address climate change, and we are proud to be one of the first law firms of our size to commit to these ambitious science-based targets.

            We look forward to working alongside members of Business Declares, our clients, intermediaries and others, as well as continuing to work with other law firms in the Legal Sustainability Alliance and Sustainable Recruitment Alliance.”


            Our Sustainability Hub

            We are committed to running a business that is environmentally sustainable. Not only do we continually strive to minimise our impact on the environment, but we have years of experience of incorporating sustainability considerations into the legal advice that we provide to our clients. Our sustainability hub brings together the team’s insights and legal expertise on a broad range of environmental matters that affect our clients’ business and personal affairs. This is a rapidly evolving and wide-ranging area of law and we will continue to share our insights about related legal developments on this hub.

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            Managing the hotel sector – getting the operator in

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            One of the key elements for the owner of any new hotel is getting the right operator in place. More than just a covenant strength concern, the right operator is essential for ensuring the parties get the most out of the hotel from a financial perspective.

            But once you have found your operator, on what basis do you bring them in? There are various ways of doing this, but generally speaking most hotels will be operated under either a lease, management contract or franchise arrangement – or in some cases, a combination of these.

            Which option the parties choose will depend on a number of factors, including the nature of the hotel asset the level of knowledge and experience which the owner possesses in respect of the hotel sector, the liquidity of the particular hotel in question and the risk/reward appetites of the respective parties.

            Lease

            Under a lease structure the operator will be responsible for maintaining the property as well as performing all operating responsibilities. The operator will also take a greater degree of risk (and reward) in respect of the financial performance of the hotel since it will receive all of the profits after rents have been paid. Rental structures can vary depending on the amount of risk the parties are willing to take, but potential options include:

            • Fixed rent – This may be index linked or subject to open market reviews. Here the risk on hotel performance sits with the operator as the rent will not change however the hotel performs.
            • Share of revenue – The rent is calculated as a percentage of the gross revenue of the hotel. Sometimes the owner will have the benefit of a fixed base rent with scope for an uplift where revenue exceeds a given threshold.
            • Share of the profit/net income – Similar to a share of revenue, but here the owner will be taking a greater degree of risk since the cost of operating the hotel (which it has little control over) will also come into play.

            Hotel Management Agreements

            A hotel management agreement (or HMA) allows the owner to engage the operator to run the hotel for them in exchange for a management fee. The owner continues to own both the property and the business, whilst the operator manages the business on behalf of the owner. The risk and reward profile is greater in this arrangement as the owner bears all the costs and liabilities in the usual way of a business owner but also receives the profits after paying the operator its management and other fees under the agreement. A HMA is particularly attractive to owners who are interested in investing in hotels but do not want to operate it on a day-to-day basis, as well as allowing an owner to bring in a well-established manager and benefit from the manager’s expertise, efficiencies and reputation.

            The fee structure under a hotel management structure generally comprise both a base fee and an incentive fee. A base fee will be payable based on a percentage of the total revenue and an incentive fee usually be a percentage of the adjusted gross operating profit (i.e. profit less base fee and, in some cases, FF&E reserve, property taxes and insurance). In addition to the base fee, there will be other fees payable such as a sales and marketing fee, licencing fee and fees for centrally provided services such reservations.

            Hotel management agreements can be used alongside franchise agreements or can include the right for a management agreement to flip into a franchise arrangement after a period of time. A franchise agreement allows the owner to make use of a franchisor’s established business operations, intellectual and reputation for a franchise fee. The owner may either operate the hotel itself or appoint a manager on a white label basis who will operate the hotel under a management agreement that will require the manager to comply with the franchise agreement.

            How to choose?

            Many factors will impact on which arrangement the parties choose. Commonly budget and mid-market hotels which are considered more liquid will be operated under a lease, whereas upscale and luxury hotels are more likely to be subject to HMAs as they are more illiquid and it is harder to dispose of them.

            An owner which prefers a lower risk profile or one with less experience of the hotel sector will typically lean towards a lease. This moves the transaction closer to a standard real estate transaction and the operator, as tenant, can be made fully responsible for the upkeep and outgoings of the property, leaving the owner to collect the rent. From the operator’s point of view, this structure generally leaves it with the greatest level of autonomy.

            That being said, hybrid-type arrangements are becoming more common – leases which have a greater degree of owner oversight over the operator together with greater flexibility to reduce the risk of unsustainable rental levels, versus HMAs with guaranteed returns for the owner.

            Additional considerations

            Of course this is only the start, a transaction may also involve technical services agreements (if the hotel is being developed), asset management agreements (if the owner is employing a separate asset manager to oversee the performance of the operator) and non-disturbance agreements (if there is finance in place) to name a few.

            Naomi is a Partner in our Corporate team and Ben is a Partner in our Commercial Real Estate team.

            Learn more about our Hotels and Leisure team


            Weathering the storm: The future for hotels

            The Covid-19 pandemic created a perfect storm for the hotels sector and, despite ever improving signs of recovery, the resulting devastation will take time and innovation to repair. Unprecedented economic life-support provided by the UK government over the last two years has kept the gathering clouds at bay, but there could well be casualties in 2022 and beyond. This was the conclusion of a roundtable discussion hosted by Forsters on 10 November 2021.

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            Forsters advises Barwood Capital on the acquisition of a proposed industrial and logistics scheme in Nottingham

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            Forsters has advised Barwood Capital (“Barwood”) on the purchase of a 17.4 acre site in Bulwell, Nottingham for the development of a new high quality industrial and logistics scheme.

            Barwood have teamed up with Premcor, who will act as their development manager, to secure planning and deliver a net zero carbon and BREEAM Excellent 370,000 sq.ft. single unit close to the M1.

            Edward Henson, Director and Head of Transactions at Barwood Capital, comments: “With the support of the City of Nottingham, we are looking forward to creating first class, sustainable logistics accommodation in an area where there’s currently no available units above 300,000 sq ft. Meeting this demand will offer jobs and opportunities to many local residents as we continue to emerge from the Coronavirus pandemic.”

            Commercial Real Estate Partner, Victoria Towers, led on this transaction, assisted by Senior Associate, Jade Capper.

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            Hannah Mantle named as a finalist in the Spear’s Wealth Management Awards 2021

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            Contentious Trusts and Estates Senior Associate, Hannah Mantle, has been named as one of the finalists at the Spear’s Wealth Management Awards 2021, in the ‘Future Leader in Private Client Services’ category.

            For over a decade, the Spear’s Wealth Management Awards have recognised the best wealth managers, lawyers, property advisers, accountants, family office service providers and private banks relied upon by high net worth individuals.

            Hannah’s shortlisting is a demonstration of the strength of her practice and ability to advise a full range of clients on complex and delicate private client disputes, as well as of her wider role within the team.

            The winners will be announced at the virtual ceremony on 23 November 2021. You can register to attend the awards here.

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            Return of the SPAC? – Listing Rules Changes for UK SPACs

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            In an effort to encourage a greater number of special purpose acquisition companies (SPACs) to list in the UK, the Financial Conduct Authority (FCA) has made a number of changes to the Listing Rules. Such changes came into effect on 10 August 2021.

            As explained in our previous article, SPACs are companies that are formed to raise investment capital through an initial public offering (IPO) in order to fund the acquisition of an existing company. If no acquisition is made within a certain period of time (usually two years), the funds are returned to the investors.

            Compared to other jurisdictions, such as the US, SPAC activity on the London markets has been negligible, with the main deterrent considered to be the suspension of trading in a SPAC’s shares once it announces a potential acquisition. This results in all investors being locked in while the SPAC is undergoing a reverse takeover and preparing the enlarged group for a new listing. Consequently, any investors who do not approve of the acquisition are unable to dispose of their shares until after completion.

            Following Lord Hill’s review of the UK’s listing regime and recommendation report, an FCA consultation and an FCA policy statement, the Listing Rules have now been amended in an attempt to make the UK a more attractive venue for SPAC IPOs, while ensuring adequate protection for investors.

            What are the changes to the Listing Rules?

            Simply put, the presumption that trading in a SPAC’s shares will be suspended as soon as it announces a potential acquisition has been removed, provided that the SPAC meets the following conditions:

            • At least £100 million must be raised at the IPO stage.
            • The monies raised by the IPO must be ring-fenced to be used only to fund an acquisition or returned to investors (subject to any specified running costs of the SPAC).
            • Shareholders can redeem their shares at a pre-determined price prior to completion of the acquisition.
            • Approval of the acquisition by the SPAC’s board (excluding any directors with a conflict of interest).
            • The publication of a “fair and reasonable” statement written with the advice of an independent and qualified adviser if any of the SPAC’s directors have a conflict of interest in relation to the acquisition.
            • Approval of the acquisition by the shareholders (excluding the founders, sponsors and directors).
            • A time limit of two years in which to complete an acquisition, which can be increased to three years if the shareholders agree. A six-month extension is permitted without shareholder approval if the acquisition is well advanced.
            • Adequate disclosure of the key terms and risk factors from the time of the IPO through to completion of the acquisition.

            SPACs that do not meet these requirements may still be listed, but the presumption of suspension will continue to apply to them.

            The FCA has also stated that it will modify its supervisory approach such that SPACs will receive greater comfort prior to a listing that they fall within the new non-suspension regime.

            The future of SPACs

            The FCA’s revised approach seeks to provide larger SPACs and their investors with more flexibility, removing a significant disincentive to list in London and although the jury is still out on whether the new SPAC regime will lead to an influx of SPAC listings on the London markets, it will be interesting to see what the next couple of years brings. What is clear however, is that although the debate as to whether the UK will become the centre for SPAC activity remains open, the FCA’s flexible and market-oriented approach has been broadly welcomed.

            Disclaimer

            This note reflects our opinion and views as of 11 October 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

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            Digital Assets Update: Apple’s Digital Legacy Program

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            Since we published our comments on access to digital assets after death in the FT Adviser earlier this year, the thorny issue has moved no further up the government’s list of priorities. However, it is encouraging to see a growing awareness of the problem among tech giants, who are beginning to introduce more in-service solutions to enable personal representatives and family members to gain access to a deceased person’s digital assets.

            It remains impossible to direct by will the ultimate destination of assets such as your email account or your photos stored on iCloud. However, you should not take this as carte blanche to ignore them when considering your estate planning. We advised earlier this year that not only should you regularly review your online assets so you are aware of their extent, but you should also take advantage of all in-service options to give your preferred individuals the access they will need after your death.

            We were pleased to hear Apple’s announcement last month that they will follow other service providers, (such as Google) in introducing a post-death process to streamline data access after a user’s death.

            This announcement was made as part of the iOS 15 preview and is known as the Digital Legacy program. As it has not yet been released, there is still much speculation over the form that it will take, but it seems to be a way to grant designated users access to your iCloud account and personal information after your death. This should be particularly useful for those who store photos or videos on their iCloud account, or emails relating to bank accounts, credit cards, or shareholdings.

            We understand that the Digital Legacy program gives a user the option to nominate an individual (known as a legacy contact) during their lifetime. On the user’s death, that legacy contact will, on presentation of the deceased’s death certificate, be able to view emails, photos, notes and more. Apple have reassured users that the digital legacy contact will not be able to see any payment information or other sensitive information.

            While information about the scheme is limited at this stage, we understand that a key drawback is the requirement for the nominated legacy contact to have their own Apple ID. This will limit the scope of people whom you might be able to appoint as your approved legacy contact. In addition, Apple has implied that the data will be accessible for only a short period; this could prove problematic if the extent of the deceased’s assets takes some time to determine.

            We anticipate and hope that Apple’s decision will prove an impetus for other smaller tech companies to introduce equivalent procedures. In the meantime, it is therefore becoming ever more important to review what options are available for each of your online accounts in order to ensure that your loved ones have the access you desire after your death. Without such foresight, not only may the job of your personal representatives prove to be significantly more challenging, but your loved ones may end up without access to data which you wanted them to have.

            We recommend therefore that when reviewing your will (which you should do at least every five years, and also on major life events e.g. marriage or the birth of a child), you also make a list of all your online accounts and other assets, and consider the best way to pass on all such information after your death.

            Guy is a Partner and Zahava an Associate, both in our Private Client team.

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            Real Estate and The National Security and Investment Act 2021

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            At first blush, one could be forgiven for assuming that the National Security and Investment Act 2021 (the “Act“) would only apply to obviously “dodgy dealings” and “suspect individuals”. However, for anyone who has read our summary of the National Security and Investment Bill or our update following its receiving Royal Assent, it will be clear that the new regime will be far more wide-ranging, potentially catching a plethora of transactions and the parties involved. One sector which could be particularly affected in more ways than one is real estate.

            What’s the purpose of the Act?

            The Act provides the UK government with far-reaching powers to investigate and scrutinise transactions which could have a national security interest. Although “national security interest” has not been defined within the Act or any governmental guidance to date, the risk factors in any transaction have been listed as:

            • Target risk
            • Acquirer risk
            • Control risk (originally the trigger event risk).

            Further information about each of these is included here.

            Notification regime

            Certain transactions will fall within the mandatory notification regime, while others can be notified voluntarily. The government will also have “call-in” powers where it considers that a transaction may have a national security interest. Real estate transactions or transactions involving real estate could fall within any of these options.

            Mandatory notification

            Notification will be required if a transaction involves a “qualifying entity” which carries on activity in a “sensitive sector” and results in a “trigger event”. Failure to notify will render the transaction void.

            The definition of “qualifying entity” is broad and includes companies, partnerships, limited liability partnerships, trusts, other bodies corporate and so on. As such, the mandatory notification regime does not apply to asset (for example, property) transactions per se although if a qualifying entity owns real estate (whether it’s an operating business with premises or a special purpose vehicle formed for the sole purpose of holding a property) then the mandatory notification requirement may kick in.

            A “sensitive sector” is any one from a list of 17 sectors set out by the government which comprise: advanced materials, advanced robotics, AI, civil nuclear, communications, computing hardware, critical suppliers to government, cryptographic authentication, data infrastructure, defence, energy, military and dual-use technologies, quantum technologies, satellite and space technologies, suppliers to the emergency services, synthetic biology and transport.

            A “trigger event” will occur if the transaction: (a) results in the acquirer’s share ownership or voting rights in the qualifying entity passing certain percentage thresholds, i.e. 25% (where the acquirer held less than 25% pre-completion), 50% (where the acquirer held less than 50% pre-completion) and 75% (where the acquirer held less than 75% pre-completion); or (b) enables the acquirer to pass or block resolutions.

            The mandatory notification regime only applies to share acquisitions, not to asset purchases. So, for example, the acquisition of a company which owns a factory in which medical supplies are manufactured may well be caught and a notification will need to be made to the Investment Security Unit (the “ISU“), which sits within the Department for Business, Energy & Industrial Strategy.

            Voluntary notification

            In cases where a mandatory notification does not apply, businesses or individuals may instead make a voluntary notification if the transaction in question could involve a national security interest and a “trigger event” will occur as a result. In this case, the definition of “trigger event” is wider and applies if the transaction will result, in the case of:

            • a qualifying entity, in the acquisition of (i) more than 25% (where the acquirer held less than 25% pre-completion), more than 50% (where the acquirer held less than 50% pre-completion) or more than 75% (where the acquirer held less than 75% pre-completion) of the votes or shares (or enables the acquirer to pass or block resolutions) or (ii) material influence; or
            • an asset, in the acquirer being able to (i) use the asset or use it to a greater extent than before the transaction or (ii) direct or control the use of the asset or direct or control its use to a greater extent than before the transaction.

            It is clear from the above, and should be remembered, that whereas the mandatory notification regime only applies to share acquisitions, the voluntary notification regime may apply to both share and asset transactions. As such, the acquisition of a property which lies, for example, adjacent to an army base should be voluntarily notified to the ISU.

            Government call-in right

            The ISU is able to call-in any transaction which completes on or after 12 November 2020 if they consider that it might involve a national security risk. In the case of a transaction which was not notified but which should have been under the mandatory notification regime, this call-in right lasts in perpetuity. A transaction which could have been notified but was not obliged to be, has a five-year post-completion longstop date in which to be called-in. This period is reduced to six months upon the ISU becoming aware of a trigger event.

            In determining whether to call-in a transaction, the ISU will consider various factors and has issued a draft statement setting out how it expects to use its call-in powers (the “Statement“). For example, it refers to land located near to a sensitive site as being potentially an issue of concern which may trigger the call-in. This could cause difficulties in practice. Not only will enhanced due diligence be required to cover off the property in question and the surrounding area, query whether parties will be able to determine to any degree whether a site or nearby land is sensitive or not; given that some locations used by the government or the Ministry of Defence are highly confidential and members of the public have no clue about them, it may be extremely difficult to determine whether a voluntary notification should be made. While the purchase of a tower block which partially overlooks Buckingham Palace could be deemed a potential issue, what about the purchase of a residential apartment block next door to the house of a senior Ministry of Defence official?

            The phrase “sensitive site” also begs the question of how far up (and down) from the ground does a sensitive site reach? Say a telecommunications company, which has a network of underground cables, some of which run beneath a sensitive site, is acquired. Would this transaction be caught by the Act?

            At present, no searches exist to check for sites with a national security interest and so purchasers will need to rely on maps and plans to determine whether there is cause for concern; such checks are hardly bullet-proof. Whether search providers introduce formal national security searches in the future remains to be seen but in any event, until these issues are ironed out (if they ever are ironed out), parties to transactions will be ever more reliant on their legal advisors who will have to consider all these possibilities and conduct a risk assessment in respect of each transaction and the likelihood of it being subject to a call-in notice. In these cases, getting in first with a voluntary notification is likely to be advisable and we may well see a plethora of “on the safe side” voluntary notifications being made in order to get comfort that an acquisition is not of concern.

            Does location matter?

            In a word, no. If the property is located outside of the UK but is used in connection with activities carried on in the UK or the supply of goods or services to the UK, then it will be caught by the Act. Similarly, a qualifying entity which is located outside of the UK will be caught if it carries on activities in, or supplies goods or services to, the UK.

            While on paper this sounds reasonable, query how the ISU will enforce the Act where there is no English law nexus involved. For example, a US company purchases a factory in Germany from its German company owner. The factory manufactures micro-chips for use in weaponry which is supplied to the UK armed forces – at the point where the UK becomes involved, i.e. the supply, there will not have been a “trigger event” and so the Act will not kick in. Instead, the “trigger event”, i.e. the purchase of the factory, will have occurred between the US company and the German company. Although the property is used in connection with the “supply of goods to the UK”, it is difficult to see how the ISU will be able to effect a call-in of an overseas transaction or expect the parties to even be aware of the Act.

            Recent government guidance has suggested that the ISU may “require actions to be taken by” the UK entity, in our example, the armed forces (or the entity in the UK which supplies the armed forces), which could include “additional checks” on the overseas supplier. This may come as a surprise to the UK entity who may not be aware that any “trigger event” has occurred between overseas parties and also to the overseas parties themselves who might not anticipate potential supply issues, particularly if they have no knowledge of the Act.

            What orders can the ISU make?

            The Act provides the ISU with wide-ranging powers in terms of the information they can request, the orders they can give while an investigation is ongoing, the outcome of any investigation and penalties if orders or the Act are not complied with.

            Following completion of any investigation, the transaction may be approved, approved subject to conditions or prohibited from taking place. If the transaction has already completed, the ISU could order it to be unwound although query how this will happen in practice.

            Pause for thought

            Are you involved in the acquisition of an entity which owns property? Is that entity involved in one of the 17 core sectors or activities which could result in a national security risk? Are you considering a real estate transaction? Could security be enforced over real estate? Could there be a national security interest in respect of the transaction? Is there a sensitive site within the surrounding area? Who will acquire the entity or the land? What is the property’s intended use? Could the Act affect the real estate value? These are now all questions which need to be considered sooner rather than later in any acquisition process. In the main, they will be easily dismissed and the transaction can continue but if there is any possibility that the new national security and investment regime will apply, the appropriate steps will need to be taken.

            We’ve already mentioned that the Act may well result in enhanced due diligence in respect of any real estate being acquired and neighbouring property, but investigation into the acquirer and intended use of the property will also become more critical. This is likely to increase costs and lengthen the transaction timetable. Parties to a transaction, in particular banks, may also insist on notification to the ISU or request additional conditions and so it will be important to discuss this with them at the earliest opportunity.

            Going forwards, communication will be key and having those conversations with your agents and legal advisors as soon as possible will be of benefit in the long run.

            The Statement may provide that “the Secretary of State expects to call in acquisitions of assets rarely and significantly less frequently than acquisitions of entities”, but for the real estate industry, the new regime can, and will, still bite and should not be dismissed lightly.

            Key dates

            • 12 November 2020 – any transaction that completes on or after this date could be caught by the new regime
            • 29 April 2021 – Royal Assent to the Act received
            • Late 2021 – further governmental guidance and regulations expected
            • 4 January 2022 – commencement of the new regime.

            Disclaimer

            This note reflects our opinion and views as of 6 October 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            What can you do when your Local Search result turnaround time is six months?

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            What is a local search?

            As part of the conveyancing process, solicitors submit ‘searches’ to various public authorities to identify potential issues with the property. Perhaps the most important of these searches is the local authority search.

            The local authority search is twofold. The first part is a land charges search which shows any statutory charge or restriction relating to the land being purchased. These would include whether the property is a listed building, located in a conservation area, subject to a tree protection order or any planning agreements and/or conditional planning permissions. The second part supplies information relating to public highways, proposals for new roads, rail schemes or planning decisions that could affect the property, as well as breaches of planning or building regulations or the existence of a compulsory purchase order. Limited environmental factors, such as whether there is radon gas present, are also covered.

            Official Search or Personal Search?

            There are two different types of local authority searches – official or personal.

            The ‘official’ method involves sending forms directly to the local authority where a search is conducted by council staff. The search is then signed and stamped by a council officer and returned “as is” back to your solicitor.

