Refinancing your existing home loan?

Refinancing your home loanAre you in the process of, or considering, refinancing your existing home loan.  If so there are various legal requirements that need to be dealt with and it is best to involve your property lawyer from the outset.

To discuss further with our Auckland conveyancing and refinancing lawyers please contact our Quay Law legal team.

This legal tip is shared with you by the team at Auckland law firm – Quay Law. These regular legal tips cover a range of legal topics.  We discuss all legal matters from estate planning, to wills and estate administration, tax and IRD (Inland Revenue Department) matters, residential and commercial conveyancing and property law, family trusts. social media law, leasehold properties, commercial leasing and much more. Although situated in the Auckland suburb of Remuera we are able to support clients overseas and across New Zealand.

A discharge of mortgage – what does this mean?

Auckland law firm image for refinance conveyancing and discharge of mortgage 480 X 800Most people, when buying a property, will require a mortgage on the property. This mortgage is always registered onto the property’s title during the initial conveyancing process. Registering the mortgage on the title protects the bank’s interest in the property so that when a property is sold, the the owner must repay the loan to the lender.

When the loan is repaid, the lender ‘removes’ or ‘discharges’ the mortgage from the property’s title to give the new purchasers a ‘clean’ title.

In the event that a loan on a property is repaid in full, the mortgage is not automatically removed or discharged from the property’s title. The mortgage remains as an interest on the property’s title until your lawyer acts on your behalf to apply to have it removed or discharged.

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Legal tips provided by the Auckland Lawyers and Conveyancing specialists at Quay Law NZ. These legal tips cover a range of legal topics and cover all legal matters from estate planning, to wills and estate administration, tax and IRD (Inland Revenue Department) matters, residential and commercial conveyancing and property law, family trusts. social media law, leasehold properties, commercial leasing and much more. Although situated in the Auckland suburb of Remuera we are able to support clients overseas and across New Zealand. Please download our mobile legal app for future reference or call us at Auckland law firm Quay Law today.

What is a law firm AND what do we do? shared with you by the lawyers at Quay Law

quay law auckand lawyers and law firm in New Zealand for legal servicesHas anyone ever asked the question – What is a law firm?  Well, a definition of a law firm is a business entity formed by one or more lawyers to engage in the practice of law. The primary service rendered by a law firm is to advise clients (individuals or corporations) about their legal rights and responsibilities, and to represent clients in civil or criminal cases, business transactions, and other matters in which legal advice and other assistance are sought.

So let us take a look at some of the legal services that the lawyers at  Auckland law firm Quay Law provides to their clients.

Buying or Selling of Residential Property | Conveyancing
Our conveyancers will assist you with the property sale and purchase agreement, examine and report on the title, deal with all enquiries from the other party’s lawyers, ensure that all relevant searches are made, deal with your mortgage lender and complete the settlement of your transaction.  We also assist first home buyers through the property purchase process.  See a published article.

Property | Land Subdivisions
Our lawyers will liaise with your Surveyor, Council, and prepare all required documents for the land transfer office.

Mortgage Refinance
Our legal team and lawyers will correspond with your broker, or bank , prepare all documents and arrange for a smooth transition with your old and new bank/lender.

Buying or Selling a Business

Our lawyers ensuring the relevant conditions in your agreement for the sale or purchase of your business are in place, check any lease, liaise with your broker/bank for finance, liaise with your accountant, and assist with all legal requirements up to settlement.

Commercial Property | Conveyancing
Our lawyers check all leases, LIM report, Builders report, GST issues, liaise with your bank to ensure a smooth property settlement.

Leases | leasing
Our Auckland lawyers prepare and arrange execution of the latest New Zealand Law Society form of lease.

Wills
Quay Law assist clients with the drafting and executing wills to your personal requirements.

Trusts | Family Trusts
After meeting with you and discussing your family’s requirements.  Our lawyers assist you with the formation of your trust, drafting your deed of trust, gifting requirements and any other additional yet related documentation.

