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Monthly Newsletter
 April / May, 2010 - Vol 1, Issue 4
In This Issue
Experience is What Counts!
Review Your Estate Plan Today!
Short Sale & Bankruptcy
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Best Lawyers in America

Best Lawyers in America

REALTORS & BROKERS
Join Our Strategic Alliance Partnership Program Today!
Best Lawyers in America

Nagle Law Group is proud to launch its new Realtor/ Broker - "Strategic Alliance Partnership Program" Nagle Law Group is excited to work with realtors and brokers - together providing outstanding service to their clients. Those realtors and brokers who become members of this program will enjoy the benefits of working with experienced Real Estate attorneys in helping their clients understand the legal and financial risks and liabilities involved in selling or purchasing a home in today's real estate market, while providing them with first-class legal counsel at competitive rates. The benefits of this program are highlighted on our website: www.naglelawgroup.com  Sign up today - you and your clients deserve an extra layer of protection!


CLIENT LETTERS
Mr. Nagle,  You were easy to work with and you saved me a significant amount of money.
 
Please feel free to have a client call me if I could be of assistance. 
 
I like most people work hard and never thought I would be short selling or considering foreclosure. 
 
 
Sincerely,


JK


I felt a lot better (more educated) after spending an hour with you and Stu, regarding the potential issues with a short sale.  We have an offer and just getting ready to submit to the bank.

SA







 
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NLG LogoGreetings!

Our last couple of newsletters have focused primarily on Residential Real Estate and the impact that the downturn of the economy has had on that market. The fallout of the current residential real estate market, and the subsequent number of foreclosures, bank owned properties and short sale listings are pretty extreme! The Commercial Real Estate market has, however, not been as drastically affected - at least not until now... Nagle Law Group was recently involved in a client's $100M+ loan modification negotiation of its primary and mezzanine financing and this is just one of many commercial clients who are looking to restructure their loans due to challenges in servicing their debt. The team at Nagle Law Group was able to help this particular client mitigate its risk of defaulting on loans and in doing so gave them the gift of time to focus on their core business of bringing in more tenants to their shopping center.  Real Estate is not the only area of concern for most of our clients - many are concerned about the changes in the federal laws governing Estate Planning taxes for 2010 and 2011... We strongly recommend having your estate plan reviewed with your attorney so as to ensure that you and your loved ones are protected during this time of uncertainty and change. Change and Uncertainty are definitely the buzz words of the month... with all the changes in the laws, the property market and the economic climate, we encourage anyone who is considering short selling their home to gain an understanding and in-depth knowledge regarding the anti-deficiency and bankruptcy laws. Our articles below should help you better understand some of the more pertinent concerns and solutions out there. Of course, we at Nagle Law Group are always available to help with any of these areas...


 

We understand how busy you are and we appreciate you taking the time to read, learn and grow from our monthly newsletter... Should you have any residential real estate questions that you would like us to publish in our online Q & A  at http://www.naglelawgroup.com/blog/ feel free to contact us.


 

Stay cool!

 

Robert



Experience is What Counts!

Best Lawyers in AmericaFollowing the residential market some months behind is the increased number of defaults on commercial real estate loans. This is of great concern to both commercial property owners who want to avoid foreclosure but cannot refinance their loan because the value of the collateral has plummeted, and the lenders who do not want to foreclose on collateral that they cannot sell for the value of the loan and which they do not want to operate.  These concerns may cause both sides to reenter negotiations and restructure their loans.

 

Robert Nagle and Walter Howl of the Nagle Law Group recently completed negotiating what will likely be one of the largest commercial loan modifications in the state of Arizona in 2010.  Several years ago, one of Nagle Law Group's developer clients purchased a shopping center with financing that was originally funded by two different sources: first, a senior loan secured by the client's ownership interest in the property; second, a mezzanine loan secured by a pledge of the client's membership interests in the LLC that owns the interest in the property. Together, the outstanding principal balance of the senior and mezzanine loans exceeds $100,000,000.  Both the senior loan and the mezzanine loan were scheduled to mature this year.