            The ‘personal’ (or regulated) method provides the same information as the official method but is put together by a search provider unaffiliated with the council. An employee of a search provider visits the council office and inspects and records the information kept. The search provider makes sure the searches are standardised and gives summaries of the most pertinent information required, so there is less chance important information is missed. Regulated searches have insurance policies attached to them, including professional indemnity insurance against individuals’ errors or omissions. It is important to remember to check such policies to ensure that they provide adequate cover, and to check whether third parties (such as lenders) can claim under them. Personal searches are usually quicker and cheaper than an official application, however legal practitioners debate over which search is preferable and most commercial real estate solicitors favour the official method.

            What are the current delays and why?

            There are currently long delays in obtaining local search results from several councils due to closures and business interruption caused by the coronavirus pandemic. However even before the pandemic some local land charges departments had a backlog of searches because of staff shortages and computer hacking. At the date of writing, West Dorset District Council has a 60 day turnaround (or a 90 day turnaround for an official search), Plymouth City Council has a turnaround of 40 days (or 55 for an official search) and due to their computer system being hacked, Hackney Council has a turnaround of 180 days (6 months) to return a local authority search (and a further 15 days for an official search). Clearly delays of such lengths will cause frustration and, in some cases, could lead to transactions not completing at all.

            What can you do when faced with such long delays?

            Indemnity insurance

            One option available is to purchase a search indemnity policy. The risks covered by such insurance varies between providers, however generally they will cover any loss sustained because of adverse entries which would have otherwise been revealed had a search been carried out prior to completion of the transaction. Loss is usually calculated to the value of any financial charge revealed or as a reduction in market value of the property.

            Although this is one way to mitigate certain financial loss, search indemnity insurance offers no protection against issues arising from the search results that would have prevented the transaction going ahead in the first place. For example, a developer’s plans for the site could be inhibited by the property being listed or a planned railway scheme being constructed next to the site. Similarly, the search results could reveal a matter which would prevent or hinder a future sale going ahead, thereby reducing the value of the asset.

            In addition, many institutional funds will likely not agree to complete without search results and most mortgage lenders will stipulate that the borrower must order searches as part of their terms and conditions. However, in light of the current issues with extensive delays, some mortgage lenders are relaxing this requirement.

            Conditional contract

            Another option would be to exchange contracts conditional upon acceptable search results. If the local search reveals a result that negatively affects the property, the conditional contract would enable the buyer to pull out of the transaction and get the deposit back. However, if the search result is satisfactory the matter would proceed to completion. Clearly the negotiation of what would constitute an adverse result would be heavily negotiated and not all sellers would be happy to enter into a contract which is conditional upon search results (particularly where there could potentially be months of delay) unless they had an accurate expectation of what the results are likely to be.

            Conclusion

            Although these options are available and can be used to circumnavigate the local search delays to enable the purchase to progress swiftly, each case is specific to its requirements and buyers should carefully consider the risks of each route against waiting it out.

            Katie is a Senior Associate in our Commercial Real Estate team.

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            The implications of a “Golden Share” in football

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            When Tracey Crouch MP published her report on the “fan led” review of football, I was taken by the reference (see page 4) to the intention to “develop proposals…to offer greater protection…through a ‘golden share’ for fans, giving veto powers over reserved items, to be held by a democratic legally constituted fan group”.

            This article was picked up and published in full by Law in Sport and can be read here: What Is A ‘Golden Share’ In A Football Club & Should Fans Have One?.

            When this was followed up by both Oliver Dowden MP visiting my football club (Brentford FC) and his successor Nadine Dorries MP referencing Brentford’s ‘golden share’, I thought – as the lawyer who advised the Brentford Supporters’ Trust on the implementation of its ‘golden share’ (or BU Special Share as that particular one is known) – that it would be worthwhile reflecting on the key points to consider in relation to such a share.

            What is a ‘Golden Share’?

            It’s a basic legal principle, well known to corporate lawyers, that a share is just a bundle of rights the benefit of which is held by the holder of such share. So, for this purpose, a ‘Golden Share’ is simply another share (albeit designated as a ‘Golden Share’) which is issued by a company to which certain rights as set out in the company’s articles of association attach.

            Tracey Crouch MP, in her report, obviously envisages that football clubs will issue a new share (this ‘Golden Share’) to supporters’ groups. In many cases (including Brentford’s) this will be the club’s existing supporters’ trust which will thereby become the effective custodian of the ‘Golden Share’ and the rights attaching to it.

            Why have a ‘Golden Share’?

            Looking at Tracey Crouch MP’s report it’s clear that her focus is protecting the ownership of a club’s stadium, badge, location and colours. A ‘Golden Share’ could be used to give veto rights to a club’s supporters to protect all of these matters and so enable fans to protect their club’s heritage.

            To my mind, the main benefit of a ‘Golden Share’ is that it provides fans with a say over, what is to them, some of the most important aspects of their club without an existing owner (who has invested a considerable amount in the club) having to give away valuable shares or otherwise asking fans to raise the funds to buy shares from an owner; at the top end of the football club pyramid, such shares will almost certainly be beyond most fans’ means and who’s to say whether an owner would be willing to sell in any event?

            ‘Golden Share’ considerations

            From a purely legal perspective, creating a new class of shares and calling it a ‘Golden Share’ will be a relatively straightforward process for most companies (with a bit more complexity added in if the company is listed) but, based on my experience, there are several key considerations beyond merely creating a new share class:

            • Which entity should hold the ‘Golden Share’? As mentioned above, for many clubs this may be easily addressed by using an existing supporters’ trust, but if there isn’t one then consideration would need to be given to setting one up or using some other entity to hold the share so that ownership can continue on a long-term basis via that entity. The upside as I see it is that this is an opportunity for clubs, if used correctly, to gain some real additional engagement with their fans by making the supporters’ trust clearly relevant to the club and involved in its long-term future.
            • Which veto rights will be granted to the fans? As I’ve already touched on, Tracey Crouch MP talks about the stadium, club badges, location and colours but it’s crucial that, whichever rights are under consideration, they are defined and drafted precisely, so that it’s clear what is restricted, how the veto will work in practice and what happens in the event of a disagreement. In the case of Brentford, the ‘BU Special Share’ covers a veto over moving the ground unless a successor location, with a certain amount of seating and facilities at least as good as those we currently have, is found in one of the three surrounding boroughs. Any proposal to move the ground has to be put to the Brentford Supporters’ Trust which has the right to veto the move if it doesn’t comply with the specified criteria. In the event of a dispute as to whether the criteria is met then the decision will go to an independent binding arbitration panel to determine.
            • What other rights could be granted to fans in relation to a club? This answer is really down to whatever the imagination can create. A ‘Golden Share’ could include a right to appoint a director to the board, a right to certain financial information to be shared, a seat on the Audit or Risk Committees, a specific fan engagement role and so on. While the ‘fan led’ review focuses on heritage assets, such as club name and colours, it’s conceivable that a ‘Golden Share’ could include any other rights and benefits for fans that the existing shareholders are prepared to accept.
            • Should all aspects have the same veto rights? Some may consider that certain issues are more important to protect than others, for example, the stadium could be said to trump the club badge or colours, although many fans would consider each of these to be equally important. This lends itself to the question of whether the ‘Golden Share’ should provide differing levels of votes to veto certain actions. In the case of Brentford, only a veto over the stadium was included so that was relatively easy to address. The challenge might come in circumstances where (and I realise this will be heresy to many fans) a major company offers a huge sum of money to a club owner to, say, change the club’s nickname; it will be difficult to navigate the balance between protecting the club’s heritage, with fans having polar opposite views (some may be happy with a change if it means financial salvation or stability while some may never wish such a change to happen) and the ability for the change to be blocked against having to rely on the owner to fund the club without this financial backing.
            • How will the fans use the power of veto? If a supporters’ trust is used then the veto right may be vested in the hands of the trust’s board (who are elected by the fans on a regular basis), or it may be that the supporters’ trust is the vehicle (as is the case with Brentford) which canvasses its members as to whether the veto should be used. This will take some thought to ensure that the process allows fans to have their vote and that any time periods for vetoing a decision allow for meetings to be called and votes to be cast and counted.
            • Specific legislation for insolvency? Will there be a need for specific legislation to protect fans and clubs in the event of insolvency? While a ‘Golden Share’ grants rights over a company, if that company’s assets are sold then the share will end with that sale and there will be little that the fans can do about it, so I wonder if the government (or the football authorities) might need additional legislation or rules to bind a successor company or its owners.

            Conclusion

            As a Brentford fan I’m very proud that our owner voluntarily offered up a veto right over the sale of the stadium to the supporters’ group, to show his commitment to the club and its history (it’s well documented that he’s a fan himself); once again Brentford has seemingly led the way in its approach to football (ok – I’m a bit biased here). From a professional perspective too, as the lawyer who advised the Brentford Supporters’ Trust on the implementation of the “BU Special Share”, I’m intrigued to see how the proposals of Tracey Crouch MP are developed in relation to some of the above points and the other issues that will inevitably arise from the imposition on football club owners of a ‘Special Share’ regime.

            Of course, there’s nothing to stop any football club owner implementing their own ‘Golden Share’ structure whenever they like and while I’m aware that the likes of Exeter (ownership of the club) and Wycombe (board seat) are engaged with fans at this sort of level, the Brentford ‘model’ (like the club’s on-pitch success) remains a rarity (if not a one-off, at least for now).

            Stuart Hatcher is a Partner in our Corporate team.

            Disclaimer

            This note reflects our opinion and views as of 6 October 2021 (other than in relation to the support of Brentford FC which is definitely Stuart’s own opinion) and is a general summary of the legal position in England and Wales. It does not constitute legal advice.


            Stuart Hatcher speaks to the Independent: Chelsea’s new owners could ‘set the tone’ by granting fans golden share

            Corporate Partner, Stuart Hatcher, has spoken to the Independent about Brentford’s golden share deal, which he drew up in 2012, and how he believes Chelsea’s new bosses should look to do something similar.

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            Simon Blain and Hannah Mantle to speak at the 35th Annual Transcontinental Trusts Geneva Forum 2021

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            Family Partner, Simon Blain, and Contentious Trusts and Estates Senior Associate, Hannah Mantle, have been invited to speak at the 35th Annual Transcontinental Trusts Geneva Forum 2021.

            On 13 October, Hannah will be presenting at the session entitled ‘All is Well that Ends Well’ and will be covering the following topics:

            • How should trustees tackle historical shortcomings in trust management?
            • Can they seek to right mistakes of the past?
            • Consideration of the recent decision in C Trust [2019] SC (Bda) 44 Civ.

            Simon will be speaking at a session on 15 October, entitled ‘The Omar Akhbar Trust Part 4: the Economics of Marriage’. His session will discuss a case study relating to an upcoming marriage with a US element. Simon will be answering two key questions:

            • What headaches will the trustee encounter here?
            • Can we divorce proof for the future?

            The three day forum will be taking place in Geneva from 13 – 15 October, you can register to attend here.

            Senior Executives: thinking of relocating to the UK?

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            Forsters’ SenEx Advisory Group regularly advises internationally mobile company executives and professionals when a move to or from the UK is being considered. The move triggers many questions, some of which are based on common misconceptions about the UK’s tax, immigration and employment regimes.

            W&I Insurance Starter Pack

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            Once seen as a trend, W&I deals have become increasingly popular over the last decade or so – more recently as a way of dealing with liability on acquisitions in a pandemic scenario. If you’ve never been involved in one of these deals before or have only limited experience of them, read on to find out the basics.

            A “standard” corporate acquisition

            You might be familiar with how corporate acquisitions generally run:

            • The buyer conducts due diligence on the target company (the “Target“).
            • The parties negotiate sale terms in the sale and purchase agreement (the “SPA“), which include a set of warranties (akin to promises regarding the Target) that are given by the seller to the buyer – after completion if any warranty proves to be untrue the buyer can bring a claim against the seller for losses suffered. In the SPA the seller may also provide the buyer with indemnities (an obligation for the seller to reimburse the buyer if a specified event comes to fruition post-completion. For example, the parties know that the Target is subject to an ongoing litigation case and the seller provides an indemnity to the buyer in the event the Target loses that case post-completion and has to make a pay-out).
            • The buyer might discover issues in the Target as part of the due diligence process (or the seller might tell the buyer about them anyway). The seller would also note these in a disclosure letter to the buyer, meaning the buyer can’t bring a claim against the seller about them later.
            • The buyer will want to deal with any such issues before completion (for example, by making the seller rectify any issues pre-completion, demanding a price-chip or seeking an indemnity from the seller in the SPA).
            • Hopefully the transaction completes (and everyone celebrates!).

            What is a W&I deal?

            So, what actually is a “W&I deal”? Essentially, it’s a corporate transaction which is underwritten by warranty and indemnity insurance.

            The trend began some years ago and the approach has been used in transactions steadily since. The parties will agree whether or not to use a W&I policy at an early stage of the transaction process (usually in the heads of terms). One party will approach their insurance broker to obtain “warranty and indemnity insurance” from an insurance company. Having this policy in place means that if after the deal completes the buyer needs to bring a claim against the seller (for a breach of warranty) or get cash from the seller under an indemnity in the SPA then, to the extent it is covered by the policy, the policyholder will actually approach the insurance company for that money. In the case of a policy taken out by the buyer, there is no recourse to the seller. In the case of a policy taken out by the seller, the seller would claim against the insurance policy in respect of any sums it was liable to pay the buyer.

            Although a W&I policy may be taken out by the buyer or the seller as policyholder, in reality in recent years it is mostly the buyer who will take out the policy.

            Why do a W&I deal?

            A W&I policy is convenient in a few ways:

            • It can provide comfort to the buyer, for example if the seller has poor covenant strength and the buyer wants to be able to claim against a party of substance, using a policy to instead get the money from an insurance company is a good alternative.
            • A policy might also offer reassurance to the seller, for example if the seller wants to take the transaction proceeds and quickly apply them elsewhere without being concerned about setting funds aside in case the buyer brings a claim years down the line; having a policy in place allows the seller a swift and clean break. In an auction sale in particular, a bidder might gain a competitive edge in the process by offering to use a W&I policy to give the seller that clean break.

            Since COVID-19 there has been a general uptake in interest in W&I deals on both the buy and sell-side for these reasons; essentially, as a way of getting deals done quickly (clean break) and with confidence on seller covenant strength.

            Main issues

            However, a W&I insurance policy does not provide total protection for the policyholder and it does require additional steps in the deal process. We’ve focused on three main areas below:

            • Process – a W&I deal involves a lot more process for the policyholder. They will need to engage their broker early on and discuss in detail what the policy is to cover. The broker will then approach several insurance companies and provide offers to the intended policyholder for review. Once the intended policyholder has decided on a policy, they will need to keep the insurance company up to date on all aspects of the actual deal, including the due diligence, negotiations and transaction documents. The insurance company and its legal counsel will thoroughly check and comment on all of these materials – they want to know that the policyholder has done a very thorough job and won’t provide a policy unless they are confident about this. This process runs alongside, and sometimes intertwines with, the ongoing negotiations with the other deal party. All in all, a lot more work for the policyholder and their advisors to keep the insurance company involved and happy behind the scenes.
            • Cost – the policyholder will need to pay broker fees, the insurance policy premium and increased advisor costs (although the buyer and seller may negotiate for the premium at least to be split between them in some way).
            • Coverage – as with any insurance policy, the insurance company will only cover low probability events. They won’t cover known issues – that’s for the buyer to negotiate a solution with the seller pre-completion. The areas of coverage will also need to be discussed – while the insurance company may cover issues around general warranty claims, they will want different policies to cover issues that are really fundamental (e.g. title, tax) or specialist (e.g. hazardous waste) and these will have higher premiums. In addition, the actual amount of coverage under any policy will also need to be negotiated; in fact, the policyholder is likely not to need (or want to pay for) 100% coverage on amounts claimed under the SPA, so the policy may only cover a set amount (e.g. 10% of the claim) – it really depends on what the Target does/holds.

            Bear W&I in mind

            If you are looking to do a somewhat challenging deal – whether you’re dealing with a cash-strapped seller or one looking to move on, or trying to find that edge in a competitive bidding process – W&I insurance could be the pragmatic solution for you.

            Disclaimer

            This note reflects our opinion and views as of 5 October 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Lucy MacArthur
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            Catherine Hill, Emma Gillies and Catharine Bell listed in Spear’s Tax & Trust Advisers Index 2021

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            Private Client Partners, Catherine Hill and Emma Gillies, and Private Client Consultant, Catharine Bell, have been listed in the Spear’s Tax & Trust Advisers Index 2021:

            Spear’s publishes annual rankings of the top private client advisers and service providers to high net worth individuals. These are drawn up on the basis of peer nominations, client feedback, telephone and face-to-face interviews, data supplied by firms, as well as information gathered by the Spear’s editorial and research teams.

            You may also be interested in:

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            Forsters continues with top tier ranking in the 2022 edition of The Legal 500

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            Forsters, the leading London real estate and private wealth law firm, has been ranked in its key practice areas and is delighted to report that for the first time its market leading Residential team has been promoted to the top tier, noting that “their knowledge in this field is exceptional”.

            “Strength in depth and very client focused, and the firm is proactive, well organised and responsive.” The Legal 500 2022

            In the latest edition, Forsters is profiled as follows:

            • Ranked in 18 practice areas
            • Top ranked in four areas: private wealth, contentious trusts and probate, residential property and agriculture and estates
            • 70 ‘Recommended Lawyers’ which includes:
              • Nine Partners in the ‘Hall of Fame’
              • Eight ‘Leading Individuals’
              • Three ‘Next Generation’ Partners
              • Seven Counsel and Senior Associates recognised as ‘Rising Stars’

            Our highest ranked areas are set out below.

            Agriculture and estates – Tier 1

            Henry Cecil leads a large and specialist team at Forsters LLP that is recommended for its vast experience of handling both transactional and strategic matters including complex tax and estate structuring advice and disputes. It has real strength in depth with key practitioners such as Penny Elliott, Christopher Findley and Andrew Lane. Catherine Hill and Rupert Mead also garner praise for their expertise on tax and trusts matters. Clients include sizeable landed estates, families and trusts with significant property and chattels as well as domestic and international private and commercial investors, wealthy individuals and landowner groups. Other strengths include advising on the establishment of holding structures for family wealth through companies, partnerships and trusts in addition to acting for landowners in relation to development work. It is also rated for its work on capital tax planning matters and on all aspects of the acquisition and disposal of estates, farms and country houses. It is a team of ‘problem solvers’.

            Contentious trusts and probate – Tier 1

            Forsters LLP has a strong track record in this area and advises fiduciaries, protectors and beneficiaries on the full remit of disputes involving trusts, trust structures, wills and estates both in an onshore and offshore context. Other key clients include high-net-worth/high-profile individuals, charities and other professionals and intermediaries. The international side of its practice continues to thrive under the direction of Roberta Harvey. Other key figures include Emily Exton, who is praised for her handling of disputes in the private wealth arena. Catharine Bell is an international private client lawyer with specialist expertise in contentious trusts and estates, as well as wealth structuring, family governance and advice to family offices. The team is skilled at advising high-net-worth individuals, family offices, trustees and protectors on trust vehicles and other succession planning structures.

            Personal tax, trusts and probate – Tier 1

            Under the leadership of Xavier Nicholas the team at Forsters LLP advises a broad range of domestic and international clients in the HNW and UNHW sphere with particular strength in advising international and multi-generational families on complex cross-border issues. Nicholas is adept at advising wealthy families on a range of matters, including family trusts, regulatory issues and tax residence matters, and also works closely with the real estate team to advise clients on the tax implications of UK property ownership and investment. Catharine Bell is another known name for her work on wealth structuring, family governance and advice to family offices. Carole Cook is also a key figure who is particularly strong at advising entrepreneurs. Nicholas Jacob advises many UNHW Asian families, while Anthony Thompson is well-regarded for his work with Middle Eastern UNHW clients. Rupert Mead is recognised for his work on rural property and landed estate matters. Patricia Boon, Jeremy Robertson and George Mitchell have been promoted to the partnership. ‘Each person is exceptionally experienced and committed to doing the best for the client, and to thinking constructively and around issues in order to provide a solution.’

            Residential property – Tier 1

            Forsters LLP has a strong pedigree across the full spectrum of residential property work, which includes high-value acquisitions, sales and financings of prime real estate in London and elsewhere in the UK. It is also highly active in large-scale residential projects in London. Lucy Barber leads the team, which has a well-established reputation among high-net-worth and ultra-high-net-worth individuals, and serves prestigious clients such as The Crown Estate and The Phillimore Estate. In addition to Barber, another key individual in the group is Helen Marsh, whose expertise includes conveyancing and secured lending. Henry Cecil focuses on farms and country houses. Charles Miéville and Robert Barham are recent arrivals from Cripps Pemberton Greenish.

            Family – Tier 2

            Forsters LLP is frequently instructed by high-profile and UHNW individuals who are well-known figures in the arts and sports sectors as well as acting for financiers and entrepreneurs. It advises on a wide range of complex matters with particular specialisms in ultra-high-value and international nuptial agreements. It is also skilled at advising on cross-border child arrangements as well as negotiating financial settlements for children. Joanne Edwards leads the team and is seen as a leading advisor for big-ticket litigation and complex mediation. Edwards is ‘achieving great things for her team’. Rosie Schumm is also experienced at negotiating bespoke nuptial agreements often with international aspects.

