Category Archives: Legal Aspects of Credit Management

Protecting Lien Rights and the SCR (Utah State Construction Registry)

Posted by on March 19, 2012 at 2:39 pm.

By DeAnna Leahy, CCE, Sunroc Corporation

Information for Subcontractors and Suppliers: The State Construction Registry (SCR) allows subcontractors and suppliers to protect lien rights.

By filing a preliminary notice through the SCR system, subcontractors and suppliers alert property owners, banks, title companies and general contractors to their involvement in a project and expectation of payment.

This helps those with the money to oversee that payments navigate down to the appropriate parties, especially when there are multiple levels of subcontractors.

The SCR system also helps keep subcontractors and suppliers informed by providing automated email notifications when additional Preliminary Notices or Notices of Completion are filed on any of their projects. Automated notification of the Notice of Completion is important because it notifies subcontractors and suppliers that they have 90 days or less to file a lien if they haven’t been paid.

Key Filings for Subcontractors and Suppliers: Preliminary Notice: Anyone working on a construction job or providing materials for a job has 20 days after they started working on the job to file a Preliminary Notice. However, the 20 day rule changes at the end of the job. If a Notice of Completion is filed for that job, all remaining Preliminary Notices must be filed within 10 day after the Completion is filed.

Remaining to Complete: On a small number of jobs, an Intent to Complete is filed by the Contractor. After an Intent to Complete is filed, anyone who has filed a preliminary notice must file a Remaining to Complete statement within 20 days. This filing informs everyone if the subcontractor or supplier has not been paid yet.

Filing Tips for Preliminary Notices: View full article

Pay for it or Give it Back!

Posted by on November 7, 2011 at 10:55 pm.

By Scott W. Lee, JD, CCE, Vice President, NACM Business Credit Services

You just found out that the customer you sold to last week is insolvent. Now what?!? Actually, there is something you can do.  Reclamation.  It isn’t a guarantee of payment but it does improve your chances.

Let’s start by clearly stating the right of reclamation applies only to the goods delivered to the customer by you. You have no right of reclamation for any other goods. Next, it applies only to “goods.” “Services” are not covered. Making the demand for the return of your goods does not need to be complicated. But, if your customer actually files a bankruptcy petition you will need an attorney.

The right of reclamation under the Uniform Commercial Code (UCC) allows credit grantors the right to reclaim goods when the creditor discovers the customer received goods while the customer was insolvent. The demand for reclamation must be in writing and within 10 days of the date your customer received the goods. There is no prescribed form but you need to make clear who you are, delivery dates, what the goods are and that you want them returned because you understand the debtor (your customer) does not have the ability to pay for the goods. If the customer files a petition in bankruptcy within that 10 day period, you then have 20 days to make the demand. In bankruptcy situations the bankruptcy court can deny the reclamation claim, even a properly made claim, but the court should grant the requesting creditor a priority position in the bankruptcy estate in exchange (assuming the goods are still in your customer’s possession.)

What?! You exclaim. Yes. The right of reclamation is subject to the rights of a good faith purchaser in the ordinary course of business. If you remember your NACM Credit Law Class, a good faith purchaser is someone who purchases in good faith from a seller of goods who deals in those goods. The good faith purchaser is unaware of any problem. Therefore, if your customer sold inventory in the ordinary course of his/her/its business, you have no recourse against the customer’s customer for return of the goods. You may make the claim for everything you delivered during the covered period but it will only apply to what is left. So if you are in the food industry selling to restaurants, reclamation won’t do you much good. If you sell raw materials or hard goods that take weeks to months to re-sell or equipment that is used in your customer’s business, reclamation is an option for you.

Also, if another creditor has a floating security interest in goods being sold by your company, your reclamation claim may be behind that secured creditor.

The bankruptcy code provides for reclamation claims as well. The short statement is section 546(c) of the bankruptcy code allows for a claim to be made for goods sold within the immediately preceding 45 days, unless a bankruptcy petition is filed within that period and then the claim must be made within 20 days of the petition. The claim needs to be in writing.

The last major revision of the bankruptcy law, BAPCPA, made some changes to reclamation. If you didn’t make a timely written demand pursuant to UCC section 2-702 or 11 USC section 546(c), section 503(b)(9) of the bankruptcy codes still allows a claim for goods sold within 20 days of the bankruptcy petition. There are still unanswered questions such as the method and date of valuation i.e., retail, wholesale or liquidation value, the date of sale, the date of the petition or the date of hearing. Other questions include when must the claim be made and when will the claim be paid? The courts have not stated a deadline date but it’s likely the courts will set claim bar dates which could be separately stated or could be part of the general bar dates as set forth in the notice of bankruptcy.