Probate
Making application for probate, administering the estate, and ensuring bequests, gifts and residue are dealt with efficiently.

Enduring Powers of Attorneys | Drafting or Independent Legal Advice
With changes in the legislation, you may require new enduring powers of attorney for care and welfare, and separate powers of attorney for property.  Our law firm can assist you in this regard.

Relationship property
Our lawyers assist clients with the arranging a smooth settlement between parties that are separating in order to divide the relationship property

Our Legal Blog

Legal tips provided by the Auckland Lawyers and Conveyancing specialists at Quay Law NZ.  These legal tips cover a range of legal topics and cover all legal matters from estate planning, to wills and estate administration, tax and IRD (Inland Revenue Department) matters, residential and commercial conveyancing and property law, family trusts. social media law, leasehold properties, commercial leasing and much more.  Although situated in the Auckland suburb of Remuera we are able to support clients overseas and across New Zealand.   Please download our mobile app for future reference or call us at Auckland law firm Quay Law today.

Call an Auckland lawyer on 09 5232408,

IRD to Tighten Rules on Student Loans

(Published in New Zealand Taxation)

The Student Loan scheme is set to change, with stricter rules being implemented on borrowers, especially those who travel overseas for extend periods of time.

On March 13th Parliament received a report from the New Zealand Finance and Expenditure Committee on the upcoming Student Loan Scheme Amendment Bill. The newly published report contains a summary of the major changes that will be implemented in the bill, along with responses to public submissions that were made regarding the national student loan scheme and potential changes to the system.

According to the report, one of the biggest changes brought in by the new bill will be the exclusion of loses from the calculation of incomes for student loan repayments, which will increase personal responsibility for debt repayment and maximize the amount of payments of loans.

The new Bill will also bring in rules mandating that all new student loan applications must nominate a third party to be responsible for maintaining up to date contact details of the borrower, and providing the information to Study Link upon request. The new regulations will allow the Inland Revenue Department to receive and use the contact details of the nominated person, when trying to reach a student loan holder who has left New Zealand.

The repayment holiday currently available to borrowers who travel overseas will be reduced from three years to one year. Anyone applying for the repayment break will be required to provide details of a New Zealand based contact person in order to be granted the holiday.

The new report also contained several questions that were raised by the public regarding the Student Loan amendments, however, the Committee did not recommend changes to the Bill following the raised concerns.

Legal entities available to you for your NZ business

PUBLISHED QUAY LAW LEGAL ARTICLE

 In this legal article, Auckland lawyer Ian Mellett reviews the various entities that are available to you when deciding upon the appropriate operating structure for your New Zealand business.

 In a previous article, I discussed the matters that should be considered when deciding to purchase a business.  A key aspect in this process is necessarily the choice of the most appropriate purchasing entity.  It is important that you obtain the requisite advice from both your lawyer and accountant, as they will be in a position to explain issues such as limited liability protection, tax and succession planning to facilitate an informed decision being made.   

There are four main entities that are predominantly used to operate businesses in New Zealand, namely the sole proprietorship, partnership, limited liability company and trading trust.  Each of these is discussed briefly below.

Sole Proprietorship

Also known as a sole trader, this is a type of business entity that is owned and operated by one individual on his or her own.  The key characteristic is that the owner is inseparable from the business, in other words there is no legal distinction between the owner and the business.  The owner controls, manages and owns the business, is entitled to all the profits but is also personally liable for all losses, debts and taxes.  A sole trader is usually able to establish the business without following any formal or legal process and can employ other people to assist in running the business.

The obvious advantage of a sole proprietorship is that it is easy to start and run, and there is no requirement regarding registration.  The major disadvantage is that the business owner/s has unlimited personal liability for all business obligations (including amongst others debts and taxes), which means that personal assets are potentially at risk.  Sole traders also often lack credibility in the marketplace, and it is invariably more difficult to sell this type of business.