            Property litigation – Tier 2

            With the arrival of counsel Nichola Padget from Orrick, Herrington & Sutcliffe (UK) LLP in April 2020, Forsters LLP has added to its residential and commercial property litigation expertise, while the addition of senior consultant Damian Greenish, who joined from Cripps Pemberton Greenish in September 2020, brings additional residential leasehold reform capabilities. ‘Hugely experienced and very talented’ team head Natasha Rees is another key contact for leasehold enfranchisement and residential property disputes. The team of ‘first-class lawyers’ acts for a large number of landowners, estates and funds alongside property companies, developers and occupier clients. Its workload is equally diverse and has recently included easement and service charge disputes, dilapidation claims, forfeitures and other issues arising from CVAs and insolvencies, in addition to development matters concerning rights to light, vacant possessions and an increasing number of cladding-related instructions. Jonathan Ross‘ commercial property litigation expertise extends to associated professional negligence claims, while senior associate Anna Mullins is a key contact for landlord and tenant matters.

            Forsters named Private Client Team of the Year at the Legal Business Awards

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            Forsters have won Private Client Team of the Year at the Legal Business Awards 2021.

            The team were commended for their “work on a swathe of significant and demanding estate planning and succession cases”.

            On their win, the team commented: “We are elated to win Private Client Team of the Year. Thank you to the researchers at Legal Business, our colleagues and of course, our clients with whom we are proud to work. In a time that has presented challenges for families and businesses throughout the world, it is particularly satisfying to be recognised for our work and client commitment”.

            The accolade marks the end of a successful month, which has also seen the Private Wealth practice win International Legal Team of the Year at the STEP awards, as well as maintain their top tier rankings in the Legal 500 UK 2021 and eprivateclient’s Top Law Firms 2021.

            Forsters’ top ranked Real Estate team were also shortlisted for Real Estate Team of the Year at this year’s Legal Business Awards. Congratulations to Legal Business and its event co-ordinators as well as all those shortlisted for providing a night full of celebration.

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            What exactly are you buying? – learnings from Dargamo Holdings Ltd v Avonwick Holdings Ltd

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            A recent Court of Appeal case (Dargamo Holdings Ltd and another v Avonwick Holdings Ltd and others [2021] EWCA Civ 1149) which examined the laws of restitution and unjust enrichment has reinforced the need for contracts to include a clear description of what is being acquired and the apportionment of the purchase price.

            Restitution and unjust enrichment

            The law of restitution addresses the reclaiming by the claimant of a benefit or enrichment unjustly received by the defendant at the claimant’s expense. Unlike claims in contract or tort, which focus on the damage suffered by the claimant rather than the enrichment of the defendant, restitution is a remedy rather than a course of action.

            A claimant seeking restitution for unjust enrichment must be able to satisfy the following criteria:

            • the defendant must have been enriched or have received a benefit;
            • the enrichment or receipt of the benefit must have been unjust; and
            • the enrichment or receipt of the benefit must have been at the claimant’s expense.

            Facts

            These complex proceedings arose from the termination of a partnership between three Ukrainian businessmen, Mr Gaiduk, Mr Taruta and Mr Mkrtchan.

            As part of the termination process, Mr Gaiduk’s company, Avonwick Holdings Ltd (“Avonwick“) entered into a share purchase agreement to sell its shareholding in Castlerose Ltd (“Castlerose“) to Mr Taruta’s and Mr Mkrtchan’s companies, Dargamo Holdings Ltd (“Dargamo“) and Azitio Holdings Ltd (“Azitio“) respectively. The purchase price for the shares was stated to be US$950 million although it had been agreed between the parties that a part of this sum would form the consideration for additional assets to be sold by Avonwick to Dargamo and Azitio. These assets were never transferred to Dargamo and as a result, Mr Taruta and Dargamo (the “Taruta Parties“) brought proceedings against Mr Gaiduk, his wife and Avonwick (the “Gaiduk Parties“) for the restitution of US$82.5 million.

            Although the parties were in agreement that the US$950 million included the purchase price for the additional assets and that the intention was to sell these assets to Dargamo and Azitio, there was no mention of the additional assets or the apportionment of the purchase price in the share purchase agreement and although there were other documents referring to the sale of these assets, these had never been agreed or signed.

            The Taruta Parties alleged that the Gaiduk Parties had been unjustly enriched at the expense of the Taruta Parties, as the events contemplated by the US$82.5 million payment – the transfer of the additional assets – did not materialise.

            The judge rejected the proceedings at first instance, finding that there was no unjust factor on which the unjust enrichment claim could succeed.

            Court of Appeal findings

            The Court of Appeal dismissed the appeal made by the Taruta Parties. Although the parties were not in dispute about the intention to transfer the additional assets or that the purchase price for such transfer was included in the US$950 million, the share purchase agreement specifically stated that the sum of US$950 million was consideration for the sale of the shares in Castlerose and made no mention of the additional assets at all. The Court of Appeal held that a claim for unjust enrichment cannot override the express contractual terms:

            “where the basis of the consideration is expressly and unconditionally spelt out on the face of a valid and subsisting contract, as here, there is no proper scope for inquiring into an alternative basis that is plainly contrary to the express basis freely agreed between the parties.”

            According to the share purchase agreement, the parties had simply agreed that Avonwick was obliged to transfer the shares in Castlerose in exchange for the payment of $950 million, and the parties had fulfilled their respective contractual obligations.

            Practical lesson

            This case serves as a salutary reminder that the parties to a purchase agreement of any kind should not only carefully agree upon the consideration to be paid for each interest where several are to be transferred but should also ensure that such agreement is expressly set out in writing and that the contract is validly executed. In addition, where interests are to be transferred at a later date, i.e. post-completion, due thought should be given to the parties’ respective positions if the transfer does not go ahead and these too, should be documented.

            Parties should take legal advice and work closely with their legal advisors to ensure that the full arrangement is expressly set out in writing and that the various possible eventualities are considered in order to reduce the risk of potential subsequent disputes.

            Disclaimer

            This note reflects our opinion and views as of 29 September 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Location, Location, Location – Why location matters in nuisance claims

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            Jones v Ministry of Defence

            A landowner has failed in a claim against the Ministry of Defence (“MOD”) that the use of an RAF base was a nuisance or breach of Article 1/8 of the First Protocol to the European Convention on Human Rights.

            To succeed in the claim in nuisance, the claimants had to show the MOD’s activities caused an interference with the claimants’ reasonable enjoyment of their land.

            Crucially, what is “reasonable” is looked at objectively and depends on the circumstances including the neighbourhood/locality of the property and whether the defendant’s use of its land was necessary for common and ordinary use of the land and carried out in a way that is reasonable having regard to a neighbouring property owner’s interests.

            The key facts/findings of the Court were:

            • The claimants had acquired its land, previously owned by a water board and used as a depot in connection with a nearby reservoir, in 2003. It wanted to change the use of the site to provide guest accommodation with premises for commercial lettings and a children’s nursery.
            • The MOD had used its land since the 1950s for training pilots and since 1976 by using jet planes (with replacement jets brought in since 2009).
            • The Court accepted that the noise of planes flying close to and over the claimants’ land was very loud, annoying and disruptive. Since 2003 there had been a decrease in flights over the claimants’ land, albeit the flights were now louder than before due to new jet planes but the overall impact of the noise was no greater than before.
            • The use of planes on the MOD’s land was ordinary use of its land in 2003 and in 2021 given the longstanding use of the land for pilot training.
            • The MOD had sought to keep noise to a reasonable minimum for their operations and specifically sought to address the claimants’ concerns about planes flying over the nursery and an activity centre on the claimant’s land.
            • The tranquillity of the area had for many years been disrupted by the sound of planes from the MOD’s land since the 1950s and since 1976 by jet planes. The noise had been part of the environment for generations. The pre-existing activity was part of the character of the locality and so would be taken into account when considering whether the existing use was a nuisance.
            • The claimants were using the land in a way that was more sensitive to noise than before. A landowner could not introduce a more sensitive use to land and complain about another landowner’s activity which was not previously a nuisance and had been carried out in a reasonable manner over a number of years.
            • There was a significant public interest in the use of the MOD’s land continuing to train pilots.
            • The Court dismissed the claims under Article 1 and Article 8. Regarding Article 8, the MOD’s use of land was lawful and in the interests of national security. A balance had been struck between the MOD’s use and those in the vicinity since the MOD operates a noise amelioration scheme for householders affected by noise (the claimants did not quality for this as the noise was not sufficiently loud) and the MOD had taken steps to minimise the noise. Regarding Article 1, the claimants bought the land as it was (subject to the pre-existing use of the MOD) and had not been deprived of what they bought, it only impeded the claimants from developing something new on their land. Article 1 does not create a right to acquire property and further income.

            Key takeaway points

            The facts of the case are key to understanding the Court’s decision but the following points should be kept in mind by landowners and those facing potential nuisance claims:

            • What is a nuisance in one neighbourhood will not be a nuisance in another. An activity can be noisy and disturb a neighbouring property owner without constituting a nuisance.
            • Use of land in a reasonable manner for a long period of time can change the nature/character of the neighbourhood. The Court will consider the characteristics of the neighbourhood/locality when considering if use of land constitutes a nuisance. Objecting to a longstanding use of land may be difficult if the defendant is not putting its land to a new or varied use.
            • Landowners should take into account neighbouring properties and seek to carry out activities in a reasonable manner, where possible taking steps following a neighbour’s complaint to mitigate the disturbance to the neighbour where reasonably possible. As ever, seeking to act in a reasonable and neighbourly manner will assist.
            • Where a claimant has changed the use of its land, making it more sensitive to a pre-existing use of a defendant’s land that was not previously a nuisance, the Court is unlikely to take into account the more sensitive use the claimant wishes to put its land to.

            Will Leney is a Senior Associate in our Property Litigation team.

            A PDF copy of the article above is also available to download here.

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            Clarification on ‘vacant possession’ break conditions

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            Capitol Park Leeds PLC (1) Capitol Park Barnsley Limited (2) v Global Radio Services Limited

            The Court of Appeal has clarified that removing landlord’s fixtures will not prevent a tenant meeting a break condition of providing “vacant possession”.

            The tenant, Global Radio Services Limited, sought to exercise its break option in a lease of a broadcasting studio in Leeds. As is often the case, the break option was subject to a number of conditions precedent. One of the conditions was that the tenant provided “vacant possession” on the break date.

            The tenant carried out an extensive strip out process removing numerous items which were part of the original base build and belonged to the landlord (ceiling grids, ceiling tiles, fire barriers, boxing to columns, floor finished, window sills, fan coil units, ventilation duct work, pipework connections, office lighting, smoke detection system, emergency lighting, radiators, heating pipework, floor boxed, ceiling void small power and sub mains cabled). Those items were not reinstated, the tenant hoped to reach a financial settlement before the break date and did not have time to reinstate the items which had been removed.

            Crucially for the tenant, the break condition only referred to providing “vacant possession” and did not refer to compliance with other tenant obligations in the lease.

            The Court followed the traditional test of vacant possession meaning returning a property (as it stood on the break date) without:

            • people;
            • chattels; and
            • legal interests (such as sub-leases).

            The Court stated that the physical condition of a property was not part of the test of vacant possession because it would present a number of unintended consequences. For example, a tenant would be unable to satisfy a vacant possession condition if the property was damaged by an insured risk and not reinstated by the landlord in time.

            While the landlord could not frustrate the break option, it could pursue a dilapidations claim regarding the missing items (the lease contained typical wording in a separate clause to the break option that the tenant was to return the property with vacant possession and to have complied with the tenant’s obligations in the lease).

            Vacant possession conditions are becoming less prevalent in new leases, however occupiers should keep the following in mind:

            • Interrogate any conditions precedent to a break option at the earliest possible time to ensure there is a clear understanding as to what is required. Where necessary/possible, seek amendments to heads of terms and draft documents.
            • Leaving behind chattels/tenant fixtures in the property can result in vacant possession not being given. If in doubt, clearing items from the property is likely to be the best option to ensure the condition is complied with.
            • When agreeing to take space subject to a landlord obtaining vacant possession, consider including a clear definition of what is expected by the parties.

            In light of the decision landlords should consider:

            • Early advice from a dilapidations surveyor to put the tenant on notice of its obligations when returning the property;
            • Ensuring any new break clauses include set parameters of what must be left in the property at lease end (avoiding void periods while landlord’s fixtures are reinstated).

            Will Leney is a Senior Associate in our Property Litigation team.

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            Should I establish a non-UK resident company to acquire UK property?

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            It used to be clear that non-UK residents planning to invest in UK property would generally choose to do this through a non-UK tax resident company rather than a UK tax resident company. However, this is no longer necessarily the case. This article seeks to explain the current position.

            (Unless a company is UK incorporated its tax residence will generally depend on where it is centrally managed and controlled. This is normally where its directors meet and make strategic decisions. Please see my recent article for further discussion about this.)

            Capital gains

            For commercial real estate, the position began to change in 2019 when non-resident capital gains tax (“NRCGT“) was imposed on non-residents disposing directly or indirectly of UK commercial properties. The new rules applied from 6 April 2019 (and they followed on from the introduction of NRCGT in relation to residential property from 6 April 2015).

            As a result of the introduction of NRCGT there is now, from a capital gains perspective, no significant difference between holding property and disposing of it out of a UK or non-UK resident company (although purchasers of existing property-owning vehicles should be aware that there could still be significant differences between the base cost at which property is held within such companies since rebasing to 2019 values for commercial property (and 2015 for residential property) only applies if the company was non-UK resident at the relevant date).

            Tax on rent

            Since 6 April 2020, there has also been an alignment of the tax treatment of income (other than in relation to withholding tax described below). UK corporation tax now applies to rental income of UK property investment businesses whether or not the company holding the property is UK resident or non-UK resident. The same rules also apply for interest deductions under the UK’s loan relationship/corporate debt rules.

            If rent is to be paid to a non-UK resident company it will be necessary to make an application for rent to be paid gross; otherwise the tenants (or agent collecting the rent) will need to deduct 20% tax from the rent and account for this to HMRC before paying it over to the non-UK resident company. However, if a UK resident company is used, the tenants or agent will be able to pay gross and the rent will then be subject to corporation tax self-assessed in the usual way. The contrasting position between non-UK resident companies and UK resident companies continues to apply in relation to withholding tax on rent even though both types of company are now within the corporation tax regime.

            Withholding tax on interest

            The main reason therefore, to now choose to establish a property-owning vehicle as a non-UK resident company relates to withholding tax on interest, particularly if interest bearing shareholder (or connected party) debt is to be introduced into the structure. This is because, unless an exemption or relief applies, a UK withholding tax of 20% is incurred if UK source interest is paid by a company. One such exemption is where interest is paid to a UK bank or to a lender which is resident in a country which has a double tax treaty between the UK and that country that exempts interest from withholding tax. Care still needs to be taken however, because in some cases, double tax treaties only reduce the rate of withholding tax rather than providing a complete exemption and some double tax treaties do not exempt or relieve interest from withholding tax at all.

            Where there is a double tax treaty which can be relied upon, compliance with various procedural requirements will be needed before the interest can be paid gross; these will vary depending on whether the lender is a “passport treaty lender” or not. As such, specialist advice should be taken.

            The withholding tax only applies to UK source interest. If interest is paid by a UK resident company it is highly likely to have a UK source. But, if interest is paid by a non-UK resident company then, depending on the exact circumstances (such as whether or not the debt is secured on a UK property), it may be possible to take the view that the interest does not have a UK source. Whether interest has a UK source or not involves an analysis of relevant case law and HMRC guidance and a multi factorial approach has to be taken. Specialist advice should be sought in this situation.

            Debt borrowed from third parties will almost invariably be secured on UK property and will therefore have a UK source. If double tax treaty relief does not apply to exempt the interest from withholding tax then it is likely that tax will have to be withheld on payment of interest to such an offshore lender, whether the borrower is UK resident or not.

            If there is a concern that the interest may have a UK source, it may be possible to structure the debt as a deep discount bond or to issue a quoted Eurobond as withholding tax should not apply to such bonds, although it is unlikely to be worth the cost of issuing a quoted Eurobond unless the amount of debt is at least £10 to £12 million.

            Notwithstanding the above, our understanding is that, from a commercial perspective, bank lending can be more expensive for a non-UK resident borrower than if the borrower is a UK resident company. We would suggest checking this in advance with any potential lender.

            Stamp duty

            A non-UK incorporated (note, “incorporated” rather than “resident”) company is sometimes chosen because UK stamp duty at the rate of 0.5% applies to consideration paid on a transfer of shares in a UK incorporated company. However, this is only likely to be a relevant consideration if it is thought that the shares in the company (rather than the actual property) might be sold at a future date.

            NRSDLT

            Non-resident SDLT (“NRSDLT“) has also recently been introduced which imposes a 2% surcharge for non-UK resident buyers of dwellings. Even if the buyer company is established as a UK resident company, it could still be treated as non-resident for the purposes of this surcharge if, broadly, it is a close company which is under what is known as “non-UK control”. These rules are complex and if residential property is being purchased, specific advice should be sought.

            For further details about NRSDLT, see here.

            Other vehicles

            There are a variety of other structures which can be used where UK property is to be held as an investment, including offshore unit trusts and partnerships. Establishing a real estate investment trust (“REIT“) to which special favourable tax treatment applies may also be an option where property of significant value is being acquired. Again, specialist advice should be taken.

            UK inheritance tax and privacy issues

            This article does not consider UK inheritance tax. If you are non-UK domiciled and investing in UK property you should take specific advice and note that the rules are different for residential and commercial property.

            Some non-UK residents also prefer to establish non-UK incorporated companies as the amount of information about the company available to the public may be lower than if it was established in the UK. Again, this is a complex area in relation to which specific advice should be sought.

            Heather Corben is a Partner in the Tax team.

            Disclaimer

            This note reflects our opinion and views as of 29 September 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.


            A Guide for US Purchasers of UK Residential Property

            When acquiring UK property, US purchasers should seek advice on the broader tax and legal implications. In this report, Forsters’ partners along with specialists in the industry, share their insights on the current UK market for US buyers and how best to navigate the specific risks for US-connected clients.

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            Trusts in Litigation 2021: Hannah Mantle to speak on Quirks and Curiosities in 1975 Act claims

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            Contentious Trusts and Estates Senior Associate, Hannah Mantle, has been invited to present a workshop at the upcoming Trusts in Litigation 2021 conference hosted by Informa Connect and ConTrA.

            The three day event will focus on the world of trusts in litigation and includes informative panel discussions, interactive workshops and quickfire debates hosted by industry experts.

            Hannah will be joined by Giles Richardson (Serle Court) to speak on ‘Quirks and Curiosities in 1975 Act claims‘ – their session will explore topics including:

            • How should conduct falling within the forfeiture rule be taken into account?
            • What “other matters” may be particularly relevant in determining whether reasonable financial provision has been made?
            • Could matrimonial considerations inform the appropriate remedy, e.g. the terms of a pre- or post-nuptial agreement? Would a claim as a dependant circumvent such an agreement?
            • What are some of the basic tax implications to bear in mind when crafting a remedy?

            Ashleigh Carr, Contentious Trusts and Estates Senior Associate, will also be attending the conference; and Forsters is delighted to be sponsoring the event which brings together private client advisors and trust practitioners.

            You can register for the conference here. Hannah and Ashleigh look forward to seeing you there.

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            Michael Armstrong and Robert Linden Laird Craig join Constance McDonnell QC to examine predatory marriage at ThoughtLeaders4 HNW Divorce panel

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            Private Client Senior Associate, Michael Armstrong, and Knowledge Development Lawyer, Robert Linden Laird Craig, have been invited to join Constance McDonnell QC of Serle Court at ThoughtLeaders4 HNW Divorces’ upcoming panel discussion entitled ‘Predatory Marriage: Protecting Vulnerable Clients, and Hopes for Reform’.

            A predatory marriage occurs where a vulnerable person is induced to marry by someone seeking to inherit his or her estate or otherwise gain some financial advantage. A marriage by a person lacking capacity is not void from the outset, so can wreak havoc with his or her estate planning.

            The ThoughtLeaders4 panel will address:

            • The current legal position and its impact on vulnerable clients.
            • The steps advisors should take when a vulnerable client is identified as being at risk of a predatory marriage.
            • The options available to the families of vulnerable individuals, both before and after a predatory marriage occurs.
            • How the Family Division’s inherent jurisdiction to protect vulnerable persons can be of assistance.
            • The nature of the reforms proposed by Fabien Hamilton MP in light of his constituent Joan Blass’s case.
            • The need for both reform of the law and for better processes and procedures when registering marriages.

            The discussion will take place on 1 October at 12pm. You can register to attend here.

            Forsters ranked as a Tier 1 firm in eprivateclient’s Top Law Firms 2021

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            Forsters’ Private Client team have been recognised once again by eprivateclient in their Top Law Firms 2021 listing, where the firm maintains their Tier 1 ranking.

            The rankings showcase the best private client legal practices in the UK and is based on a range of factors including reputation, quality of service, how they are viewed by other bodies and publications and the extent of their UK offering.

            Eprivateclient have also recently recognised three Private Client Senior Associates in their Top 35 Under 35 rankings.

            The accolade follows a double award win in the STEP Private Client Awards last week, where Forsters won in the categories of International Team of the Year and Contentious Trusts and Estates Team of the Year.

            View the Top Law Firm 2021 listing here

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            Catherine Hill co-launches Artistate

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            Forsters’ Head of Art and Cultural Property and Private Client Partner, Catherine Hill, co-launches Artistate, an innovative professional services platform for artists to plan and protect their artistic legacy and estate.

            Catherine has cofounded Artistate with a group of specialist professional advisors in the art industry, with the aim of providing artists and their estates with integrated legal, tax and financial advice that addresses their wide range of needs.

            The Artistate team

            Through the team’s panel of professional experts, Artistate provide a range of services for artists in order to maximise the value of their art and, in the long-term, build an enduring legacy. Services include:

            • Writing a Will
            • Documenting relationships with galleries and museums
            • Employing studio assistants and managers
            • Tax advice and support
            • Creating a corporate structure around a body of works
            • Creating and managing an artist’s archive
            • Managing intellectual property rights
            • Collecting royalties

            How does Artistate work?

