New Jersey Lawyers Blog

Published on: September 17, 2012

New Jersey Division of Taxation Bulk Sales Requirements

New Jersey’s bulk sale law was enacted by the New Jersey legislature in 1995 to protect purchasers of business assets. The purchaser of business assets is required to notify the New Jersey Division of Taxation of the transaction at least ten days before the sale by completing and filing a form C-9600 along with a copy of the contract for sale. The form C-9600 must be sent by certified mail to the State of New Jersey, Division of Taxation, Attention: Bulk Sales Section, P.O. Box 245, Trenton, NJ 08695-0245, or it can be sent by overnight mail to the State of New Jersey, Division of Taxation, 50 Barrack St, Trenton, NJ 08695, Attn: Bulk Sale Section. There is no fee for filing the form.

The New Jersey Division of Taxation then has ten business days to research and determine what amount of money must be held in escrow by the purchaser’s attorney at the closing. The state tax liabilities of the seller are then paid from the escrow. A purchaser, by complying with the Bulk Sale Law, ensures that they will not become responsible for the seller’s New Jersey tax liability. After the tax payments requested by the state are paid, the Division of Taxation will issue a tax clearance letter which authorizes the release of any monies remaining in escrow. Upon receipt of the tax clearance letter, the balance of the monies held in escrow can be released to the seller. If the Division fails to respond to the C-9600 within ten business days of receipt of same, the purchaser will not be held responsible for the seller’s state tax liabilities.

If the purchaser fails to notify the New Jersey Division of Taxation of a sale which is subject to the bulk sales notification requirements, then the purchaser becomes liable for the New Jersey State tax liabilities of the seller if the seller does not pay. If the purchaser fails to notify the state, the Division of Taxation can file judgment, levy and seize the purchaser’s assets. However, if the seller refuses to cooperate with the Division of Taxation, the Division will not penalize the purchaser for the seller’s refusal. While complying with this law is an added step in the purchase of a business, it is an excellent mechanism for protecting the purchaser. Purchasers of business assets should insist on compliance with the terms of the New Jersey Bulk Sales Law. It is an essential term of any contract for sale of business assets.
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Published on: September 12, 2012

How New Jersey Homeowners Can “Cram-Down” or “Strip-Off” Second Mortgages in Chapter 13 Bankruptcy

by Boris Peyner

cramdown New Jersey homeowners who file for chapter 13 bankruptcy protection may be able to cease paying their second mortgages if their homes are “underwater.”

When the amount that a homeowner owes on her mortgages is more than the home is worth it is considered “underwater.” Relief is available to New Jersey “underwater” homeowners through a Chapter 13 bankruptcy “cram-down” or “strip-off.” New Jersey homeowners can petition the United States Bankruptcy Court and request that their mortgages be cram-downed to the equity in the homes and the remainder of the loans stripped-off.

This means that homeowners who have multiple mortgages on their primary residence can take their mortgages and make them unsecured debt, thereby stripping-off all junior liens. This process applies to all subsequent mortgages as well. Therefore, second and third mortgages, and so on, would no longer operate as a lien on homes. Since it is then unsecured debt only a fraction will be repaid, and the remainder will be eliminated altogether.

Published on: September 4, 2012

New Jersey’s Construction Industry Independent Contractor Act Imposes Severe Penalties on Misclassification of Employees

by Maurice W. McLaughlin

There are severe civil and administrative penalties for misclassification of workers who should actually be employees as independent contractors. If a worker is classified as an employee, the employer must pay approximately an additional 7.5 percent of her salary in payroll taxes, as well as workers compensation insurance, and the benefits which other employees get. This gives businesses a strong incentive to classify workers as independent contractors. However, this has long been illegal under both federal and New Jersey Employment law.

New Jersey has found this practice to be widespread in the construction industry, depriving workers of benefits, social security taxes, and forcing the employer to pay self-employment tax, or the employer’s portion of the payroll taxes. Additionally, the New Jersey Legislature has found that this puts businesses currently classifying workers as employees at a competitive disadvantage with those whose do not because of the higher costs they bear. New Jersey therefore enacted the New Jersey Construction Industry Independent Contractor Act.
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Published on: August 31, 2012

New Jersey Living Wills

by Jennifer C. Meusel

Under New Jersey estate planning law, a living will, which is legally called an advanced directive, allows a person to give instructions for what care she is to receive her health is extremis. A living will must be in writing, signed and dated before two adult witnesses who attest that the person signing the advanced directive is of sound mind, and is not under duress or undue influence. Alternatively, it may be signed, dated and acknowledged before a New Jersey notary public or a New Jersey attorney.