 

Because of the recent economic turmoil in the retail industry, the value of the shopping center decreased and the client was unable to refinance the senior and mezzanine loans with new loans from other lenders.In order to help the client avoid defaulting on the loans, Robert Nagle and Walter Howl negotiated significant modifications to the senior and mezzanine loans that allow their client to keep the shopping center. As a result of the loan modifications, the maturity date of both loans was extended several years and the interest rates of both loans were significantly reduced. Without facing the prospect of loan defaults, the client can now shift its focus solely on its core business of bringing in more tenants to the shopping center.

 

The attorneys at the Nagle Law Group have over sixty-five (65) years of combined real estate law experience, and that is what counts! They have been involved in very substantial commercial real estate transactions and have experience in all aspects of negotiation and documentation of commercial loans and loan modifications.  Their counsel has been utilized in negotiating and structuring some of the largest commercial deals in Arizona.

 

With market conditions continually evolving, the expertise of the attorneys at the Nagle Law Group remains an integral part of any commercial real estate transaction. Their knowledge of how to structure the legal and financial components of large, complex commercial real estate transactions is paramount to their clients' success. Therefore, whether during a boom economy or a recession, whether you are upside down on a residential or commercial property, their expertise is a necessary part of any complex commercial real estate transaction.

 

 


You can reach our commercial real estate group at 
(602) 595-6951 or email us at info@naglelaw.com.
 

Review Your Estate Plan Today!

Best  Lawyers in America

Batman
Karen Nagle             Jim Rees 

Why is it imperative to review your Estate Plan in 2010?


An occasional review of your estate planning documents is always a good idea to identify any potential updates needed due to a change in your goals, finances, family situation, or the law.  However, the arrival of 2010 brought a major upheaval in the federal estate tax laws which we believe makes such a review more important than ever before. 

Estate Tax Update.  Until mid-December, most of us expected that we would end up with a permanent extension of the 2009 version of the federal estate tax law, which would protect the first $3.5 million worth of assets and provide a flat 45% tax rate on everything above that amount.  In early December, the House of Representatives acted to pass legislation imposing a permanent $3.5 million estate tax exemption.  During late December, the Senate, which was mired down with the health care debate, never addressed the estate tax.  Nothing was passed.

As a result, effective January 1st, the federal estate tax was repealed.  Under current law, it will only be repealed for the 2010 calendar year.  Also under current law, beginning in 2011 the estate tax is reinstated with only $1 million protected and a 55% maximum rate above that amount.

We currently have total uncertainty surrounding our estate tax law.  What we do know is that as of January 1st there is no federal estate tax.  We also know that some members of Congress are now saying that they plan on retroactively reinstating the estate tax as if it had not ever been repealed.  Whether the Senate will ever get enough votes to accomplish this is unknown.  Whether a retroactive reenactment of a tax can be done legally is also unknown.

What Does This Mean for You?  As we move further into 2010, we may begin to see action by Congress.  Until then it is important to keep your estate planning documents as flexible as possible.  For most clients, a long-term estate planning view should assume that there will be some form of estate tax in place at your death.  For clients who might be facing death in the near future, the possibility of dying during 2010 without an estate tax may necessitate modifications to the existing estate planning documents.  If Congress is unable to act and we end up in 2011 with the reduced $1 million exemption, then the estate tax will again become a very significant tax affecting many families.  Whatever happens, there will be a need to revise your estate planning documents. 

The most important planning action today is to make sure that your current estate planning documents will work with today's estate tax laws.  At the very least, a review is in order.  In many cases, it may be necessary to amend your existing documents to work in the 2010 uncertain legal environment where there is no federal estate tax.  This is also a good time to confirm that your assets are properly titled to work with your estate planning documents.

Conclusion.Given the uncertainties of the estate tax law at this time, it is difficult to make any long-term generalizations.  We believe it is critical that you consider how the current situation might impact your estate plan.  You need to review your estate planning documents to make sure that they will work with today's law.  This is critical.

We would be delighted to meet with you at your convenience if you would like to explore any of these issues or review your existing documents. At that meeting we will review potential updates or changes with you, based on the effect of current law on your situation, as well as amendments which may be beneficial due to changes in your situation that have occurred since your plan was created.