            The service offers an initial consultation to artists and their representative(s) to review the artist or estate’s circumstances; the Artistate experts then provide their recommended action points for the artist or the estate to consider. Once the artist or estate has selected the advice they require, the relevant Artistate advisor will provide a fee estimate and provide the services directly to the client.

            Who are the Artistate experts?

            Catherine Hill: Forsters’ Private Client partner, Catherine has many years’ experience acting for living artists and their families, including several leading contemporary figures, on legacy, succession and taxation issues. Catherine also advises collectors, galleries and museums. She has lectured at the Royal Academy on Legacy Planning and on art law matters generally and is a member of PAIAM (Professional Advisers to the International Arts Market) and the Heritage Lawyers Group. She acts as trustee and executor for many of her artist clients.

            Keith Graham: an experienced Chartered Accountant, advises individuals and businesses on Tax (both UK and International) and general financial matters, as well as providing accounting and audit services.

            John Martin: the gallery director of John Martin Gallery which he opened in 1992. He was the founder of Cromwell Place in South Kensington and co-founder and fair director of Art Dubai (2007-9).

            Pierre Valentin: founding partner of Constantine Cannon LLP (London) where he heads their art and cultural property law team. Prior to joining Constantine Cannon, he was a Senior Director and Associate General Counsel at Sotheby’s.

            Catherine Hill comments: “Our research shows that many artists never get round to writing a Will. To die leaving a studio full of art and archives without proper planning will not do any good to an artist’s legacy. Thankfully, artists and studio managers increasingly realize how important it is to define and establish an artistic estate whilst the artist is alive. That’s when ARTISTATE comes into its own.”

            If you wish to find out more or to arrange an initial consultation, please do visit the Artistate website or get in touch with Catherine.

            Image courtesy of Walter Finch

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            Share or Asset Deal: What’s the difference?

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            Whether you’re buying a property directly or buying the shares in a company which owns a property, there is a process of disclosure and due diligence which must be undertaken. However, there are key differences in how these are dealt with, depending on which transaction type is chosen. This article will focus on the key transactional differences rather than the tax implications which, whilst obviously crucial, are a topic in themselves.

            Warranties and Representations

            In a share purchase, there are no implied representations or warranties. Instead all warranties must be incorporated into the share purchase agreement (the “SPA“). The seller will provide a series of confirmatory statements (for example, if the seller is providing replies to enquiries, it will need to warrant that these are accurate), which it then discloses against in a disclosure letter. This is similar to the disclosures made against a Certificate of Title in a commercial real estate financing.

            The extent of the warranties provided by the seller will vary depending on how important the property is in the context of the overall transaction and the bargaining position of the parties. If, for example, the property is low value, or the buyer has been involved with the property in the past, then the warranties may be fairly brief.

            If a warranty turns out to be untrue and as a result, the value of the company is reduced, the buyer can make a claim for damages for breach of contract. Damages for breach of warranty are based on the difference between what the shares are actually worth compared to what they would have been worth had the warranty been true (which is likely to be the price paid for them by the buyer). A breach of warranty would not normally allow the SPA to be terminated unless exchange and completion of the SPA was occurring on different days and the breach was absolutely crucial to the contract.

            By contrast, on an asset purchase the seller will provides replies to standard enquiries (CPSEs) plus any additional enquiries which the buyer may raise as part of its due diligence. The principle of caveat emptor (which applies equally to share and asset purchases), means that the buyer must make its own enquiries to pick up on any issues with the property.

            If the seller gives an untrue or inaccurate response to any of the enquiries, which the buyer has relied on when entering into the sale agreement, the buyer has the right to make a claim for misrepresentation. This is a tortious claim, which may entitle the buyer to rescind the contract and/or to claim damages.

            Due Diligence

            This is broadly similar for both a share and asset sale, with a suite of searches in relation to the property being carried out. Index Map, Local Authority, Drainage & Water, Gas, Electricity and Highways are the main searches typically ordered. A survey of the property may be undertaken, and if relevant an environmental report obtained. If the property isn’t key to the company’s business, the searches carried out will be less extensive than on an asset purchase. In a share sale the searches are typically listed out in, and appended to, the disclosure letter.

            There’s often a “catch-all” disclosure in the share sale disclosure letter which states that the buyer is deemed to know everything that its solicitor knows and that it could reasonably be expected to know about (although this may well be resisted by the buyer). It’s therefore important for a buyer’s solicitor to ensure that all reports and surveys are forwarded to the buyer, and that anything else which might be disclosed in a data room by the seller is sent across for the buyer’s review.

            Asset Management Considerations

            A key difference between a share and asset purchase is how monies held by the seller in connection with the lettings at the property are dealt with.

            Service Charge

            For example, if there’s a service charge in connection with the management of the property, there may be shortfalls where there are service charge caps or tenants in arrears with their payments.

            On an asset purchase the service charge will be addressed in the sale contract, with final accounts being provided by the seller within a fixed period after completion, and the buyer either collecting in arrears to make up any shortfall to be paid across to the seller, or if the accounts show a surplus, the excess being paid by the seller to the buyer.

            With a share sale, it’s important to remember that service charge monies in a landlord’s account are not part of the assets of the company because they are held for specific expenditure in accordance with the terms of the leases, which will contain mechanisms for repaying the money or crediting it against tenants’ accounts. This therefore must be taken into account when the company is valued. If there are service charge arrears or shortfalls, this is a liability for the company. This may either decrease the company price, or the service charge accounts can be entirely removed from the completion accounts and dealt with by way of a later adjustment between the seller and buyer.

            Rent Arrears

            There may also be rent arrears, which on an asset sale will again be addressed in the sale contract. Differing approaches to dealing with arrears can be taken – the buyer may take responsibility for collecting the arrears from the tenant(s) and accounting to the seller for their share, or the buyer may pay the amount of arrears to the seller on completion and then assume responsibility to collect in and keep the monies.

            On a share sale, the arrears may lead to a price reduction if it seems unlikely that they will ever be paid. Alternatively, they will not be dealt with as part of a purchase price adjustment but instead will be paid across to the seller if and when received by the buyer.

            Rent Deposits

            Landlords will often collect rent deposits from tenants as security for any breach of the tenant’s lease obligations. These monies will be held in accordance with a rent deposit deed, and will either be charged to, or held in trust by, the landlord to use in the event of the tenant defaulting.

            On an asset purchase, the rent deposits will need to be specifically dealt with in the sale agreement. Depending on the date of the lease, the rent deposit deed will state that any buyer is automatically bound by its terms, or alternatively the deposit deed may need to be assigned to the buyer on completion.

            The amount of the deposits held by the landlord will also be dealt with in the completion statement and deducted from the overall purchase price being paid by the buyer.

            On a share sale, the rent deposits held by the landlord can’t be included as part of the company’s assets and valuation, because the monies remain the property of the tenants in accordance with the rent deposit deed. The landlord entity will remain the same after the share sale has completed, because, although the shares have transferred, the landlord, from a tenant’s perspective, remains the same. This means that no further action usually needs to be taken in relation to the deposits.

            Indemnity Insurance

            On an asset purchase, if there’s an issue with the title to the property (for example, there’s a restriction as to use or a restrictive covenant within a missing deed) then it’s usually possible to obtain title defects’ indemnity insurance. These policies will cover either the property value or its development value and need to be reviewed and negotiated to ensure that there aren’t any excessive caveats which will restrict the buyer’s potential to make a claim. Title indemnity insurance is typically in perpetuity, meaning that it will last for the life of the property. Sellers will often pay the premium on behalf of the buyer if a policy isn’t already in place.

            On a share sale, the buyer may consider obtaining warranty and indemnity insurance (W&I Insurance) if it isn’t satisfied about the financial strength of the seller or is concerned about enforcement for breach of warranty in a different jurisdiction. This type of insurance has grown in popularity. The seller can cap its liability with the buyer then making an insurance claim for any breach of warranty. The insurers will do their own due diligence to evaluate the level of potential risk and will typically carve out any particular areas of concern. This type of insurance policy can be taken out by either the seller or the buyer, but the premium can be costly. In contrast to title indemnity insurance, the policy’s term typically runs for the duration of the warranties as set out in the SPA.

            For more information about indemnity insurance, please click here.

            Conclusion

            The amount of due diligence to be carried out on a share purchase will depend on how essential the property is to the company’s business. The buyer will want to make sure that there are no issues relating to the title or any occupational tenants. These will be flushed out via the searches, title review, in replies to enquiries and, on a share purchase, the disclosure letter. Even if the property is of lesser importance to the purchase of the company, on a share purchase the seller’s accounts need to be checked carefully to ensure that any costs relating to leases and service charge are properly dealt with and to ensure a fair valuation.

            Disclaimer

            This note reflects our opinion and views as of 27 September 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Louise is a Knowledge Development Lawyer in our Commercial Real Estate team.

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            Forsters’ double award win at the prestigious STEP Private Client Awards 2021/22

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            Forsters’ Private Wealth practice has been named International Legal Team of the Year (midsize firm) and Contentious Trusts and Estates Team of the Year (midsize firm) at this year’s STEP Private Client Awards.

            International Legal Team of the Year (midsize firm)

            Judges praised Forsters for its “innovative use of IT in client facing applications, strong and tested collaborations with international partners and network of intermediaries”. They also applauded the team’s “open minded approach to professional development”, which combines an emphasis on technical excellence with the other skills that make for first class lawyers.

            Head of Private Client, Xavier Nicholas, commented: “We are very proud to have won the award for International Legal Team of the Year for a second year running. It is a particularly meaningful achievement after a year in which, despite a prolonged period of travel restrictions, we have continued successfully to develop our already well established client base in key jurisdictions – including the US, South America, Asia and the Middle East. To be recognised by STEP for the expertise of our international practice is a fantastic reward for a team that has shown exceptional commitment to its clients in very challenging circumstances.”

            Winners - International Legal Team of the Year (midsize firm)

            Contentious Trusts and Estates Team of the Year (midsize firm)

            The judges noted the team’s “excellent range of skills” and their work on “multi-jurisdictional, high value and complex cases”. They were commended for their cross-departmental approach to providing a holistic service for clients.

            Head of Contentious Trusts and Estates, Roberta Harvey commented: “We are thrilled to be awarded Contentious Trusts and Estate Team of the Year. I feel very proud to work with such a talented group of lawyers who continuously deliver excellent client service.”

            Winners - Contentious Trusts and Estates Team of the Year (midsize firm)

            Forsters were announced as double award winners at the virtual ceremony on 23 September. The firm was also shortlisted for Family Business Advisory Practice of the Year.

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            Forsters advise on a quartet of new F&B lettings at St Christopher’s Place

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            Forsters has advised BMO Real Estate Partners on four exciting new restaurant lettings at St Christopher’s Place, W1. Located behind Oxford Street, the St Christopher’s Place estate comprises 43 buildings and 169 lettable units made up of high end retail and restaurants, office suites and apartments.

            The San Carlo Restaurant Group has agreed to take the former Carluccio’s unit on Barrett Street for a new 220-cover Italian brasserie and bar concept, named “Isola.” Isola will also include a 50-cover alfresco terrace and will open in October 2021.

            From the team behind Patty & Bun, a new restaurant focusing on roast chicken, “Sidechick”, has signed up to a 10 year lease of 1,125 sq ft of space on James Street for a 50-cover site with an outdoor seating area. The existing Patty & Bun unit, which came to St Christopher’s Place back in 2012, will continue to operate next door.

            “Papa-dum”, an Indian street food concept which first opened in Fetter Lane, has taken a 10 year lease on James Street of 1,147 sq ft space. Their offering will include “grab and go” curries, chais and chaats.

            Finally, Crome, a café and patisserie focussing on French toast and speciality coffees, has recently opened on James Street.

            These new lettings will further boost the restaurant offering at the estate and will contribute to the status of St Christopher’s Place as one of the west end’s most desirable and diverse dining destinations.

            Forsters has worked on the St Christopher’s Place estate for more than 20 years, led by Commercial Real Estate partner, Glenn Dunn.

            Commercial Real Estate senior associate, Jade Capper, advised on the lettings, assisted by associate, Alexandra Ringrose.

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            James Brockhurst to speak at Mourant’s Trusts Forum in Guernsey and Jersey

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            Private Client Senior Associate, James Brockhurst, has been invited to speak at Mourant’s Trusts Forum this October. The Forum, held physically in both Jersey and Guernsey, will unite industry experts to deliver insights on key topics and trends in the Private Client sector.

            James will be speaking at a session entitled ‘What the future holds’, where he will be discussing the NextGen trends, challenges and opportunities expected to arise in the coming years. He will be joined by Yindi Gesinde of Baker & McKenzie and Benjamin Lister of Taylor Wessing. The session, moderated by Mourant’s Will Burnell and Sandra Duerden, will take place from 2:50pm – 3:35pm.

            The Guernsey Forum will take place on 12 October, with the Jersey Forum taking place on 14 October. Register to attend the Forum here.

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            Triple listing for Forsters’ Next Gen lawyers in ePrivateClient’s Top 35 under 35 2021

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            We are thrilled that three of our Private Client Senior Associates have been listed in ePrivateClient’s Top 35 under 35 2021.

            Recognised this year are:

            • John FitzGerald, for his work advising UK resident and non-UK resident high-net-worth individuals and trustees on matters including the UK’s statutory residence test, domicile and the UK tax treatment of offshore trust structures.
            • Laura Neal, for her key role in the firm’s Art Practice, acting for galleries and auction houses, as well as UK-based and international estates, trusts, foundations and collectors.
            • Victoria Salter-Galbraith, for her specialism in advising on landed estates and rural property matters relating to listed and historic buildings.

            It is a testament to the talent and strength of our next generation of lawyers, as well as Forsters’ commitment to nurturing and promoting the talent of our associates who play a key role in the continued growth of the firm.

            Eprivateclient’s definitive annual list of young private client practitioners is designed to identify, recognise, introduce and promote the rising stars of the private wealth professions.

            The full results can be viewed here.

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            The unintended consequences of family disputes and family trusts

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            Family wealth planning is frequently undertaken against a background of positive planning, often when the second generation is younger, and the family small and without complications. Over time this can change and lead to unintended adverse consequences for Trust structures if the family enters into a major dispute. Families and practitioners can learn from some of these issues, as Highvern’s Richard Joynt and Forsters’ Alex Tamosius outline.

            Family members in a dispute position

            Case study 1 demonstrates how having family members on a PTC Board can put them into direct conflict with one another, worsening any dispute and encouraging litigation. If the Articles of the PTC had built in flexibility around Board composition, conflicts of interests could be avoided. For instance, the family could have rights to appoint Directors but not actually take these up unless there was a material issue that they needed to vote on.

            Case study 1

            The patriarch settles his trading business into Trust for the family’s collective benefit after his passing. A PTC structure is chosen with the family having a majority on the Board to retain control. Son C, a beneficiary and a Director of the family business, objects to the way the business was being managed and enters into dispute with the family, complaining to the Trustees. The other family members are in a very difficult position as they sit on the Trustee Board and Enforcer Committee. The professional Trustee is also in a predicament as they are a minority on the Board and cannot resign as they are needed for quorum reasons.

            Manage wide beneficial classes

            From the vast body of trust case law, it is clear that beneficiaries have significant rights and can hold the Trustee to account for their actions. Establishing the Trust with a narrow class of beneficiaries at the outset allows the Settlor to see how family dynamics evolve over time, and beneficiaries can be added later. Managing the named beneficial class in this way can heavily reduce litigation risk.

            Exit mechanisms

            Any family dispute is unpleasant, but when significant wealth is involved, the accompanying litigation risk is high. Structures which include very illiquid assets and require family members to work together risk becoming the focus of family dispute litigation. Building dispute resolution mechanisms into the structure provides resilience and shows fairness if a dispute occurs since the mechanism applies to all family members. Case Study 2 shows that this can be as simple as the Settlor drafting a clear letter of wishes to the trustee, setting out how they intend the trust to function and how disputes should be resolved.

            Case study 2

            A trust owned UK real estate investments, together with a significant amount of cash. After a decade-long dispute, the trustee and beneficiaries agreed to divide the trust fund “equally”. Although the initial intention was to divide the trust fund in three, the differing tax status of each beneficiary meant that such an approach would not be equitable. Each applicable jurisdiction’s tax rules treated each asset differently; and even though it may be possible to divide the assets in such a way that did not give rise to immediate tax leakage, there was no way of doing so without creating long term tax concerns. This complex dispute could have been avoided if, at the outset, the Settlor wrote a clear letter of wishes to the trustee, detailing how he’d like the trust to function.

            Trust the trustee

            PTCs are an excellent planning tool as they allow family members to be involved in decisions concerning the family wealth. They also allow the family to design a Trustee management process that is specific to their needs and the individual nature of the assets. However, if they are being used as the family is reluctant to rely on the professional trustee, this is counter productive. Professional trustees spend their working lives understanding what trustee responsibilities are, and in the event of a family dispute, non-professional trustees who sit on the PTC Board are often shocked to understand what these responsibilities involve.

            Bring the trust to an end

            Ending the trust, either by distributing the trust fund to the beneficiaries or by appointing it onto new trusts with separate beneficiaries, can be the most pragmatic solution to disputes. A careful and fair-minded division of assets can be the best resolution, and negotiations leading to that point will often flush out underlying concerns in a manner that was not possible beforehand.

            Conclusion

            Planning for orderly family wealth succession is essential and structures remain an integral part of this. Whilst we may not wish to believe it could ever happen, it is important to consider what might happen in the event of a future family dispute and to plan accordingly when putting any structure in place.

            Alex is a Senior Associate in our Private Client team.


            The Life Cycle of Family Wealth

            From growing a business to starting a family or handing over control of that business to the next generation, every individual has their own goals to aspire to. Our Private Wealth lawyers advise our clients throughout this family life cycle, providing the legal advice required for specific transactions such as purchasing a home or selling a business, whilst also advising on the long-term opportunities for succession and estate planning.

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            Forsters’ Family team uplifted to Tier 1 in ePrivateClient Top Family Law Firms 2021

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            We are delighted to share that Forsters’ Family team has been uplifted to Tier 1 in this year’s ePrivateclient Top Family Law Firms ranking.

            The Tier 1 ranking is a testament to the team’s rapid growth, in terms of team size, clients and profile; whilst always upholding the highest levels of technical expertise, empathetic client care, innovation and discretion.

            The recognition follows an already successful year for the team, which has included a shortlisting for ‘Family Law Firm of the Year (London)’ at the upcoming Family Law Awards 2021, a record number of listings in Spear’s Family Law Index 2021 and Jo Edwards’ inclusion in the ‘Spotlight Table’ of the Family/Matrimonial: Mediators list in the Chambers HNW Guide.

            The ePrivateClient rankings are a result of a comprehensive analysis of the leading law firms providing family law advice in the UK. The full table can be viewed here, behind the paywall.

            Restrictions on winding up petitions and statutory demands

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            Regulations taking effect on 1 October 2021 (and set to last until 31 March 2022) will replace the current restrictions creditors face in winding up debtor companies.

            The regulations mark a transitional period as the Government takes steps over the coming six months to remove restrictions creditors have faced to commercial debts.

            Creditors will be able to serve and rely on statutory demands but, the new regulations impose additional conditions before a winding up petition can be applied for on the basis the company is unable to pay its debts, the usual ground relied on by creditors.

            Tenants of commercial premises will retain some protection until 31 March 2022 in certain cases. A landlord will be unable to obtain a winding up order if the debt comprises rent (or any other payment due under the lease) which are unpaid “by reason of a financial effect of coronavirus”.

            In all other cases creditors will be able to seek winding up orders for liquidated sums which are unpaid provided certain conditions are met including:

            • A 21-day notice. The notice confirms that the creditor is seeking a proposal from the debtor for payment and that if a satisfactory proposal is not made within 21 days that the creditor intends to apply to wind up the debtor. Creditors will be able to serve statutory demands at the same time and do not need to wait until the 21-day notice period has passed before issuing statutory demands.
            • The debt must be £10,000 or more. If more than one creditor wants to present a petition together, the total debt must be £10,000 or more.

            When a creditor seeks a winding up order, if the debtor makes proposals for payment, the creditor must give its reasons to the Court why those proposals were not satisfactory. We anticipate the Court will review these reasons when considering whether to exercise its discretion to wind up a company.

            In the right circumstances statutory demands winding up petitions will become a viable option for creditors to seek to wind up a company. While the regulations go some way to returning to a pre-Coronavirus position, landlords will still face additional uncertainty from the regulations and questions surrounding a winding up petition being an abuse of process to enforce a commercial debt remains.

            Will Leney is a Senior Associate in our Property Litigation team.

            A PDF copy of the article above is also available to download here.

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            Claim notifications: How less could constitute “reasonable detail” in share purchase agreements

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            Last year, we wrote about the High Court’s decision in the case of Dodika Limited & Others v. United Luck Group Holdings Limited where it was held that the level of detail to be included in a notice of warranty claim pursuant to a share purchase agreement (an SPA) would not be affected by the warrantors’ prior knowledge.

            The Court of Appeal has since reversed the High Court’s ruling, creating (arguably) a more commercial approach, but one which may lead to more extensive negotiation and complex drafting of limitation clauses.

            Background

            The parties entered into an SPA for the entire issued share capital of Outfit7 Investments Ltd (the Company). Included in the SPA was a tax covenant which stated that the warrantors would indemnify the buyer for any pre-completion tax liability. In order to bring a claim under the tax covenant the buyer had to give:

            “written notice to the Warrantors stating in reasonable detail the matter which gives rise to such Claim, the nature of such Claim and (so far as reasonably practical) the amount claimed…”

            Due to an ongoing investigation by the Slovenian tax authority into the transfer pricing practices of one of the Company’s subsidiaries, the buyer issued the warrantors with a notice of claim under the tax covenant. Despite the warrantors being fully aware of the reasons for the tax authority’s investigation and having been kept up-to-speed with the status of the investigation, the High Court ruled in favour of the warrantors on the grounds that the buyer had not fully complied with the SPA’s notification requirements. The High Court held that the notice of claim did not specify in reasonable detail the matter which gave rise to the claim; this was not the tax investigation itself but the underlying facts, events or circumstances on which the claim was based.