 Partnership

A partnership is an arrangement where individuals and/or entities agree to co-operate to advance their business interests.  Most frequently, a partnership is formed between one or more businesses in which the partners (namely the owners) work collectively to achieve and share any profits or losses.  It is recommended that the partnership be established by way of a formal partnership agreement.  The partners share responsibility for running the business, share in any profits or losses as stated in the partnership agreement and are liable for any debt within the partnership.  The partnership itself does not pay income tax, but instead distributes the partnership income proportionately to the partners who then pay tax on their own respective shares.

The main advantages of a partnership are that no registration is required to commence business, and this entity can provide an effective way to share business operation costs.  The disadvantages are that partners may be held liable for debts incurred by the other partners, personal assets are potentially at risk and complications may arise if a partner dies or wishes to leave the partnership.

Limited Liability Company

This entity is by far the most popular and successful form of business structure.  A company is a formal and legal entity in its own right, being separate from its shareholders or owners.  The protection that a limited liability company affords to its shareholders is the primary reason for selecting this type of operating entity.  If the company is unable to pay its debts, the shareholders are not liable for the business debts of the company unless their shares are not fully paid up, or they have given personal guarantees to lenders or creditors, or they are also directors of the company and have traded recklessly.  This situation should be contrasted with a sole proprietor or partner who will always be exposed and personally liable for any business debts that cannot be met by the business.

The advantages of a limited liability company are continuity of existence (a company will continue to exist until it is removed from the Companies Office register), transferability of shares (making it easier to sell a company or pass on to others such as children) and marketplace credibility.  The disadvantages are that directors need to clearly understand their responsibilities under the companies legislation, and the fact that the limited liability protection can easily be eroded in practice by the requirement to provide personal guarantees to certain lenders or creditors.

 Trading Trust

Until relatively recently, the choice of business structures in New Zealand was generally limited to the entities discussed above.  However, trading trusts have increased in popularity over the last ten to fifteen years and have now emerged as an alternative option to owning and operating a business.  Essentially a trading trust is a discretionary trust similar to a family trust, but instead of merely holding investment assets it actively carries on a business and derives business profits.

One of the key advantages of using a trading trust is the flexibility that it provides, particularly with regard to the allocation of business profits to the beneficiaries of the trading trust.  Trading trusts are, however, a topic on their own, and I would suggest that anyone interested in utilising this type of business vehicle contact our offices to obtain more detailed information.  

 It goes without saying that it is critical to “get the structure right upfront”.  This is also particularly important in light of the Inland Revenue Department’s stance that a change in operating entity “downstream” has occurred not for commercial but rather for tax (and possible tax avoidance) reasons.

Please feel free to contact Ian Mellett (BComm LLB H Dip Tax) at Auckland law firm Quay Law for more information, or if you have any questions regarding your business or other legal needs please call me on (09) 5232408 or visit our website http://www.quaylaw.co.nzor blog http://www.aucklandlawfirm.co.nzfor more information.

Family Trusts Explained

What is a Family Trust?

Legal article by Ian Mellet (Auckland lawyer and principal of Quay Law Barrister and Solicitor)

In this article I intend to cover Family Trusts and the value that such an entity can provide to you.

At the outset, it should be borne in mind that the reasons for implementing a trust structure are extremely important. Your family circumstances clearly play a pivotal role in this regard.

 

Outlined below are a number of reasons why implementing a trust structure could possibly be of benefit to you and your family:

  1. Protection of core family assets for present and future generations (this has been the traditional use of family trusts and should be the prime consideration when any trust is established).
  2. Protection from business creditors (separation of core family assets such as the family home from business risks).
  3. Protection of particular beneficiaries (example, children with special needs, educational trusts).
  4. Protection from matrimonial property claims and de facto claims.
  5. Protection against possible income tax consequences and future taxes.
  6. Protection against the likely consequences of inflation.
  7. Incidental benefits in relation to means testing and rest home subsidies.