CIRCULAR 230 DISCLOSURE:  To ensure compliance with requirements imposed by the IRS, we inform you that any U.S. federal tax advice contained in this communication (including any attachments) is not intended or written to be used, and cannot be used, for the purpose of (1) avoiding penalties under the Internal Revenue Code or (2) promoting, marketing or recommending to another party any transaction or matter addressed herein. 




You can reach our Estate Planning & Probate group at
(602) 595-6951 x112 or x102 or email us at info@naglelaw.com.  

Short Sale & Bankruptcy

 
Stu Pack HeadBatman


An Understanding of Bankruptcy is Valuable when Negotiating a Short Sale....



Stuart Pack                                                                                                            Robert Nagle


A previous article by the authors examined the concept of strategic default for homeowners whose homes are underwater.  Simply stated, strategic default is the use of Arizona's anti-deficiency laws by homeowners whose homes are in a negative equity situation to avoid personal liability for the shortfall between the amount owed and the value of the home at the time of foreclosure.  An understanding of "how to" strategically default is essential when negotiating a short sale with a lender.

Similarly, an understanding of the basics of personal bankruptcy may be invaluable when negotiating a short sale. Briefly, a Chapter 7 bankruptcy is where all of a person's non-secured debts (credit cards, medical bills, etc.) are completely extinguished, but all of their non-exempt assets (bank accounts, etc.) are used to satisfy these debts. In order to qualify for a Chapter 7 bankruptcy, however, a person must "qualify", which in Arizona means that a person's income must not exceed a certain level depending on family size.  For example, as of the date of this article, the income for a family of 4 cannot exceed $69,205. If the income exceeds $69,205, then unless a person qualifies under a more complex "means test analysis" involving disposable income, then a debtor would have to file for a Chapter 13 bankruptcy. A Chapter 13 bankruptcy is used by people with regular income who have either too many non-exempt assets which would be lost in a Chapter 7 bankruptcy or whose income exceeds the Chapter 7 limits. Under Chapter 13, a portion of a debtor's income is used to pay their debts over a 3 to 5 year period and at the end of such period, the remaining balance of the unpaid debts are extinguished. The current bankruptcy laws are complex, so it is imperative that homeowners discuss their personal situation with an experienced bankruptcy attorney.

 Because of Arizona's anti-deficiency laws, there is a good possibility that upon the foreclosure of a first mortgage, the homeowner will not be personally responsible for any deficiency on the first mortgage.  However, as the lien of the second mortgage will be extinguished due to the foreclosure of the first mortgage, the homeowner will still remain personally responsible for the amount owed on the second mortgage. Homeowners will discover that when negotiating a short sale, it may be difficult to obtain the consent of the second mortgage holder because the first mortgage holder will demand most of the short sale proceeds, leaving the second mortgage holder with little. The second mortgage holder, however, may be persuaded to take a relatively small amount from a short sale, rather than getting nothing if the homeowner were to file for  Chapter 7 bankruptcy. 

Furthermore, there are many lenders who will agree to a short sale by releasing the mortgage lien, but will not agree to release the homeowner from personal liability for the shortfall after foreclosure. Even though the anti-deficiency laws may have protected the homeowner from a deficiency in the event the mortgage was foreclosed, the wording of the lender's short sale release may be such that the anti- deficiency laws are inapplicable, so reminding the lender that if a release of personal liability is not given, then walking away from the mortgage or bankruptcy are available options, rather than the short sale, may convince the lender to give a proper release.

Homeowners who understand all of their available options, such as strategic default, short sale and bankruptcy, or a combination of any of these, are in a much more advantageous position with their mortgage lender when negotiating a short sale.




You can reach our Bankruptcy group at (602) 595-6951 x122 or our Residential Real Estate group at (602) 595-6951 x100, or email us at info@naglelaw.com

Remember: The law often changes. Each matter is different. This information above is meant to give you a general overview and not to give you specific legal advice. Please contact us at Nagle Law Group to discuss your situation in more detail.
Thank you for taking the time to browse our newsletter. Our business relies on referrals - if you find it appropriate to mention us to others in need, we would be most appreciative.

QuestionsShould you wish to submit any residential real estate questions for publication on our blog (www.naglelawgroup.com/blog), feel free to email us at: questions@naglelaw.com.(Because of the volume of correspondence we receive, we can't answer every email message, not can we provide personal legal advice)
 
Robert