            The decision was seen by some as uncommercial, onerous and unjust, potentially creating a stricter threshold for buy-side notification compliance, although it could also be viewed as providing certainty as contractual notices should follow the letter of the contract.

            Court of Appeal decision

            The buyer appealed and earlier this year, the Court of Appeal overruled the High Court’s decision, holding that the notice of claim was valid.

            Although the High Court had been correct to say that it was the underlying facts, events or circumstances, rather than the tax investigation itself, which gave rise to the claim, consideration had to be given as to whether the matter had been stated in “reasonable detail”.

            The Court of Appeal reiterated that a notice of claim must comply with the terms of the underlying contract, in this case the SPA. If the SPA had been specific as to the information to be included, the outcome of the case may have been very different but because the SPA only provided for “reasonable detail”, the question of what was reasonable would depend on the circumstances, which, in Nugee LJ’s view, “must include in particular what is already known to the recipient”.

            The Court of Appeal also went on to say that the purpose of a notice of claim is to provide information about the claim to the warrantors. In this case, although the notice of claim did not provide much detail, the warrantors were fully aware of the details and so any extra detail would have served no commercial purpose. As Popplewell LJ stated:

            “Businessmen would not expect or require further detail which served no commercial purpose. That would be the antithesis of what was reasonable.”

            A further consideration was that the tax authority itself had only provided general and limited information regarding the investigation and therefore the buyer would not have been able to provide further specifics.

            What does it mean for me?

            Although sellers are likely to argue for detailed and extensive notification requirements to be set out in the SPA, buyers will want to err on the less is more principle. In any event, closely following any given notice requirements is crucial and legal advice should be taken before issuing any notice of claim. Providing as much detail as possible in any notice of claim is likely to be the safest option unless the sellers have been explicitly involved and have a full understanding of the situation as they did in this case.

            That said, the Court of Appeal’s acknowledgment that the warrantors were unable to duck out of their liability on a procedural issue when they had full knowledge of the facts is to be welcomed; whilst arguably establishing an area of ambiguity in terms of the extent of notification, the decision ultimately promotes a commercially sound and pragmatic approach.

            Disclaimer

            This note reflects our opinion and views as of 17 September 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

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            Forsters advises on £55 million investment deal for OakNorth Bank plc

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            Forsters’ market leading Real Estate Finance team has advised long standing client OakNorth Bank plc. The team, led by partner Victoria Edwards, advised on a £55 million investment facility to Paradigm Land for its 288-home development at Gunnersbury Park in Brentford.

            Working with Victoria was Senior Associate, Dominic Lintner. Advising on the Real Estate aspects of the deal was Commercial Real Estate Partner, Ben Brayford, and Senior Associate, Alexandra Burnaby.

            The scheme is only 10 miles from Heathrow Airport and a short walk from the famous Kew Gardens and Kew Bridge train station. The investment facility from OakNorth Bank will support the sale and letting of the remaining units in a major mixed-use development, comprising 288 apartments, 18,500 sq. ft. of modern office space, and 220 private parking spaces.

            The apartments overlook the 180-acre, Gunnersbury Park, with residents also benefitting from a 24-hour concierge service, gym, cinema, roof terrace, games room, residents lounge and bike storage.

            Josh Garside, Managing Director of Paradigm Land, said: “The area surrounding Parkview is in the midst of a multi-million-pound regeneration project, which will see a major supermarket, fashion boutiques, a cinema and arts centre added to the local high street, as well as improvements made to the Brentford Community Stadium, home to newly-promoted Brentford FC. Extensive landscaping and green space are also being added to the area, allowing for new pedestrian and cycle routes, increasing the attraction for renters and buyers alike. In order to capitalise on this, we needed a funding partner with knowledge of the London property market and a willingness to be flexible whilst we let the remaining units. This is what OakNorth Bank provided us with, so despite it being a competitive process, their flexibility and commercial mindset is why we ultimately went with them. Bringing the scheme forward in the current environment has not been without its challenges and I must express my gratitude to our best in class management team and OakNorth Bank who have supported our business for the fourth time with this transaction.”

            Damien Hughes, Senior Director of Property Finance at OakNorth Bank, added: “Given its proximity to several train stations and two major parks, its attractive rental prices, and its range of amenities including a gym, cinema, games room and meeting spaces, it’s not surprising that almost two thirds of the units have already been let. As a result of pandemic lockdowns, we have a newfound appreciation for our green spaces and being outdoors, so the fact that this development is close to both Kew Gardens and Gunnersbury Park, and offers outdoor space in the form of a roof terrace, means it appeals to young professionals and families. This transaction provided us a with a great opportunity to once again support an experienced property developer and we look forward to working with Josh and the Paradigm team again on future developments.”

            Banking and Finance partner, Victoria Edwards, commented: “It was fantastic to be part of the OakNorth team supporting Paradigm in giving them the breathing space they needed for this fabulous project in Gunnersbury Park near Kew Bridge.”

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            Forsters’ Residential Property team shortlisted for Legal/Professional Team of the Year at the RESI Awards

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            Forsters’ Residential Property team have been shortlisted for Legal/Professional Team of the Year at the RESI Awards 2021.

            The RESI Awards, organised by Property Week, acknowledge the residential property sector and its successes. We are delighted to have been recognised, it is a testament to the continued growth and achievements of the team and their dedication to clients.

            The news is a wonderful addition to the team’s recent accomplishments which include becoming the firm with the greatest number of lawyers ranked in Spear’s Property Advisors Index and the high-profile hires of Residential Property Partners, Charles Mieville and Robert Barham.

            The RESI Awards has a prestigious and rigorous judging process to ensure independence and provide clarity on the shortlists. This year judges include industry experts as well as representatives from the Property Week Diversity & Inclusion Editorial Advisory Board and our Climate Crisis Challenge campaign.

            The full shortlist can be viewed here. Winners will be announced at the Awards Ceremony on 1 December 2021.

            As the largest specialist team dedicated to Residential Property in London, our lawyers can provide an unrivalled level of service to clients. To learn more about our lawyers, and the services they can provide for you, please visit our luxury property hub.


            Buying and selling luxury residential property in a competitive market

            The purchase or sale of a high value home requires expert legal advice to manage the complexities involved. Our lawyers are dedicated to sharing their knowledge to enable you to navigate the legal practicalities of buying and selling high value assets. We will support you through every stage of the process, and with the largest dedicated Residential Property team in London, we have the strength to do this.

            Forsters' Luxury Residential Property Hub

            Lucy Barber
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            James Brockhurst named in CityWealth’s Top 100 Private Client Lawyers 2021

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            We are delighted to announce that Private Client Senior Associate, James Brockhurst, has been listed in CityWealth’s Top 100 Private Client Lawyers 2021.

            James is described by his peers as “a safe pair of hands for High Net Worths”, having “great attention to details and really knows international tax law”. He has also been recognised for his work in crypto-assets since 2015.

            The recognition follows his recent listing in the Private Client Global Elite Directory, as ‘One to Watch’.

            CityWealth’s Top 100 identifies lawyers at the top of their field, and this year that included going above and beyond for their clients during what was a difficult year for all.

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            The Pension Schemes Act 2021: Directors, Lenders, Everyone, Take Heed!

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            Prompted by the high-profile collapses of the likes of BHS and Carillion, which left their employees facing severely diminished retirement funds due to pension scheme deficits of £275 million and £580 million respectively, the Government has proposed radical changes through the Pension Schemes Act 2021 (the “PSA“).

            While you work to manoeuvre your business out from under the financial challenges imposed by the pandemic, you’d also be well-advised to pay attention to the wide-ranging provisions of the PSA so as not to fall foul of the new criminal and civil offences contained therein. What has changed? And why are the changes important for those in the corporate realm? Here, we set out an introductory overview of the new regime in terms of how they may apply to you and your business. (This article does not seek to explain the changes to the PSA as they may affect pension trustees.)

            What type of pension does the PSA apply to?

            The majority of the PSA’s provisions, including the new criminal offences, apply solely to defined benefit pension schemes (i.e. final salary schemes that guarantee a set retirement income), although certain provisions also apply to defined contribution schemes (i.e. money purchase schemes) where the retirement income is calculated according to how much is contributed into the scheme.

            What are the new criminal offences?

            The PSA has introduced two new criminal offences, being “the avoidance of employer debt” and “conduct risking accrued scheme benefits”:

            • The offence of avoidance of employer debt applies in relation to a section 75 debt, where a person, without reasonable excuse, does an act or engages in conduct that intentionally prevents the recovery of the debt in whole or in part, prevents the debt from becoming due, or otherwise compromises or settles the debt or reduces the amount that would otherwise fall due.
            • The offence of conduct risking accrued scheme benefits applies where a person, without reasonable excuse, does an act or engages in conduct that materially and adversely affects the probability of accrued scheme benefits being received, where such person knew or should have known that their act or conduct would have that effect.

            In addition, where a person knowingly or recklessly gives the Pensions Regulator false or misleading information about a “notifiable event”, they will be deemed to have committed a criminal act. What will be considered a “notifiable event” is yet to be determined, but it is anticipated that it will include certain corporate transactions, such as the sale of a controlling interest, business or assets of the employer company and the granting of security in priority to a pension scheme’s debt. When notifying events to the Pensions Regulator, a pension scheme will be required to provide an accompanying statement which will set out prescribed information; in other words, it broadens the current duty on employers to disclose details of planned corporate transactions and activities to pension trustees and the Pensions Regulator.

            On top of this, the PSA has also extended the list of people responsible for notification. This could now include other companies in the employer’s group, directors and, potentially, those parties with links to the directors, such as the spouse or civil partner of the director.

            Finally, the PSA provides that a person who fails to comply with a contribution notice without reasonable excuse will be guilty of a criminal offence. It also provides the Pensions Regulator with two further grounds on which to issue a contribution notice. See below for further detail.

            Potential issues for employers

            1. Who can be prosecuted: wide scope for the meaning of ‘person’.

            Most notably, the PSA empowers the Pensions Regulator to prosecute a wide range of people if an offence is committed, including the employer company, directors, group company directors, investors, advisors and even lenders. Although the Draft Criminal Policy Document (the “Policy Document“), published by the Pensions Regulator in March 2021, aims to provide some much-needed guidance on the broad wording, in reality it appears to do little to remedy the vast number of categories of individuals and companies that the PSA has the potential to ensnare. It is to be hoped that the suggested amendments which were touched on in a speech by the Executive Director for Regulatory Policy, Analysis and Advice following a consultation on the Policy Document, namely improving the illustrative examples given, providing clarity on the criminal offences’ retroactivity and the seriousness of behaviour which could amount to a criminal offence, will provide some clarity, however indirect.

            2. Ordinary business behaviour could be caught by an offence.

            The offence of avoidance of employer debt, i.e. where a person, without reasonable excuse, intentionally avoids an employer debt and the offence of conduct risking accrued scheme benefits both have the potential to apply to ordinary business behaviour. For example, a restructuring could potentially prevent an employer debt from arising, as could entering into corporate rescue proceedings or entering into a transaction that reduces net assets for a future gain. In the case of conduct risking accrued scheme benefits, the person need not have any ill intent; they may be guilty of the offence if they were not aware of the effect of their conduct but should have been.

            There is a risk that these new provisions will adversely affect ordinary business practices as those involved exercise more caution, particularly when the regime first comes into effect. Employer companies and their boards of directors may incur additional adviser costs to obtain comfort, more discussion around decision-making will no doubt take place and parties to transactions may require reassurance and further contractual protections.

            The Minister for Pensions has said that it “is certainly not the intention to frustrate legitimate business activities where they are conducted in good faith” and that “reasonableness” is a factor in relation to the concern that ordinary business behaviour will be caught up in the broadly worded offences. What is reasonable will apparently depend on the particular circumstances of the act or failure to act, but at least the burden will be on the Pensions Regulator to prove unreasonableness.

            While the Pensions Regulator is expected to publish (much needed) guidance about these issues, guidance will not override the law and businesses will be conscious that the courts will have the final say.

            3. Increased powers for the Pensions Regulator to issue a contribution notice.

            Currently, a contribution notice, which requires the recipient to make a payment into the pension scheme, may be issued by the Pensions Regulator on one of two grounds:

            • The ‘material detriment test’ – where an act or failure to act that occurred on or after 14 April 2008 had a material detrimental effect on the probability of accrued scheme benefits being received.
            • The ‘main purpose of an act or failure test’ – where the main purpose, or one of the main purposes, of an act or deliberate failure to act that occurred on or after 27 April 2004 was to prevent the recovery of an employer debt that was (or might become) due, to prevent the debt becoming due or to compromise, settle or reduce that debt.

            Under the PSA, the Pensions Regulator will also be able to issue a contribution notice where one of the following tests is met:

            • The ’employer insolvency test’ – where the value of the pension scheme’s assets is less than its aggregate liabilities and, if a section 75 debt had fallen due, an act or failure to act resulted in a material reduction of the amount of the debt that would likely be recovered by the scheme.
            • The ’employer resources test’ – where an act or failure to act reduced the value of the employer’s resources and that reduction was a material reduction relative to the estimated section 75 debt.

            These new grounds can be successfully defended if the relevant person duly considered the act or failure to act and took all reasonable steps to eliminate or mitigate the possibility or extent of the impact that the act or failure to act had.

            Furthermore, while the Pensions Regulator now has a fairly wide scope within which to issue contribution notices, it may only do so if it is reasonable. In other words, it must be reasonable to impose a financial liability on the recipient.

            Potentially however, these new tests could add an extra layer of bureaucracy to a number of corporate and financial practices. For example, in the context of the employer resources test, the focus is on the relationship between the size of the dividend (or distribution as the case may be) and the section 75 deficit, rather than the resources of the employer. As a result, if a company intends to pay a sizeable dividend or distribution, prior clearance from the Pensions Regulator may be needed.

            What sanctions could apply for non-compliance?

            Sanctions under the criminal offences are not to be taken lightly; anyone found guilty of an offence could face up to seven years’ imprisonment and/or an unlimited fine. Furthermore, a civil penalty of a fine (capped at £1 million) could be imposed instead of, or in addition to, the criminal penalties.

            In relation to other civil offences under the PSA, such as the failure to comply with the notifiable events framework, a fine (capped at £1 million) could be imposed. Non-compliance with information requests (including inspections and interviews) or delays in providing the information may result in the imposition of a fixed and escalating civil penalty, still to be developed as part of the Government’s secondary legislation package.

            When will the PSA come into effect?

            The PSA received Royal Assent on 11 February 2021, but its provisions will come into effect piecemeal with some parts only likely to come into effect in 2022 (and possibly later).

            Certain provisions, which are outside the scope of this note, have already been enacted, while those provisions which deal with the new criminal offences, financial penalties, contribution notices (including the new employer insolvency and resources tests), the majority of notifiable events and the Pensions Regulator’s information-gathering powers will take effect on 1 October 2021 (with interim provisions applying before that date).

            How to can you prepare your business for life under this new regulatory approach?

            The PSA is expected to significantly change the way that defined benefit pension schemes are operated. With the new criminal offences and the Pensions Regulator’s enhanced powers of investigation and sanction, good dialogue between employers and pension trustees and effective management of pension schemes will be essential.

            • Stay informed: employers should keep up to date on further regulations and guidance, particularly insofar as it relates to notifiable events and new contribution notice events
            • Check insurance cover: companies would be well advised to ensure their directors’ and officers’ liability insurance covers the civil penalties
            • Record decisions and have evidence available: maintaining an audit trail will be important to provide evidence of reasonableness, particularly where an employer company’s actions are questioned months down the line; for example, board minutes that reflect that the board has duly considered a possible negative impact of a transaction on the pension scheme and has taken steps, including details of what such steps entail, to eliminate or mitigate the risk of such impact occurring.

            Pensions down the road

            The PSA has attracted a fair amount of scrutiny and controversy on the basis that the new criminal offences could undermine the widely, and readily relied-upon, business rescue practices in the UK. The saving grace for many wishing to take part in business rescue and other transactions may lie in the presumption that a person has a reasonable excuse for taking a particular action or failing to take an action, and that the onus to prove unreasonableness is on the Pensions Regulator.

            The new regime may also delay corporate transactions with further consideration and scrutiny of the rules being needed and advice to be taken on how to ensure compliance with the new regime and avoid criminal and civil penalties. Engagement with trustees on transactions may also take longer and so factoring early engagement in to a transaction will be important for timetable purposes.

            The Pensions Regulator is expected to clarify many of the points discussed in this article later this year, but for now, those who could be affected would do well to keep themselves informed, to treat pension schemes equitably and with caution, to maintain good dialogue between pension trustees and the corporate decision-makers and to interact openly with the Pensions Regulator when required to do so.

            Disclaimer

            This note reflects our opinion and views as of 13 September 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Natalie Collier is an Associate in our Corporate team.

            Disability Awareness Day – Employment Law Update

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            In recognition of Disability Awareness Day on 12th September, we thought it a pertinent time to shine a spotlight on the current disability-related employment law hot topics.

            Talking point – long COVID

            One of the most prominent discussions at the moment is whether or not long COVID should be recognised as a disability within the meaning of the Equality Act 2010 (the “Equality Act“). The Trades Union Congress is, for example, of the view that is should be.

            Recognition would enable those people who are suffering from the effects of long COVID to benefit from the protections afforded by the Equality Act, including the right not to be directly or indirectly discriminated against. Employers would also be obliged to make reasonable adjustments to enable an employee suffering with the condition to carry out their duties, such as amending their working hours and, perhaps, allowing them to continue working at home.

            We are still understanding long COVID’s full effects and the question around whether the condition amounts to a “disability” has not yet been considered by the Employment Tribunal; consequently, the debate is currently centred on the interpretation of the statutory definition of a disability, which is: a physical or mental impairment which has a ‘substantial’ and ‘long-term’ adverse effect on the ability to carry out normal day-to-day activities. With the key symptoms of long COVID having been described as a cough, breathlessness, fever, palpitations, fatigue, cognitive impairment and joint pain, some have commented that these symptoms, particularly cognitive impairment, breathlessness and fatigue, could inhibit an individual’s ability to carry out day to day activities.

            On this basis and until a definitive answer is given, employers should act cautiously if an employee is thought to be suffering from long COVID. As ACAS has suggested in its guidance: “it’s a good idea for the employer to focus on the reasonable adjustments they can make rather than trying to work out if an employee’s condition is a disability”.

            Government strategy – National Disability Strategy

            Indicative of a continued intention to protect those who are classed, or who should be classed, as disabled under the Equality Act, the government published its National Disability Strategy in July 2021. This includes, amongst other points:

            • The intention to introduce access to work passports which would document an individual’s specific needs within the workplace in relation to their disability.
            • An employer and employee support hub in conjunction with ACAS, which would clearly set out the rights and obligations afforded to both individuals and organisations.
            • The possibility of reporting obligations, akin to those of gender pay reporting, to document an employer’s actions as well as their shortcomings in relation to accommodating disability within their workforce.

            Tribunal judgment – who should make the adjustments?

            Finally, a recent interesting judgment given by the Employment Appeal Tribunal in the case of Mallon v AECOM Ltd (2021), has stated that employers cannot take for granted the fact that a third party should have, or is likely to have, made reasonable adjustments which would otherwise have been made by the employer under its duty to make reasonable adjustments.

            Key facts in the case focused on the employer’s assumption that a job applicant’s family would support him when making a job application, so the employer did not need to adjust their application process to accommodate his disability (dyslexia). Whilst the judge did not say that employers can never rely on a third party making adjustments, the overall message is clear – an employer must consider all the circumstances giving rise to the need to make reasonable adjustments and should not step away from this duty lightly. This is a useful reminder to employers to always consider whether adjustments need to be made to their application processes.

            For more information, please contact Joe Beeston (Counsel) in our Corporate team.

            Disclaimer

            This note reflects our opinion and views as of 9 September 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

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            Elizabeth Small to speak at the VAT and Property Conference 2021

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            Tax Partner, Elizabeth Small, has been invited to speak at the upcoming VAT and Property Conference 2021 hosted by Orca Law.

            Elizabeth will be hosting the session, entitled ‘Consideration or compensation? RCB 12/20 and its aftermath’, on Monday 8 November at 10:30am. In her session, Elizabeth will reflect upon HMRC’s new guidance in 2020 and explore the following:

            • Were we supposed to add VAT to dilapidations or not?
            • What else no longer counted as compensation?
            • In a commercial context – why are these payments made, what are they for, and how are they agreed?
            • The case law behind HMRC’s rethink
            • What we know now, and what we don’t.

            The digital event will be hosted over two days, from 8 – 9 November 2021. You can register for the conference here

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            Strategic Land and Development – Laying the legal foundations for commercial success

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            The delivery of new homes across England and Wales is clear to see, and the demand for new deliverable sites remains highly competitive. In this article we explore the commercial drivers behind development and the importance of accommodating evolving policy, market forces and public funding and delivery requirements. We also consider the preliminary stages of a development project and the overarching considerations for a successful Development Agreement.

            High Stakes Game

            The profits landowners and developers can make from house building are widely and often disapprovingly remarked upon, especially by politicians and the media. But less well understood is the ever-growing list of amenities that the private sector is now expected to deliver as it helps government meet its target of 300,000 houses new houses each year. Public benefits like infrastructure, social housing, ecological mitigation and facilities for health and education are now par for the course on any substantial development. Providing these requires ever greater sophistication, organisation and close collaboration with local government, neighbouring landowners, utility companies, ecologists and many other interested parties. In short, there are many moving parts and by taking on such challenges in an uncertain regulatory landscape, landowners, housebuilders and developers bear considerable financial and reputational danger. The rewards may be great, but the risks are too, which is why a well prepared Development Agreement is key.