Background

The prime purpose of the trust would be to protect core family assets which you have built up for the benefit of your children and grandchildren, but at the same time ensuring that you have the use and access to trust funds during your lifetime without interference from others. The primary concern of the trust would, in the interim, be your well being, but in due course you may provide for your children and grandchildren who ultimately will have the control and benefit of the trust fund. Transferring any assets at this stage would be prudent in the sense that you can cap the value, and any increase in value of the assets after the date of transfer to the trust would be an increase in the hands of the trustees. This is particularly pertinent in the event of the re-introduction of estate duty at some later stage.

When acquiring an asset such as a property, it is important that you make provision for the trust to purchase the property at the onset. You are able to do this by stipulating that the property is to be purchased by yourself “and / or nominee” This will allow you to set up a family trust or other legal vehicle and for that entity to complete the purchase. You should also consult with your professional advisors regarding the structuring of any borrowing that is required.

It is important that the administration of the trust is properly attended to. This includes performing the annual gifting programme wherein yearly gifts of $27,000 each are filed with the Inland Revenue Department. Keeping an adequate “paper trail” will ensure that the trust records are up to date for any audit purposes.

Legal documents

Various legal documents need to be put in place when establishing a trust, including of course the Trust Deed. There are three main groups of parties involved. The Settlors are the persons who set up and transfer assets to the trust. The Trustees are the people who hold the legal ownership of the trust assets on behalf of the beneficiaries. The Beneficiaries hold the beneficial ownership in the trust assets and include, amongst others, yourselves, your children and grandchildren.

I also recommend that a Memorandum of Wishes is completed. This is not binding on the trustees, but sets out the manner in which you would like the trust to be administered and is a valuable guide for the trustees. It is an effective way of ensuring that on your deaths specific requests that you had in mind may be given effect to by the trustees.

Trusts are an invaluable asset protection tool and mechanism for preserving one’s weath.

Please contact Ian Mellett at Quay Law for more information, or if you have any further questions on Trusts and Asset Planning.

Ian Mellett BComm LLB H Dip Tax is a Barrister and Solicitor at  Quay Law in Remuera, Auckland. This Auckland law firm provides services in Wills and Estate administration, Estate Planning, Trusts and Asset Protection, Relationship Property, as well as Conveyancing, Commercial, Immigration and other areas of law.

Phone number:  New Zealand (09) 523-2408

Home business tax advantages

Not only can it be convenient to operate a small business from home, but there are definite financial upsides;

1. Save money by not renting office premises

2. Eliminate the time and cost of getting from home to work

3. Claim a portion of ‘personal’ expenses against your business revenue, therefore reducing your business’ income tax.

Sound good? Let’s look at how you can claim personal expenses against your business revenue. Assume your business uses a room in your home as a business office, and the room is not used for any personal use, you can treat some household expenses as business costs.

So just what household expenses can be classified as deductible business costs? Examples include:

• Mortgage interest – while your entire mortgage interest can’t be considered a business cost, it’s possible to classify a portion of it. How much will depend on the floor space your business occupies in your house – the business uses 10% of the floor space, then 10% of the interest is a deductible business cost. (Principal repayments are not deductible business costs).

 • Telephone – claim 100% of a business dedicated line (including the cost of installation), OR claim 50% of your private telephone line if this is used for business.

• Electricity/Rates/Insurance – these costs can be apportioned in direct relation to the percentage of floor space occupied by your business.

• Internet Expenses – 100% deductible if only used for business purposes, otherwise the portion used by the business is a deductible business cost.

• Depreciation of your home – depreciation at allowable IRD rates, is permitted on your home. Again, this must be in relation to the floor space your business uses. A cautionary note – if you cease using your home for business use, you will need to show the claimed depreciation as “depreciation recovered” in your income tax return, something you’ll need to talk to your tax advisor about.

• Depreciation on assets used in your home office e.g. office furniture, office computer equipment.

There are other deductions your home business may be entitled to make. Such deductions differ depending on your type of business. The IRD issues guides to assist you in determining allowable deductions.

It is critical you keep full and accurate records of the all business costs. If you’re unsure whether to claim an expense, or how much is considered business use, consult a tax advisor.

http://www.nzherald.co.nz/small-business-centre/news/article.cfm?c_id=1502221&objectid=10568179

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