In general, if you timely find that your customer is insolvent, you should make a reclamation demand. They can be as cheap as a simple certified letter if the bankruptcy has not yet been filed. You may actually get your goods back. I know that isn’t what you really want but it is better than nothing. You may enter into talks that allow you to reach a payment plan, or simply payment. And if bankruptcy is filed, you may find yourself in a higher priority than you would have had otherwise.

Note: The statements made herein are general in nature and should not be substituted for the advice of competent counsel.

Bond Claims on Construction Jobs

Posted by on April 29, 2011 at 9:01 pm.

By Scott W. Lee, JD, CCE, NACM Business Credit Services

Payment Bonds Exceeding $50,000

Author’s Note: This is a short primer and should not be substituted for the advice of competent counsel which should be sought early. The advice of an attorney is money well spent in this area if you cannot afford to lose payment.

I think most people in the construction industry are aware that mechanics’ liens can be utilized to help obtain payment from subcontractors, contractors and owners. But, as I speak with people in the industry, I find that fewer people are aware that bond claims may also be available.

A bond is similar to a guarantee. It is a third party saying if Joe doesn’t take care of this, I will. There are two types of bonds on construction projects: 1) the performance bond; and, 2) the payment bond. You will likely be more interested in the payment bond. The performance bond usually comes into play when the general contractor, for whatever reason, doesn’t complete a project. The bonding company will then step into the shoes of the general by hiring a new general to complete the job. Enough said about performance bonds.

View full article at http://tinyurl.com/3lkweg4

Watch for our mechanics’ lien seminar updates.

Bankruptcy Preference for Credit Managers

Posted by on October 6, 2010 at 9:47 pm.

By Scott W. Lee, JD, CCE, NACM Business Credit Services

Preferential Transfers: The bankruptcy code allows the trustee (or debtor in possession; “DIP”) to avoid and recover payments made to creditors during the 90 period prior to the filing of bankruptcy. The period is one year if the recipient is an insider. section 547 of the bankruptcy code, in essence, defines a preferential transfer as:
i. payment on an antecedent debt
ii. made while the debtor is insolvent
iii. during the 90 period prior to the filing of the bankruptcy petition
iv. that allows the creditor to receive more than it would have through the bankruptcy proceeding.  

View full article at http://tinyurl.com/4yakrwg

Defenses to a Claim of Preference: There are a number of potential defenses to a claim that a payment received from the debtor is a preference. Usually a demand for payment will be sent to the creditor before an action is commenced within the bankruptcy to obtain a return of the funds. Whether a demand is received or whether service of a complaint is received, there are defenses that must be explored before simply writing a check for the amount claimed. Here is a list of the major defenses. You may want to consult knowledgeable counsel for details or to explore other possibilities depending upon the amount involved.

Personal Guarantees for Open Account Business Credit

Posted by on September 30, 2010 at 4:24 pm.

by Scott W. Lee, JD, CCE, NACM Business Credit Services

This is a topic I promote on a regular basis. Why? We receive collection matters on a regular basis for businesses that have ceased doing business and there are no assets worth pursuing. The creditor is not supposed to be happy when payment is not received. But it is you, the creditor, that is in the best position to set yourself up to get payment. Signed credit applications, contracts and engagement letters are good things and I encourage you to get them from your customers. I also encourage you to understand the form in which your customer does business.

If your customer does business as a corporation, a limited liability company (LC, LLC) or other form of entity with limited liability, then you may only look to the company for payment when things go bad. That is unless you have a signed writing stating somebody else or some other entity will be responsible for paying your customer’s bill if your customer doesn’t. We refer to this signed writing as a personal guarantee or corporate guarantee. Corporate guarantees work similarly to personal guarantees except that the issuing entity should execute a resolution giving the entity the authority to make the guarantee. So as we talk about guarantees, the concepts apply to both personal and corporate guarantees. If I use the term person, it includes entities. (Also, don’t exclude other types of entities just because we called them “corporate” guarantees.) And remember, you can have multiple guarantors on one account.

An often overlooked item in guarantees is whether the guarantor has the ability and willingness to pay. View full article at http://tinyurl.com/3w8vqjn