            Setting the Right Tone

            Most often, new projects start with an agreement between a landowner and developer or promoter, the need for landowners to diversify their business, the desire to contribute to the public good and for landowners to create long lasting housing legacy on their land. These initial proposals are usually embodied in a development agreement between landowner, promoter and/or housebuilder/developer. They are put in place long before a planning permission has been granted and anticipate the project from start to finish.

            These agreements determine the basis on which the parties will collaborate to support and procure the delivery of a project, lay the overriding principles and vision for the development, require the developer to pursue and achieve a viable and implementable planning permission and eventually, forecasts the proposals for delivering a development.

            Such proposals for delivery include the mechanism for the construction of major infrastructure projects, such as new roads, road junctions and railway stations, facilities for retail, employment, education and healthcare, the phasing of the development and the effective delivery of private and affordable housing. It also sets out the financial arrangements between landowner and developer and in time, the relevant council or government body factoring in the timing of the realisation of capital to fund public sector contributions.

            A lot to be determined by one agreement! Yet the agreement and the process of entering to the agreement can set the tone for the future of the project and be instrumental in establishing the foundations for success. Where the agreement establishes a clear end goal with well-defined mechanisms, procedures and parameters and targets, it lays the groundworks for the progression of a project from the outset. Where the process of entering into the agreement has been carried out diligently and collaboratively by the legal and professional team, in theory, the rest should follow….

            Flexibility for the Future

            As alluded to above, a development agreement should stand the test of time and sets the ground rules for the delivery of a project from its inception to completion. Whilst unforeseen circumstances will undoubtedly arise over the course of a development, which on the larger scale could span up to 30-40 years, a well-negotiated agreement should have the ability to adapt to change, both in relation to the project itself and the wider and constantly evolving considerations of tax, planning policy, sustainability, housing needs and government policy.

            A clear and recent example of this is the well covered Phosphate issue, where thousands of planning applications have been held up by the need for information on phosphate levels resulting from the proposed development. How these projects will progress will depend on a multitude of factors, but a well-crafted agreement will have the scope to accommodate the necessary steps to overcome the hurdle.

            One shot, or one opportunity

            Entering into a development agreement for a landowner is, more often than not, a once in a lifetime undertaking. The agreements themselves require dedicated drafting and negotiation in the hands of experienced lawyers with significant input our clients and their professional representatives. The process itself serves to identify opportunities and roadblocks alike and are a platform for all parties to forge long lasting relationships to build for the future.

            Polly is a Senior Associate in our Private Client team.


            Strategic Land Podcast

            In this episode of the More Than Law Podcast we feature our cross-departmental strategic land team, with host Miri Stickland talking to Partners Christopher Findley and Henry Cecil from the Rural Property team, Commercial Real Estate partner Ben Brayford and Planning partner Victoria Du Croz. Discussion points include what we mean by “strategic land”, who are the key parties and their particular drivers and concerns, and the key components needed for a successful strategic land development.

            Podcast: Strategic Land - listening to a podcast on a mobile phone

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            Forsters’ Family team shortlisted for Family Law Firm of the Year (London) award

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            We are delighted to announce that the Family team have been recognised at the upcoming 2021 Family Law Awards with a shortlisting in the Family Law Firm of the Year (London) category.

            The Family Law Awards recognises the important work of family lawyers and celebrate their many successes and outstanding achievements. Our shortlisting recognises Forsters’ family team‘s achievements this year in delivering quality legal advice to our clients throughout the pandemic and supporting families during this particularly challenging time. The team have also maintained an ethos of giving back to the wider family law community and providing assistance to vulnerable individuals through a range of pro bono and CSR initiatives.

            The shortlist and winners are chosen by a judging panel made up of the heads of the Family Law Bar Association, Resolution, the Association of Lawyers for Children and the Chartered Institute of Legal Executives, along with Family Law editors and publishing professionals.

            The winner will be announced at the awards ceremony on 24 November 2021.

            Update


            Breaking Good – Rethinking Separation and Divorce

            Introducing Breaking Good, the new Forsters’ podcast. Comedian Marcus Brigstocke teams up with leading family lawyer Jo Edwards and members of Forsters’ Family team to demystify the divorce and separation process. An informative and entertaining guide to modern family law.

            Breaking Good - Rethinking Separation and Divorce podcast graphic


            Forward-Thinking Approaches to Divorce and Separation

            Coming to a decision to separate or divorce is difficult and often distressing. For many, the process that lies ahead is a mystery and it is assumed that it will be confrontational and drawn-out. However, there is in fact a wide range of forward-thinking, constructive approaches to resolving the issues flowing from your divorce or separation.

            Forward Thinking Approaches to Divorce and Separation

            Forsters’ top-ranked teams shortlisted in the Legal Business Awards 2021

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            We are delighted to announce that Forsters has been recognised in the 23rd annual Legal Business Awards, which celebrates the very best in the legal profession.

            Two of our top ranked teams have been selected by the judging panel as finalists in this year’s awards:

            It is a testament to the firm that both of our principal practice areas have been selected by the research team at Legal Business. The shortlistings demonstrate the strength of expertise within our top-ranked teams, acknowledging the high quality and complex work that is carried out for both domestic and international clients.

            In the last year both teams have grown in size and specialism, the Real Estate team welcomed the arrival of a 16-strong team from Orrick, while our Private Client practice saw three Senior Associates promoted to Partner.

            The winners will be announced at the awards ceremony on 30 September.

            Senior Partner, Smita Edwards who led the transaction for Octopus Real Estate which featured in our property submission commented: “I am delighted to see our real estate team recognised for our work in advising Octopus Real Estate on the acquisition of eight purpose built care homes. This was one of the biggest portfolio purchases completed to date by the Octopus Healthcare Fund and our team delivered on this challenging project within a demanding timescale. With thanks to Amy France, Ruth de Maupeou, Danielle Kenyon, Emma Francombe, Richard Spring, Caitlin Ervine, Lauren Archer, Laura Parrish and Sophie Smith who all played a significant part in the team’s success.”

            Head of Commercial Real Estate, Andrew Crabbie commented: “We are, of course, delighted to be shortlisted for Property Team of the Year. The above transaction is just one of the many complex transactions we have handled this year. It has been a great year for us as a team.”

            Head of Private Client, Xavier Nicholas commented: “Forsters has long been known for its expertise in advising on all aspects of private client matters. In a time that has presented challenges for families and businesses throughout the world, it is particularly satisfying to be recognised for our work and client commitment, as well as the strength of talent we have within our group.”


            The Life Cycle of Family Wealth

            From growing a business to starting a family or handing over control of that business to the next generation, every individual has their own goals to aspire to. Our Private Wealth lawyers advise our clients throughout this family life cycle, providing the legal advice required for specific transactions such as purchasing a home or selling a business, whilst also advising on the long-term opportunities for succession and estate planning.

            Forsters' Private Wealth - The Life Cycle of Family Wealth logo

            The Building Safety Bill

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            The Building Safety Bill (the Bill) was introduced to the Commons on 5 July 2021, some four years after the Grenfell Tower disaster.

            In what is proposed by the Government as being the biggest shakeup of building safety regulation since the Building Act 1984 (and following closely on the heels of the Fire Safety Act 2021), this legislation was widely expected to provide comprehensive detail about how the government intends to deliver its plan to end the cladding crisis which is estimated to be affecting four million leaseholders nationwide.

            Although amendments are expected to be made to the Bill before it receives Royal Assent in or around April 2022, we have unpicked some of the key proposals it currently contains in our PDF guide here.


            The Building Safety Bill - view our PDF


            Building Safety Regulator

            This new body will sit within the Health and Safety Executive (HSE) and lies at the heart of the new regulatory regime.

            It will have three main functions:

            • Overseeing the safety and performance system for all buildings, including the provision of advice to the government about building regulation changes and the identification of risks in the built environment;
            • Encouraging the improvement of competence in the built environment sector; and
            • Leading the implementation of the new regulatory regime for higher-risk buildings (defined as being buildings in England that are at least 18 metres high, or at least seven storeys, or contain at least two residential units)

            The HSE has a proven track record of enforcing related legislation stringently and so it is certainly to be welcomed that it has been named as the new regulator, provided it is given sufficient resources to incorporate this new role into its remit.

            The Gateways

            Three overarching Gateways will form part of the new regime governing how higher risk buildings are designed and constructed and how any major renovations are undertaken.

            • Planning (from 1 August 2021) – Anyone submitting planning applications to construct a higher risk building will need to show that they have considered fire safety issues and Dutyholders will need to provide fire safety information.
            • Prior to construction (12 – 18 months from Royal Assent) – Approval must be sought from the new Regulator before breaking ground, Dutyholders must demonstrate to the Regulator how the design and construction will comply with Building Regulations. Where works begin before this gateway has been passed, the Regulator will have a range of enforcement options, including prosecuting the developer.
            • Completion (12 – 18 months from Royal Assent) – Dutyholders must submit documentation to the Regulator, including detailed as-built drawings and must also demonstrate compliance with Building Regulations and fire safety requirements. The Regulator will undertake an assessment and, if satisfied that the building is fire safe, will issue a completion certificate.

            The introduction of stop-go gateways, where evidence of compliance must be produced before a project can move into the next phase, should improve scrutiny of the proposed scheme.

            Implied terms in leases

            Several terms will be automatically inserted into the existing and new leases of flats in higher-risk buildings including:

            • An obligation on the lessee to allow access to the landlord/managing agents on reasonable notice in order to carry out building safety works;
            • A requirement in leases of more than seven years for the lessee to pay a proportion of any ‘building safety charges’ incurred by the landlord. These are the reasonable costs (or estimated costs) incurred by the Accountable Person in connection with building safety measures (and will include fees). As a condition of being able to re-charge the lessees, landlords will have to take ‘reasonable steps’ to ascertain whether there are any other viable avenues of funding for the relevant works
            • Parties will be unable to contract out from the implied terms.

            Dutyholders and The Accountable Person

            It is hoped that the implementation of ‘Dutyholder’ roles, similar to those under the Construction (Design and Management) Regulations 2015 will mean that it is clear who has responsibility for fire and building safety throughout the life cycle of a higher risk building.

            The Accountable Person will need to be appointed once a building is occupied. It will be the person or entity who owns the common parts or who is under a relevant repairing obligation. In practice this is likely to be the freeholder, head leaseholder or management company or, where more than one of those exist, it appears that the freeholder will be the principal Accountable Person.

            As part of its role, the Accountable Person will have a duty to ensure that the building is registered with the Regulator, to appoint a competent building safety manager and to obtain a Building Assurance Certificate which will confirm compliance with their various safety duties.

            In addition to their duties at the relevant stages of construction, upon completion the Dutyholders will have to provide the Accountable Person with the ‘golden thread’ of building safety information for the particular building, setting out how the task has been managed from design to occupation.

            Extension to Limitation Period of the Defective Premises Act 1972 (DPA)

            A surprise addition to the Bill, provision has been included to more than double the limitation period for breaches of the duties contained in the DPA. This extends the time that proceedings could be brought against those responsible for any defective building, including designers, contractors and developers, from 6 years to 15 years and the change will apply retrospectively.

            There are already murmurs of Human Rights Act challenges backed by industry bodies to this proposal if it becomes law which will relate to the sudden and hugely increased exposure to claims, but other sources consider that the likelihood of occupiers having the appetite, or the pockets, for this type of litigation will be minimal.

            Development Levy

            A new tax on large residential property developers is already at consultation stage, but an additional levy has been incorporated into the Bill and will attach to applications for Building Control approval for higher-risk buildings.

            Sarah Heatley is a Senior Associate in our Property Litigation team.

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            British Legal Awards 2021: Forsters’ Property and Contentious Trusts and Estates teams shortlisted

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            We are delighted that Forsters’ top ranked legal teams have been recognised in Legal Week's British Legal Awards 2021. Forsters has been shortlisted as finalists in the following categories:

            Property Team of the year logo Contentious Trusts and Estates Team of the Year logo

            The shortlisting's showcases the firm's reputation as industry leaders in the areas of Real Estate and Private Wealth. Head of Contentious Trusts and Estates, Roberta Harvey, commented: “I am delighted that we have been shortlisted as finalists at the 2021 British Legal Awards. It is a testament to the team’s hard work and expertise in advising clients in this jurisdiction and worldwide."

            Head of Commercial Real Estate, Andrew Crabbie, commented: "We are thrilled to have been shortlisted for Property Team of the Year for the second year running. This is a direct reflection of our reputation and expertise in dealing with complex issues on significant central London and other development schemes. I am pleased to see our Commercial Real Estate team recognised for our work in advising Consolidated Developments on the development of Outernet at St Giles Circus."

            Legal Week’s 12th annual British Legal Awards, are regarded as the premier legal awards, representing the best of the best within the UK’s legal community. The results will be announced at the Awards Ceremony on 17 November 2021. The full list of finalists can be found here.


            Update

            Forsters paves the way green with the Sustainable Recruitment Alliance

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            Earlier this year Forsters joined the Sustainable Recruitment Alliance, an initiative which encourages a commitment to find new and sustainable ways to attract early talent.

            The purpose of the Sustainable Recruitment Alliance is to encourage a more environmentally sustainable approach to early talent recruitment, addressing in particular the amount of waste produced from merchandising at recruitment fairs, as well as more sustainable practices relating travel, food and onboarding materials throughout the recruitment process.

            Our work to date includes:

            • Reducing the number of printed handouts given out at careers fairs,
              instead signposting people to online materials available on our
              website, via QR codes
            • Focusing on virtual events, which we have increased during the pandemic

            We have recently shared a case study, outlining how we are embedding sustainability in our graduate recruitment processes and broader operations.

            We are building on our graduate recruitment work and a number of key areas we are addressing next include:

            • Eliminating more printed materials from the graduate recruitment milk rounds, when they restart
            • Replacing branded products with donations to environmental and local charities, and
            • Moving the recruitment and onboarding process online and providing digital rather than paper resources to new joiners, regardless of whether they start at the firm in person or virtually.

            We are excited to build on the success of our recent virtual activity, which is not only sustainable but also enables us to engage with more people, and to continuing to work with the Sustainable Recruitment Alliance to take forward initiatives.


            Our Sustainability Hub

            We are committed to running a business that is environmentally sustainable. Not only do we continually strive to minimise our impact on the environment, but we have years of experience of incorporating sustainability considerations into the legal advice that we provide to our clients.

            Our sustainability hub brings together the team’s insights and legal expertise on a broad range of environmental matters that affect our clients’ business and personal affairs. This is a rapidly evolving and wide-ranging area of law and we will continue to share our insights about related legal developments on this hub.

            Forsters For Sustainability

            Kelly Noel-Smith
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            Kelly Noel-Smith

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            Forsters advises on the £275 million sale of Cult Beauty to The Hut Group

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            A Forsters team led by Head of Corporate, Craig Thompson, and Associate, James Hamilton, advised Net-a-Porter founder Mark Quinn-Newall’s Neurotribes investment fund on the sale of its substantial stake in Cult Beauty to The Hut Group for £275 million.

            Mark Quinn-Newall’s investment funds were the major shareholders and commercial drivers behind Cult Beauty. The £275 million deal recognises the increased interest in online retail since the pandemic began.

            Craig Thompson commented: “This was a fantastic deal for Mark and his investment companies, representing the second time (the first being Net-a-Porter) that Mark has driven an online retailer to huge success. It was a pleasure to work with long time Cult Beauty lawyer, Mathew Cowan at Bracher Rawlins, who expertly steered the transaction to a successful close”.

            The deal was covered by Global Legal Chronicle on 27 August.


            Craig Thompson
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            Craig Thompson

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            Forsters’ Corporate Quartet recognised in Spear’s 2021 Legal Index

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            We are pleased to announce that four of our Corporate Partners have been listed as Top Recommended lawyers in the 2021 edition of the Spear’s Corporate Lawyers Index:

            The index recognises the best Corporate lawyers to high net worth individuals, with significant expertise in advising on high-value transactions.

            Spear’s is distinctive for ranking a wide range of leading advisers and is described as an “indispensable guide” to the top lawyers for private clients.


            Forsters advises Greybull Capital on the purchase of McLaren Applied

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            A cross departmental team, led by Client Relationship Partner, Craig Thompson, and Senior Associate Daniel Bryan, has advised long-standing client, Greybull Capital, on their high-profile purchase of the McLaren Group’s Applied business division.

            The business will continue to be led by McLaren Applied’s current management team and will continue to service its existing customer base with the company aiming to further expand on its current business strategy.

            Commenting on the purchase, Marc Meyohas (Managing Partner at Greybull Capital), said “McLaren Applied is at the forefront of British innovation. For over 30 years, McLaren Applied has helped lead the way on the digital and electric evolution of motorsport and the application of these Formula 1 technologies is becoming increasingly widespread. Applied is playing a key role across the transport sector providing solutions that allow for greater resource efficiency, connectivity and electrification.”

            “Forsters are thrilled to have advised Greybull on this significant deal, having acted for Greybull on a number of transactions over the years, and we look forward to seeing the Applied business drive forward its growth strategies.” Craig Thompson commented.

            A cross-practice group of lawyers from across Forsters’ Corporate & Commercial, Real Estate, Tax, and Finance teams, worked together with Greybull on the acquisition. In particular, Craig was assisted by Daniel Bryan and James Hamilton. Helen Streeton led on real estate, supported by Anthony Goodmaker and Emma Francombe. Elizabeth Small led on tax, and Rowena Marshall led on finance.


            Five key considerations for occupiers seeking sustainable office premises

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            Whilst the world of sustainability can seem overwhelming, these five key considerations should begin to show that small changes in outlook and focus can make an impact. Furthermore, the business environment is changing in such a way that companies will soon be under legal obligations and well as commercial pressure to achieve a more sustainable workplace, and so landlords, occupiers and businesses alike should look to be at the forefront of this drive for change in order to stand out in their marketplace.

            Focus your search on developments with sustainability and well-being focused building certifications

            If you are set on a sustainable focus for your move, your search should ideally be directed at buildings which have an accreditation such as BREEAM, LEED, NABERS, WELL, Fitwel or SKA Rating already in place. Whilst buildings which achieve these accreditations often achieve higher rents in the real estate market, many occupiers are beginning to realise the long-term benefits of a building with strong all-round ESG credentials. Long-term savings can be achieved due to energy efficiency whilst buildings which support healthier, happier and more productive environments can help in attracting and retaining talent. Commercial leaders have driven the reform of the office with well-known companies such as Google showcasing that investing in great design and smart office planning can boost profits by increasing employee productivity, efficiency and engagement.

            Check the energy efficiency rating of the premises

            Check the EPC rating of any premises you are considering as this is a simple but key indicator of the efficiency of the premises. Under the MEES regulations it is an offence for a landlord to let a property (where no exemptions apply) which has a rating of less than E. However, given the UK’s net zero carbon target by 2050, the 2020 Energy white paper confirmed that the future trajectory for MEES will be EPC B by 2030. Commercial occupiers should consider challenging any potential future landlord where the premises has a rating which is C or lower with this consultation in mind and pushing for the landlord to bring the premises up to a B rating before taking occupation.

            The Government also proposes to introduce mandatory in-use operational ratings for commercial buildings. This will measure metered energy consumption and associated carbon emissions to monitor how well the building is being maintained and how effectively energy is being used. This will put further pressure on landlords and occupiers to consult one another both before taking up office space and during a lease term on the efficiency of the premises and the occupier’s use of the premises. This in turn highlights the importance of green lease provisions which are explored further below.

            Commuting and green transportation incentives

            Location is a key consideration for any office move – alongside this considering how employees will travel to the office and whether green incentives can be put in place following the move will be key in ensuring sustainable future practice. To encourage bicycle use, consider fitting bike racks, shower facilities and lockers to provide employees with the opportunity to bike to work. If this is not a possibility within your premises, then discuss with any potential landlord to see if they would consider providing these facilities within the building.

            Request green lease provisions

            A green lease is a key resource in allowing owners and occupiers to work collaboratively to enable sustainable practices and to clearly identify the roles and responsibilities of both parties in achieving sustainable occupation and operation of the premises and building. Green lease provisions can cover reducing energy and water use, waste management, transport incentives, improving EPC ratings and anything else which a landlord and/or tenant can effectively manage to have a positive impact on the sustainability of a building.

            For tips on negotiating green lease terms and what documents to look out for please see our Green Lease Playbook.

            Plan a sustainable fit out

            When fitting out the premises – consider how the fit-out can be carried out in a more sustainable way, for example:

            • Installation of smart meters – this is a simple but very effective way to monitor energy usage and to impact upon occupiers’ energy consumption behaviours.
            • Sustainable supply chains – check where products are manufactured, and whether suppliers are local and sustainable, ensure that environmental, social, economic and legal concerns are considered across the entire supply chain.
            • Where possible use demountable partitions which can be re-used if the premises are later refurbished or need to be used in a different way.
            • Where sanitary fittings are being replaced ensure these are water-efficient (i.e. dual or low flush WCs and low flow taps with automatic shut off).
            • Recycling/up-cycling furniture and using materials made from recycled and, where possible, recyclable products.
            • Use of plants to serve as a space divider (rather than plastic screens).
            • Maximise natural light and use energy efficient lighting such as LED lights with sensors in meeting rooms and pods so that lights are off when rooms are not in use.
            • Ensure use of sustainable utilities such as air conditioning, heating and ventilation
            • Assess products such as paints, varnishes, coatings, adhesives, sealants and any composite wood products to choose low-VOC (Volatile Organic Compounds) alternatives where practical.

            For information on the importance of addressing embodied carbon – the other key factor in establishing the total carbon footprint of a building, please see our Embodied Carbon Quick Guide.

            Download a PDF version of this article.

            Lorna is a Senior Associate and Lauren a Paralegal, both working in our Commercial Real Estate team.


            Our Sustainability Hub

            Our sustainability hub brings together the team’s insights and legal expertise on a broad range of environmental matters that affect our clients’ business and personal affairs. This is a rapidly evolving and wide-ranging area of law and we will continue to share our insights about related legal developments on this hub.

            Forsters For Sustainability


            Can I file my video or audio evidence in children proceedings in the family court?

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            In disputes between parents about children (e.g. where their children should live or how much time they should spend with each parent), clients frequently come to us with evidence they have gathered. In an age where our smartphones are never far from reach, this can take many forms: screenshots, videos (taken secretly or with the participants’ knowledge), voice notes, voice recordings, social media posts, appearances on “FindmyPhone”, and so on and so forth.

            We often need to consider carefully how to handle a particular piece of video or audio evidence. Will the court permit our client to rely on it? Is it helpful to our client’s case? Should our client make further recordings? The answer is sometimes not straight-forward, and we would encourage anyone who finds themselves in this position to ask a specialist family lawyer. Some things to consider include:

            Is there a child in the recording?

            In a case in 2016 (M v F [2016] EWFC 29), the Family Court found that: “It would almost always be wrong for a recording device to be placed on a child for the purpose of gathering evidence in family proceedings, whether or not the child was aware of its presence”. In that case, the answer may have seemed obvious—the father in question had sewn a recording device into a child’s clothing and recorded her from the beginning to the end of the school day. In those circumstances it is not at all surprising that the court found that the father was not capable of meeting his daughter’s emotional needs, having undermined her trust by recording all sorts of aspects of her life without her consent.

            However, many parents—like the father in that case—can be tempted to try and use video or audio devices to gather evidence if they have concerns about risks to a child as a result of another parent’s care. It is important to bear in mind that this can reflect badly on the parent doing the recording. Sometimes the simplest cross-check is to ask what an observer seeing the video will think is your—the recorder’s—number one priority at the time of recording. Is it to protect your child from harm, or is to gather evidence? If something is happening where you ought to step in, then there is a risk that gathering evidence in your dispute with the other parent will be perceived as being more important to you than your child’s wellbeing. If you have concerns about risks to your child while in another parent’s care, it is of course important to raise those, and there are lots of ways of doing so. You should seek specialist advice about how you can raise and address your concerns and the impact it will have on child arrangements.

            If it is your child’s wishes and feelings you are trying to capture by recording, you should be reassured that there are special rules and practices for ascertaining children’s wishes and feelings in family proceedings. Those are aimed at ensuring that children can express their views in a neutral setting where they don’t feel they need to say what one or other parent wants to hear. As the Association of Lawyers for Children flags in their written submissions in a wider review of transparency in the Family Court those rules may prevent the judge from allowing evidence regarding children to be presented in court at all if it has been obtained outside of the special process for gathering children’s views, and that is likely to be the case for video or audio recordings of children (see section 13(4) of the Children and Families Act 2014).

            Is another adult in the recording?

            Secret or non-secret recordings of adults are a trickier area. There are reported cases of secret video recordings being used as proof of abuse by adults (for instance Medway Council v A (Learning Disability: Foster Placement [2015] EWFC B66, where video footage of a foster carer was persuasive evidence that she had been racially abusive).

            However, the courts do still have reasons to be sceptical of video/audio evidence. The weight to be given to a piece of video or audio footage and whether it should be allowed as evidence may therefore have to be considered by a judge on a case-by-case basis. Before it can be treated as evidence, the other party in the case will have to be shown the video or audio clip and given an opportunity to respond.

            A judge considering a video or audio clip may be thinking about any of the following, and you should take advice from your legal team about whether your video is persuasive (and whether it is necessary and proportionate to try and use it) in light of all of these factors.

            • Does the person in the video know they are being recorded? If not, do they know they are being overheard at all? Some comments which might be abusive, threatening etc. can only be characterised in that way if there was an intention for the victim to hear them.
            • Does the recording capture the whole context? What was said before and after the video which might explain what is taking place in the video in a different light? What is going on off-screen or out of earshot?
            • Has the video/audio clip been edited? Even simple audio and video editing software available for free online is capable of completely changing the implications of a clip. (Think cutting the “not” out of the sentence “I am not going to have a fight with you”.)

            Finally, it is important to make sure that your conduct in recording another adult does not amount to harassment. Recording constantly or frequently, using an aggressive tone when declaring you are going to record, or making threats about what you will do with the footage, might (among other things) all be treated as harassment. There are reported cases where the courts have seen this sort of conduct as sufficient to grant a Non-Molestation Order preventing a person from making recordings of an ex-partner (Re C (A Child) [2015] EWCA Civ 1096).

            Is the recording of a professional?

            If you are nervous about attending a meeting with a professional, such as a social worker or a member of CAFCASS (children and families court advisory and support service, who regularly conduct interviews in private children matters), a family therapist, or a mediator, it can be tempting to record the interaction secretly. You may be looking for a way to ensure that you have a good record of the meeting in case you forget something afterwards. If you are anxious that you won’t be believed or understood, you may also be looking to ensure there is a record of your words so that you can correct any mis-reporting at a later stage.

            However, you should bear in mind how your relationship with a professional might be damaged if you record without their knowledge and this later comes to light. If you ask up-front to make a recording, some social workers and CAFCASS officers are encouraged to agree (by internal policies, although the extent to which this filters through is patchy). If you make a recording with the professional’s consent, you should bear in mind that he or she will almost certainly have to disclose to the other party (and possibly the court) that a recording of the conversation exists, and the other party may request to listen to it. (The exception is your legal team, in respect of whom all communications with you attract legal privilege).

            A compromise is often to let the person to whom you are speaking know that you are anxious about note-taking or minute-taking and ask to see their notes of the meeting before any follow-up steps are taken (such as the preparation of reports). That way, with the help of your solicitor, you can correct any misunderstandings which need dealing with at that stage, whilst maintaining a constructive relationship with the professional involved.

            The Transparency Project (a charity) has produced some useful guidance.

            What should parents record and how?

            Notwithstanding all that is said above, sometimes it can be helpful for clients to keep records or evidence (making this all the more tricky a question!). Depending on the exact circumstances of your case, you may be advised to do any of the following:

            • Sometimes it can be helpful to keep contemporaneous notes of matters in children’s lives (i.e. notes of things happening then and there so that you have notes “from the time”). These might help your solicitor to understand the children’s day-to-day lives better. In some circumstances they may be used as evidence in court (although, as with any evidence, the judge will factor in that they are one person’s sole account and will think carefully about the level of one-sidedness which may appear). Some people find it helpful to keep a diary, an annotated calendar, or even a series of regular voice notes.
            • Although it is unlikely for a judge to look at swathes of correspondence, it can be useful to keep copies or back-ups of communications between you and the other parent. This can give sometimes give a flavour of the way you communicate and help professionals identify the nature of the relationship and the best way forward. Copies of that correspondence may include copies of video/audio clips sent, or voicemails left for each other, but will always be most helpful when the whole chain of messages appears in one place. It is not unheard of for correspondence to appear in evidence, so always be polite.
            • In cases of domestic violence, it can sometimes be important to preserve evidence (e.g. photographs at the time of injuries, damage to property etc.). Although, and this is very important: if you feel unsafe or that your child is unsafe it is much more important to call the police and to get yourself to a safe place. The police record all their calls and will help you take the next steps to preserve evidence once they have ensured you are safe.

            Polly is an Associate in our Family team.


            Breaking Good – Episode Three: Children & separation – all you need to know

            Co-hosts Marcus Brigstocke and Head of Family, Jo Edwards are joined by preeminent family lawyer Simon Blain to talk about how to prioritise children’s needs during separation and divorce. They explore how parents can best work together to protect children from any fall-out, the different and creative child arrangements they have seen, how to take account of a child’s wishes and the kindness of surrogate mothers.

            Forward Thinking Approaches to Divorce and Separation

            A Great British Welcome to Asset Holding Companies? – an overview of the new tax regime

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            The government is keen to encourage funds to be set up in the UK, rather than, for example, Luxembourg and by publishing details of a new tax regime for asset holding companies in July 2021, is demonstrating that it is prepared to change the UK tax legislation to allow this to happen.

            Consultations about a possible new funds regime began at the time of the Spring Budget 2020 and, following two rounds of consultations, some of the draft legislation to implement the new asset holding companies regime has now been published. It is intended that all of the revised legislation will be in place by April 2022 and that funds can join the regime from that time.

            In order to fall within the new regime, qualifying asset holding companies (QAHCs) must be at least 70% owned by diversely owned funds that are managed by regulated managers or by specific types of institutional investors. In such cases, the aim of the regime is that investors in overseas property and certain shares should be treated, so far as possible, as if they held the underlying investments direct. It should be noted that the beneficial tax treatment will not, however, apply to holdings of UK property.

            In order to achieve the favourable tax treatment for overseas property and shares, a number of the provisions that would normally apply within the tax legislation will be amended so far as QAHCs are concerned. In particular:

            • Gains on disposals of certain shares and overseas property by QAHCs will be exempt.
            • Profits of an overseas property business of a QAHC will be exempt where those profits are subject to tax in an overseas jurisdiction.
            • Certain interest payments that would usually be disallowed as distributions will be deductible.
            • The late paid interest rules, which can apply in some situations, will be switched off, so that interest payments will be relieved in a QAHC on an accruals basis, rather than the paid basis.
            • Interest payments made by a normal company would, potentially, be subject to withholding tax, but the new regime will disapply the obligation to deduct income tax at the basic rate on payments of interest where those payments are made to investors in a QAHC.
            • If a QAHC repurchases its share capital from an individual, the premium paid will be able to be treated as a capital, rather than an income, distribution, provided that, broadly, the payment derives from capital (rather than income) from the underlying investments.
            • Repurchases by a QAHC of share and loan capital which it had previously issued will be exempt from stamp duty and stamp duty reserve tax.

            The draft legislation which has so far been published only makes provision for some of these changes. We can therefore expect to see further draft legislation which will introduce other elements of the regime and rules for entry into and exit out of the regime over the coming months.

            The intention is that the new regime will only apply where funds are managed as investments and that a QAHC will not be able to carry out other activities, including trading, to any substantial extent. To this end, there has been a limited attempt to introduce an investment test in the draft legislation but further thought needs to be given to this. It is known that HMRC are still considering how best to distinguish between investment and trading in relation to QAHCs and it is to be hoped that the current draft legislation will be expanded in due course to clarify the position.

            For the time being, we must wait and see what the final rules and legislation provide and whether the government’s aim of encouraging funds to the UK will bear fruit.

            Disclaimer

            This note reflects our opinion and views as of 12 August 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Heather is a Partner in our Corporate team.

            Update

            Heather Corben
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            Government to impose new prevention of sexual harassment duty on employers

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            The UK government has confirmed its plans to implement a package of measures which will impose a new duty on employers to prevent sexual harassment in the workplace, proclaiming it to be a “symbolic first step” to combat a broader problem in workplace culture.

            The plans come as a result of the Government Equalities Office’s consultation on sexual harassment in the workplace, which identified that, despite having been prohibited by law for decades, harassment in the workplace is a persistent problem. A link to the consultation paper can be accessed here.

            Under the current law, employers can rely on a defence that they took all reasonable steps to avoid a case of harassment in the workplace. Such steps may include, for example, staff training, having robust policies in place, adequately dealing with staff grievances and taking disciplinary action where appropriate. The key difference under the new package is that employers will be required to take these steps.

            It is important to note that this duty has yet to be formalised into statute and so the full details have not yet been confirmed, although it is expected that when the legislation is implemented, the government will increase the limitation period to bring a claim for harassment (and all other claims that can be brought under the Equality Act 2010) from three months to six months. The duty is to apply to conduct by other employees and third parties, including clients, suppliers and service providers. However, the protection resulting from the increased duty will only apply to employees and workers and not, for example, to interns and volunteers.

            The proposed package of reformed / new legislation has been broadly welcomed by many, who view the proposals as necessary to increase the protections afforded to employees. Other proponents see the move as a positive step towards instigating a cultural shift away from merely reactive responses to sexual harassment and towards actively preventing such unwanted conduct. On the other hand, critics are questioning whether the changes will really be effective and whether a more efficient way to implement change would be to focus on enforcing the measures that are already available under the Equality Act 2010, rather than creating new measures.

            Despite the varied responses to the proposals, the unanimous sentiment appears to be that there is an unnecessarily high level of harassment in the workplace. Whether or not the government’s response will be sufficient to tackle the problem remains to be seen.

            For further information on this topic and/or to discuss any employment related queries please contact our employment law specialists, Joe Beeston (Counsel) or Nina Gilroy (Legal Executive).

            Disclaimer

            This note reflects our opinion and views as of 11 August 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Nina Gilroy
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            Emma Gillies shortlisted in the Chambers High Net Worth Awards 2021

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            We are delighted to announce that Private Client Partner, Emma Gillies (née White), has been shortlisted for ‘UK Rising Star’ in the upcoming Chambers High Net Worth Awards 2021.

            Nominations for the Awards are based on the results of the extensive research process carried out for the recent edition of Chambers HNW Guide 2021, recognising individuals at the top of their profession and resulted in Emma’s inaugural ranking as an “Up and Coming” Partner in the Private Wealth listings.

            Following Emma’s promotion to Partner in April last year, she has been widely acknowledged for her standout practice. Chambers explain that “Emma has gained a strong reputation for advising high net worth individuals and families on a range of cross-border matters, including estate planning, trusts and succession” with sources commenting, “Emma is great. She is really easy to work with. She’s adaptable, she’s proactive and always on the ball”.

            Her work for US citizens with links to the UK continues to command attention, with a Chambers’ interviewee describing Emma as “knowledgeable and very connected to US markets. She is a real calm influence on many clients, which is important”.

            She has also been recognised in the 2021 Spear’s Tax and Trust Advisers index (Rising Star), Legal Week’s Private Client Global Elite 2021 (One to Watch) and ePrivateclient’s Top 35 under 35 2020, as well as being shortlisted for ‘Partner of the Year’ at the Citywealth Future Leader Awards 2020.

            The winners of this year’s Chambers High Net Worth Awards will be announced at the ceremony on 7 October 2021, which will be held virtually.


            A Guide for US Purchasers of UK Residential Property

            When acquiring UK property, US purchasers should seek advice on the broader tax and legal implications. In this report, Forsters’ partners along with specialists in the industry, share their insights on the current UK market for US buyers and how best to navigate the specific risks for US-connected clients.

            US and UK flags

            Emma Gillies
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            Jeremy Robertson and Alfred Liu to present on UK pre-arrival planning for Swiss private clients to the Geneva branch of STEP

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            Private Client Partner, Jeremy Robertson, and Senior Associate, Alfred Liu, will deliver an online presentation to the Geneva branch of STEP entitled ‘UK pre-arrival planning for Swiss private clients’.

            The presentation will concentrate on the following areas:

            • UK immigration – Jeremy and Alfred will summarise the new UK immigration post-Bexit rules for Swiss/EU nationals and will set out the two principal UK visa routes available to Swiss private clients relocating to the UK.
            • UK tax – They will briefly summarise the UK residence test and provide an overview of the UK tax rules that apply to UK resident non-domiciliaries, although the focus of this section will be on providing a ‘checklist’ of practical planning points for clients who are considering relocating to the UK.

            The presentation will take place on 26 August 2021, to register please click here.

            Five top tips for international buyers of UK Residential Property

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            Buying a property in the UK can be an overwhelming process, made more stressful if the purchaser is based overseas. In order to ensure the process runs as smoothly as possible it is crucial to understand the additional complexities of a cross-border purchase and the particular nuances of buying property in the UK.

            We share our top five tips when purchasing a UK property that all international buyers should be aware of.

            Choose your lawyer carefully and early in the process

            • On-boarding international clients can take longer, and proof/source of funds regulations are very tight. Estate agents often need similar information, so be organised with both address/identity proofs and statements of funds.
            • At Forsters, our dedicated team carry out all checks remotely and identity checks are carried out via a mobile phone link, ensuring the process is as efficient as possible. One issue that can delay the transaction is if the funds are in a third party/ company account. 1 In these circumstances further checks would be required to understand the identity of that company/third party. This process is simplified if funds for the purchase are in the purchaser’s own personal account at the point of engagement.
            • Estate agents often work regularly with particular solicitors or law firms – instructing one of these may help encourage a seller to accept your offer, as agents will want to know that the transaction will progress swiftly and diligently. We work with many of the well-recognised estate agents both in and out of London, which has helped our clients’ offers be successful in a bidding process.
            • Many lawyers do not deal regularly with leasehold properties (very common in Central London), or new build developments. These are part of our core work. We also have a team who are dedicated to rural estates, with expertise in agricultural matters too.

            Consider the wider tax and estate planning implications

            Stamp duty land tax (SDLT) is a large initial cost. If you are non-UK resident and/or if your UK purchase is not a replacement of your main residence (which you must have sold previously) or it is not your only property anywhere in the world, you could be charged considerably more SDLT. Your property may also be subject to taxes on sale, and inheritance tax on death. Our private wealth team can assist with the correct tax structuring and inheritance planning.

            Consider a buying agent

            This is a relatively under used concept in the UK – note that the estate agent acts for the seller, and so will not necessarily be acting in your best interests. Buying agents have invaluable market knowledge, understand every type of property offering and often have access to off market properties, helpful at a time when good stock is low. They understand your specific demands and needs to ensure that you are only viewing suitable properties. We work closely with selling and buying agents and can suggest a list of contacts.

            Have a survey

            A seller is not obliged to disclose any physical defects in the property. We work closely with a selection of surveyors who will be able to inspect the property and check there are no material issues – we would then raise these as points for the seller to address before you complete, or you may be able to reduce your offer price by reference to them.

            Familiarise yourself with the different ownership types

            There are two types of property in England & Wales: freehold and leasehold.

            • Freehold properties are usually houses. The owner of a freehold property owns the property, the land it sits on and usually the space above it. While no ground rent or service charge is payable for a freehold property, the maintenance of the building is up to the owner.
            • Leasehold properties are very often flats. A leasehold property is held under a lease which is for a finite period of time and which details the terms of ownership.
            • While the owner of the leasehold owns the flat for the duration of the lease term, the landlord (freeholder) owns the land and building. You cannot have a freehold flat, but you can have a lease of a flat which has a share in the freehold of the building (owned collectively with all/ some of the other tenants in the building). Flats will be subject to a service charge, which may include contributions to a sinking fund, and they may also be subject to an annual ground rent charge. The legislation around ground rents is currently under review and it is crucial to get legal advice on this in order to understand the nature of the property you are buying.
            • Ground rent and service charge are usually collected by the landlord in order to pay for the maintenance of the building and land.
            • Leases also generally restrict an owner’s ability to carry out works (for example opening up walls, moving bathrooms and kitchens, fitting air conditioning or subletting the property). In some cases, the landlord does not have to provide consent. As part of the legal process we would provide you with a report which would include an explanation as to what you can or cannot do.
            • You may have a statutory right to extend your lease or to club together with other tenants to acquire the freehold of the building.
            • You may be required to provide personal, professional and/or financial references when buying a leasehold flat, and sometimes a rent deposit (which might typically equate to 1 or 2 years’ service charge). It is important to be organised with these references so that they do not hold up the buying process.

            The process of buying a property is predominantly the same irrespective of the property type, but the conveyancing process for leasehold transactions can carry an extra layer of complexity. Your conveyancer must review (amongst other things) the length of the lease (80 + years is preferable), any unfair ground rent or service charge provisions and any supplemental documents required to register you as the legal owner of the flat with the landlord.

            Our Residential Property and Private Client teams regularly work together for our international clients purchasing property in the UK, advising them on both the transaction process and the long-term wealth planning requirements of owning UK property.

            For further details on the tax considerations for international buyers please do read our recent article for Bloomberg here.

            Please do get in touch with any member of the team to find out more about how we can help.


            Moving to the UK – Everything you need to know

            Moving to the UK is an exciting life event whether it be a short-term move for work to explore business prospects or a more permanent relocation with the whole family; the UK offers an eclectic range of options to live, work and learn, from the cityscapes of London to vineyards in the English countryside and historic university towns in-between. Setting up life in a new country can feel daunting too and it can be difficult to know where to start.

            Moving to the UK

            Helen Marsh
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            Much Ado About Service Charges

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            A recent case (Criterion Buildings Ltd v McKinsey and Co Inc [2021] EWHC 216 (Ch)) has clarified the proper approach to the calculation of service charges in relation to commercial premises. In particular, the apportionment of the service charge between the tenants and the demands for sinking fund contributions was considered.

            Apportionment

            The issues

            Under the terms of the lease, the tenant covenanted to pay a “due proportion” of the total costs of the services and expenses. “Due proportion” was defined as “a fair proportion to be determined by the landlord or the landlord’s surveyors, taking into account the use made of and the benefit received from the services and expenses”.

            The tenant argued that the “due proportion” charged by the landlord was not “fair”. The apportionment was based upon the internal floor areas of each lettable unit save for a theatre, in respect of which an 80% discount was applied. This reflected the more limited use of the space demised because, although the theatre was laid out over four levels, most of this was the auditorium and stage area, which were only fully occupied at the bottom level.

            Accordingly, the theatre discount increased the burden on the other tenants beyond the proportions that would be produced by using the actual floor areas demised.

            The judgment

            The judge determined that, whilst the landlord bears the legal burden, the evidential burden was on the tenant to prove that the service charge had been apportioned in an unreasonable manner.

            The judge further found that the landlord was entitled to make a subjective (albeit rational) decision as to the division of the service charge. It was not for the court to determine. The landlord could be trusted to make such a decision in this case as it had “no axe to grind”. That is to say, it did not make a financial difference to the landlord as to how the service charge was divided.

            Sinking Fund

            The tenant failed on the other points it raised relating to set-off, costs relating to a goods lift and a dispute about the sinking fund.

            The Issues

            In relation to the sinking fund, the lease provided that the landlord shall be entitled to include in the service charge an amount which the landlord reasonably determined was appropriate to build up and maintain a sinking fund and a reserve fund.

            The tenant claimed that the landlord had failed to identify the accumulating liabilities and what would be proper for the tenant to contribute, bearing in mind its interest under the lease. As a result, it argued that it did not have to pay.

            Further to this, the tenant also claimed that the landlord could not make demands for the tenant to pay into the sinking or reserve fund in the same year as the expenditure took place.

            The judgment

            The judge stated that there was no requirement for the landlord to give details of how the contributions required for a sinking fund or a reserve fund have been calculated; it simply had to state the amount.

            Similarly, the judge found nothing in the terms of the lease which prevented the landlord from making demands for the tenant to pay into the sinking/reserve fund in the same year as the expenditure took place.

            Conclusion

            This is a favourable judgement for landlords because, in cases where the apportionment of the service charge has no direct bearing on the landlord, they are entitled to apportion the service charge subjectively. However, it is a salutary reminder to tenants to always make enquiries as to the apportionment of the service charge prior to entering into a new lease or taking an assignment of an existing lease.

            Returning to work – key considerations for employers

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            Employers and employees alike will be well aware that on 19 July 2021 the government lifted its instruction that people should work from home.

            If you are an employer, you might now be considering how best to formulate your return to work strategy or even putting it into action. However far along in this process you are, it is inevitable that you will be questioning the safest strategy for your business, employees and customers.

            Two of the most frequently asked questions raised by both employees and employers are:

            • Can an employee refuse to return to the workplace?
            • Can an employer enforce a testing/vaccination policy?

            This article will address how employers can best interpret the current government guidance (in conjunction with their statutory duties) and the takeaway points from recent Employment Tribunal decisions in this area.

            An employer’s duties

            Under the Health and Safety at Work etc Act 1974 employers have a statutory duty to provide a safe place of work and are obliged to take all “reasonably practicable” steps to ensure the safety of their workforce. Employers will also owe a duty of care to third parties, such as those visiting their premises.

            In order to fulfil these duties in the context of the pandemic, employers should carry out thorough risk assessments to identify and address any risks and generally take steps to keep the workplace safe (such as the continued use of hand sanitisers, distancing measures and regular cleaning). They should also continue to follow any government guidance (as updated from time to time).

            By communicating to employees that appropriate measures have been taken to create a COVID-secure workplace (and engaging with them), cautious employees are more likely to feel comfortable about their return.

            An employee who refuses to return

            An employee’s implied duties include “being ready and willing to work” and accepting “reasonable instructions”. If an employer has created a COVID-secure workplace, they can reasonably expect their employees to return; indeed, employers who have conducted a thorough risk assessment and put appropriate safeguards in place will be better placed to insist that staff return.

            We would suggest in any event that employers review and update their attendance and absence policies so that employees know what is expected of them and the consequences of non-compliance.

            Dealing with employees who refuse to return is a tricky problem to grapple with. Refusals should be dealt with on a case-by-case basis and in particular, employers should communicate with any employee who is refusing to return to understand the reasons for their refusal. If, for example, it is due to an underlying illness or a medical condition of a close relative, insisting they return (or disciplining them if they do not) could give rise to a claim.

            Where an employer believes it is appropriate for them to insist that an employee returns to work and the employee continues to resist, it would be prudent for the employer to consider all options (such as unpaid leave or flexible working arrangements) in the first instance. If alternative options are not acceptable to the employee or are not possible for the employer and in the absence of any mitigating circumstances, a refusal to co-operate with the return to work strategy could be dealt with under the company’s disciplinary procedures.

            However, the decision to enter into a disciplinary procedure should not be taken lightly and an employer should always be aware of any additional legal protection which may be afforded to the employee, such as those associated with a whistleblowing disclosure.

            Where an employee is viewed as disabled in the context of the Equality Act 2010 an employer is further obligated to make reasonable adjustments to enable the employee to fulfil their duties despite their disability. Failure to do so could result in a discrimination and/or a constructive unfair dismissal claim against the employer.

            Testing and vaccinations

            Employers may ask their staff to be tested for COVID-19 on the basis they are considering the health and safety of other employees, customers and so on. If an employee unreasonably refuses to take a test, their employer could take disciplinary action.

            Vaccinations are however, a different matter and it will not generally be possible to insist that staff receive a COVID-19 vaccination, especially if there are health or religious reasons behind their refusal. There are some exceptions to this but typically these will apply in the health care sector only.

            If an employer collects health data (such as test results and whether somebody has been vaccinated) they should remember that such data is afforded enhanced protection under data protection laws. Employers should ensure that their data privacy notice confirms that such data is collected and explains how it will be used.

            Employment Tribunal outcomes so far

            Recent decisions delivered by the Employment Tribunal have made it clear that every case is fact-sensitive and instances of an employee’s refusal to return to the workplace cannot necessarily all be handled in the same way.

            Pivotal facts considered by the Employment Tribunal in finding for the employer in Rodgers v Leeds Laser Cutting included the employee’s conduct and the efforts taken by him to self-isolate and protect himself against the transmission and threat of COVID-19 (in addition to the measures put in place by the employer to create a safe workplace) when determining whether he had a genuine belief that returning to work posed health and safety concerns. However, if he had shown a genuine belief, query whether the outcome would have been different. In Accattatis v Fortuna Group (London) Ltd the Employment Tribunal’s decision (again finding for the employer) was guided by the employee’s unwillingness to accept his employer’s offer of unpaid leave in order to avoid the workplace.

            A common theme in both cases (identified by the Employment Tribunal) was the lengths taken by the parties to mitigate the health and safety risks posed by COVID-19.

            Nina is a Legal Executive in our Employment team.

            Disclaimer

            This note reflects our opinion and views as of 29 July 2021 and is a general summary of the legal position in England and Wales. It does not constitute legal advice.

            Nina Gilroy
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            The Chancery Lane Project – Lawyers taking direct action over climate change

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            Forsters are supporting The Chancery Lane Project – a pro bono collective effort by lawyers to develop new drafting for contracts and laws to help fight climate change.

            The Chancery Lane Project is an organisation which is driving direct action in respect of climate change by coming up with standard form green clauses in legal contracts. The rationale being that contracts underpin economic relationships and the inclusion of green clauses will have a more immediate effect than related climate change legislation, which can take a long time to enact.

            In commercial transactions the starting point for any negotiation is influenced by custom. If greener clauses become more familiar and we talk about those with our clients, then together we can help create new market norms. Many of our clients have internal climate conscious or carbon reduction policies and environmental risk is increasingly influencing investment decisions, so it makes sense on many levels to tackle this issue.

            Real estate – greener drafting?

            A lease or development agreement that is completed today may be in place for years to come. Both the embodied carbon and the operational carbon emissions associated with that property can be significantly influenced by the original contracts.

            Members of the Forsters Commercial Real Estate team have worked as part of the Chancery Lane Project on various collaborative cross-firm efforts.

            This includes:

            • The drafting of model clauses concerned with encouraging sustainable and circular economy principles in carrying out repairs and alterations under leases. These clauses are designed to encourage landlords and tenants alike to reuse existing materials or to use recycled, reclaimed or sustainable materials in carrying out alterations or repair works. The model clauses will also help landlords and tenants to consider the lifespan of a product, design or construction, reducing the amount of waste going to landfill and reliance on natural resources.
            • The drafting of model service charge clauses. It is usually difficult for landlords to recoup the cost of making environmental improvements to a building through the service charge (as service charge costs do not usually extend to improvements unless an item requires renewal as it is beyond economic repair) and this prevents landlords from making their buildings more energy efficient. The model clauses are intended to enable landlords to include improvement of the environmental performance of a building in the service charge costs (where such works are not necessarily required) in a move towards net zero emissions.
            • The provisions also encourage landlords to use sustainable procurement in providing services, promote the use of reused, recycled and reclaimed materials, and enable landlords to install renewable energy solutions and metering to track energy consumption. The clauses will also help landlords to implement a strategy to reduce reliance on natural resources and the amount of waste going to landfill, and encourage co-operation between landlords and tenants to maximise energy efficiency of buildings.
            • Attending the Chancery Lane Project’s “Real Estate: Built Environment” event series to collaborate on developing clauses that support the built environment’s transition to net zero emissions. The clauses discussed fell under the following principle themes: investment (commercial and residential), development and lending.

            Action achieved so far

            In the first year of the project a total of 5,000 pro bono hours have been donated (worth about one and a half million pounds in fees) and 115 organisations have been involved across 60 countries.

            Download a PDF version of this article


            Our Sustainability Hub

            Our sustainability hub brings together the team’s insights and legal expertise on a broad range of environmental matters that affect our clients’ business and personal affairs. This is a rapidly evolving and wide-ranging area of law and we will continue to share our insights about related legal developments on this hub.

            Forsters For Sustainability

            Miri Stickland
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            Miri Stickland

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            Forsters retains top band Private Wealth status with a record number of lawyers recognised in Chambers 2021 HNW Guide

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            Forsters continues to be recognised as one of London’s leading Private Wealth law firms as it retains its band one ranking in the 2021 Guide. This year’s guide acknowledges the team’s unparalleled next generation talent with new listings for young partners and up and coming senior associates.

            Following extensive independent research and analysis, the 2021 Chambers Guide to the Leading High Net Worth lawyers was published on 22 July 2021. The industry’s recognised guide, describes Forsters as “an excellent team, [who] are responsive, proactive and easy to deal with” whilst one market insider comments that: “We often go to Forsters on high-value and complex cross-border matters. They’re a really technical group and clients often enjoy working with them.”

            The guide also recognises Forsters’ breadth of specialisms within Private Wealth with continued strong rankings for Private Wealth Disputes, Family and High Value Residential.

            This year we saw a record number of our lawyers recognised in the guide, with 20 Partners ranked and two Associates listed as ones to watch. Our ‘foreign experts’ in Singapore and United Arab Emirates continue to be acknowledged, alongside our Family team’s mediation practice with Jo Edwards‘ inclusion in the ‘Spotlight Table’ of the Family/Matrimonial: Mediators list.

            A particular highlight this year, is the inclusion of many of our next generation lawyers, including “Up and Coming” Partner, Emma White, recognised for her expertise in US-related matters Senior Associate Charlotte Evens-Tipping and Family Senior Associate, Dickon Ceadel.


            The Life Cycle of Family Wealth

            From growing a business to starting a family or handing over control of that business to the next generation, every individual has their own goals to aspire to. Our Private Wealth lawyers advise our clients throughout this family life cycle, providing the legal advice required for specific transactions such as purchasing a home or selling a business, whilst also advising on the long-term opportunities for succession and estate planning.

            Forsters' Private Wealth - The Life Cycle of Family Wealth logo

            Transport Decarbonisation Plan – Key Take-Aways for Logistics

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            The Government has published its most recent plan to decarbonise the transport system in the UK. “Decarbonising Transport: A Better, Greener Britain” (the TDP) is intended to be a “greenprint” for the UK’s road to a net zero transport industry by 2050. The publication of the plan is particularly timely given that the UK will be hosting the UN Climate Change Conference (COP26) in Glasgow later this year.

            The key points in the TDP from a logistics perspective are:

            Phase out of polluting vehicles

            The intention is for the sale of new petrol and diesel HGVs to end by 2040 (or 2035 for HGVs under 26 tonnes). This timeline is, however, subject to public consultation, which opened at the same time as the publication of the TDP.

            Incentives to decarbonise

            The Government has committed to providing a package of financial and non-financial incentives to accelerate the move towards a greener logistics industry, including in relation to the use of zero emission trucks. Whilst no new schemes are announced, the TDP refers to the grants that are already available for specific truck models that cover 20% of the purchase price (up to a maximum of £16,000). It is unclear, however, how long these existing grants will be available for and what other incentives might be announced in the future.

            Shift to alternative delivery methods

            One of the clear themes in the TDP is the intention to move away from road and aviation haulage towards more environmentally-friendly options, including rail and inland waterways. According to 2019 Department for Transport statistics, 18% of road transport emissions are attributable to HGVs and therefore this modal shift is intended to address the corresponding environmental impact.

            The TDP has been broadly welcomed by many in the industry. This includes the Director of Policy at Logistics UK, who has welcomed the “confidence and clarity” that the plan will provide to logistics businesses on the next steps they will need to take on the road to net zero.

            Nevertheless, the TDP still presents a number of potential challenges for developers and operators of logistics warehouses, including:

            Level of technology

            Whilst the TDP mentions that zero emission trucks are already entering into the market, these vehicles are still in the infancy of their development. The TDP specifically refers to the DAF LF Electric truck as a case study, which has a 175-mile range on a single charge. Clearly, the range of these vehicles will need to significantly increase before they are adopted wholesale across the industry for long-distance deliveries.

            Cost

            One of the main concerns regarding the TDP is who will pay for the decarbonisation agenda, especially once current financial incentives are tightened. The higher cost of green technologies compared to their fossil fuel counterparts has, of course, been a significant constraint for the adoption of green technologies across society and clearly the cost of greener delivery vehicles will still be a barrier for many businesses for some time to come. The adoption of electric- or even hydrogen-powered HGVs will also mean that existing fleets will depreciate in value, which presents an additional cost to businesses.

            Infrastructure

            The use of greener HGVs will require logistics warehouses to have in-built electric charging points. This will have an impact on the cost and complexity of warehouses, which will need to be factored into the development of new sites and the retrofitting of existing buildings. The installation of electric charging points will also put pressure on the national grid infrastructure, particularly in concentrated locations where a number of logistics warehouses are based.

            Location

            The adoption of alternative methods of freight will also affect developers’ decisions over where they acquire land for development going forward. Warehouses will need to be built closer to existing rail networks and waterways in order for the TDP’s modal shift away from road haulage to be successful. Tesco’s recent £5 million investment into their rail delivery network may be a sign of things to come in this area.

            For additional insight and commentary on sustainability and the wider topic of ESG, please visit our dedicated, cross-industry Sustainability and ESG hub.

            Dan is an Associate in our Construction team.


            Our Sustainability Hub

            Our sustainability hub brings together the team’s insights and legal expertise on a broad range of environmental matters that affect our clients’ business and personal affairs. This is a rapidly evolving and wide-ranging area of law and we will continue to share our insights about related legal developments on this hub.

            Forsters For Sustainability

            Dan Easom
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            Dan Easom

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            Michael Armstrong and John FitzGerald receive the STEP Excellence Award

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            We are delighted to announce that Private Client Senior Associates, John FitzGerald and Michael Armstrong, have received STEP Excellence Awards.

            • John FitzGerald has received the STEP Excellence Award for his Advanced Certificate in UK Tax for International Clients. This acknowledgement is particularly special given that it was John’s final exam and he has now officially been admitted to STEP.
            • Michael Armstrong has received the STEP Excellence Award for his Advanced Certificate in Advising Vulnerable Clients. Despite having already completed his diploma and being admitted to STEP, Michael commendably decided to take this additional exam to further develop his expertise in advising on mental capacity issues.

            The STEP Excellence Award is given to the top scoring student at distinction level in each of the STEP exams worldwide each year.


            The Life Cycle of Family Wealth

            From growing a business to starting a family or handing over control of that business to the next generation, every individual has their own goals to aspire to. Our Private Wealth lawyers advise our clients throughout this family life cycle, providing the legal advice required for specific transactions such as purchasing a home or selling a business, whilst also advising on the long-term opportunities for succession and estate planning.

            Forsters' Private Wealth - The Life Cycle of Family Wealth logo

            Asset protection considerations

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            When acquiring UK property, aside from seeking legal support on conveyancing, US purchasers should seek advice on the broader tax and legal implications. As with any substantial acquisition or investment, there will always be traps for the unwary. Where US purchasers are concerned, the traps can be more common and more dangerous. Taking advice from the outset will enable pro-active planning and help to avoid costly future mitigation.

            Use of trusts

            While the use of trusts to hold UK residential property can potentially offer some degree of asset protection when compared to outright personal ownership , this protection may not be as robust as clients would like.

            In the event of a divorce, for instance, trust assets can be considered a financial resource available to the spouse who is a beneficiary (although this will depend on the terms of trust, distribution patterns, etc.) and the trust may even be treated as a “nuptial settlement” if it is settled by one or both of the couple, or by a third party for their benefit. If a court finds the trust is a nuptial settlement (which is comparatively rare but not unheard of) it will have extensive powers to change the terms of the trust, remove/replace trustees, order distributions, etc. This is in stark contrast to the position in the US, where trusts are generally robust and immune from variation.

            The use of trusts might also be unattractive from a tax perspective. For instance, the value of the property would suffer an IHT charge of up to 6% every ten years while it was held in trust. The property would also continue to form part of the estate of the settlor (so be subject to IHT on his or her death) unless he or she was irrevocably excluded from benefit. Excluding the settlor from benefit is unlikely to be practical if he or she wishes to occupy the property. Furthermore, holding the property in trust would give rise to reporting obligations for the trustees, who would need to report the existence of the trust and details of its beneficiaries to HMRC through the Trust Registration Service.

            As a result, there will only be very limited scenarios in which trust ownership will be appealing. Generally speaking, direct personal ownership will be the preferred route for the family home.

            Protecting assets from separation or divorce

            Nuptial agreements

            A pre-nuptial or post-nuptial agreement offers the best degree of protection for UK property on divorce. Parties are able to define marital property (which is to be shared) and separate property (to be ringfenced) on divorce and can also set out levels of spousal and child maintenance payable on separation. Whilst prenups are not automatically enforceable in England and Wales, provided the agreement meets the parties’ respective needs, and those of any children, its terms will generally be upheld.

            There are many reasons why people have a nuptial agreement, including;

            • if there is an actual or expected disparity between the wealth of the spouses;
            • there are assets which have been in one of the couple’s families for generations that they would like to protect on divorce, in order that future generations can benefit; and
            • if it is not a first marriage and a party wants to preserve assets for children of a previous marriage.

            The aim of nuptial agreements is to provide certainty and security if the marriage did breakdown, and more power to a couple to make arrangements for the future, rather than leaving everything to be determined by the court. Above all else, a pre-nuptial or post-nuptial agreement saves acrimony and potentially significant costs if there were a divorce in the future.

            Pre-nups and post-nups will be familiar territory to many US connected clients, but there are some additional considerations and differences that they will need to be aware of on moving from the US to the UK. English nuptial agreements are not automatically enforceable like pre-nups in the US, but are instead guided by case law. This case law states that the starting point is that nuptial agreements will be upheld, but they must meet certain conditions including;

            • the agreement been entered into freely;
            • each party has taken independent legal advice;
            • there has been full financial disclosure by both parties; and
            • agreement is fair. This element of fairness is the second differentiator between UK and US pre-nups; if a US pre-nup is in place, it must satisfy the principles of fairness to be upheld in England.

            It would be wise for any clients that are moving from the US to the UK to have their arrangements reviewed by a specialist English family lawyer and revised or supplemented, if necessary, to provide more robust protection against claims on divorce. Alternatively, if a nuptial agreement is not in place, a move to the UK or an investment in UK property may provide the impetus to negotiate a post-nup.

            Cohabitation

            There can also be a risk of claims against property on the separation of unmarried cohabitees. While there is no such thing as common law marriage in England and Wales (and the starting point on the separation of unmarried cohabitees is that neither party will have any ongoing financial obligations towards the other), there are a number of means through which one party can make a claim against the other with respect to property.

            In England and Wales, cohabitation is a patchwork quilt of potential claims that can call on various different areas of law, including property, family, trust and children law, to make a claim. For example;

            • Claims for the benefit of children – The court could make a settlement or transfer of property order, to provide a home for the child for their minority (NB: Any capital awarded to purchase a property is likely to be held in trust until the child’s majority or the end of full-time education, when it will revert to the payer).
            • Trusts of land – One party may be able to rely on actions during the course of a relationship (e.g. conversations, oral agreements, regular payments towards outgoings in relation to the property etc.) to establish a beneficial interest pursuant to an implied, resulting or constructive trust. The latter is most relevant in the domestic context. Alternatively, a party can rely on proprietary estoppel to claim a beneficial interest.

            They must show:

            • an assurance on the part of the other party (e.g. leading them to believe they will have some right in relation to the property)
            • that they relied on the assurance to their detriment; and
            • that it would be unconscionable for the other party to deny them the right they expected to have.

            Cohabitation agreements can protect against these risks. They allows parties to regulate the terms of their cohabitation, providing clarity both during the course of the relationship and in the event that it should break down.

            The agreement would incorporate or be accompanied by a declaration of trust in relation to any real property, confirming the parties’ respective beneficial interests. The agreement can also deal with a wider range of issues, including how household expenses are to be split; what happens if one party wishes to sell the property and the other does not; financial support during and after cohabitation; and living arrangements and financial provision for children.

            Security and clarity of such a kind is extremely beneficial to a couple if the relationship breaks down in the future.


            A Guide for US Purchasers of UK Residential Property

            When acquiring UK property, US purchasers should seek advice on the broader tax and legal implications. In this report, Forsters’ partners along with specialists in the industry, share their insights on the current UK market for US buyers and how best to navigate the specific risks for US-connected clients.

            US and UK flags


            Buying and selling luxury residential property in a competitive market

            The purchase or sale of a high value home requires expert legal advice to manage the complexities involved. Our lawyers are dedicated to sharing their knowledge to enable you to navigate the legal practicalities of buying and selling high value assets. We will support you through every stage of the process, and with the largest dedicated Residential Property team in London, we have the strength to do this. Visit our Hub to learn more.

            Forsters' Luxury Residential Property Hub


            Nuptial Agreements

            The Forsters Family team want to open up the conversation about nuptial agreements, to dispel myths and to inform people about the benefits of having one and the practical process.

            Nuptial Agreements