Under law New Jersey law, a living will becomes effective when it is provided to the physician who has determined that the patient does not have the capacity to make her own health care decision. If at any point the patient regains the ability to make her own health care decisions, the patient regains the legal authority to direct her own care.

The main purposes of the living will are to allow a person to give her instructions or her wishes for when she is unable to do so herself and to appoint an agent to make decisions when she is unable to make her own decisions. The living will may direct that certain life-sustaining treatments be withheld. If, for example, the patient has an incurable or irreversible, severe mental or severe physical condition; is in a state of permanent unconsciousness or profound dementia; is severely injured; and in any of these cases there is no reasonable expectation of recovering and regaining any meaningful quality of life, then the living will may direct that life-sustaining treatments be withheld. New Jersey law provides that the attending physician, if it is consistent with the terms of the advance directive, may issue a “Do Not Resuscitate” order.

There are two types of advanced directives: an instruction directive and a proxy directive. These can be combined into one document. A person can chose to execute both types or either one standing alone.
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Published on: August 27, 2012

Landlord-Tenant Issues: Illegal Apartments

by Pauline M.K. Young

Virtually all residential landlords in New Jersey are required by law to register their apartments with the town in which the property is located. The only exception is when the owner of the apartment building lives in the building and there are less than three rental units in the building.

Further, all apartments must meet local zoning ordinances. While local zoning ordinances vary from town to town, illegal apartment zoning issues typically come up when a landlord rents out an attic, basement, or garage unit. Town ordinances are designed to maintain the health and welfare of the citizens and, as a result, illegal apartments typically also pose some significant health or safety risk. For instance, an attic unit may create a dangerous fire hazard if it does not have an accessible fire escape, while basement and garage units may fail to have the proper light or ventilation causing significant health concerns.

How do you know if you are in an illegal apartment? Many times tenants do not discover that their apartment is illegal until a town official tells them. However, in most cases a tenant suspicious of an illegal apartment can inquire with the local municipality’s zoning board. Some towns where illegal apartments are prevalent, such as Jersey City, even have websites where citizens can report suspected illegal apartments online.
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Published on: August 21, 2012

The Purpose of a Power of Attorney

by Jennifer C. Meusel

Attorneys often focus on the importance of an estate plan and having a will to minimize costs and conflicts when a person dies. But it is just as important to plan for problems that may occur during people’s lives if they are unable to manage their own affairs, particularly the serious problems that can occur as the result of illness or incapacity.

A durable power of attorney can be invaluable in such situations. A durable power of attorney authorizes one person to handle all non-medical matters for another. It can also be limited as desired by the principal (the person who is signing the power of attorney, the grantor of the power). It is a durable power of attorney because it remains in effect even if the grantor becomes incapacitated. The durable power of attorney can be revoked at any time as long as the grantor has not become incapacitated.

In the event a person becomes incapacitated, the agent appointed in the durable power of attorney can take care of their affairs. The durable power of attorney thus eliminates the need to apply to a court to declare a person incapacitated so that a guardian can be appointed. The application for guardianship is a costly, time consuming and emotionally draining experience. One simple document, the durable power of attorney, properly drafted and executed saves the principal and their loved ones from this difficult and expensive proceeding. It also ensures that the principal gets to chose who will act on her behalf if she becomes incapacitated, rather than having the existing laws and a court make that determination. It is also recommended that the principal designate a successor agent, someone who will take over as the agent if the first named agent is unwilling or unable to fulfill that role.
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Published on: August 20, 2012

A New Jersey Residential Tenant’s Rights

by Boris Peyner

New Jersey landlord-tenant law offers residential tenants a great deal of protection to ensure that people have a secure and safe place to live, provided that tenants comply with their duties and responsibilities.

A landlord/tenant relationship typically begins with the signing of a lease. The lease is a contract – a legal document which specifies the rights and obligations of both the landlord and tenant to one another.

In a typical lease, tenants are required to pay rent and a security deposit, take good care of the premises, and comply with all laws. Often tenants are required to pay the utilities and request permission from landlords before obtaining a pet or altering the premises by, for example, repainting rooms. Landlords, on the other hand, have the responsibility to provide tenants with safe premises that are supplied by water, heat, and proper facilities for installation of a refrigerator.

Beyond their contractual responsibilities, landlords and tenants have other responsibilities to each other. However, the responsibilities of New Jersey landlords far exceed those of tenants. For example, tenants have the right of “quiet enjoyment.” Landlords must ensure that New Jersey tenants can live in their premises without any disturbances from other tenants or the landlord.

Further, New Jersey does not allow landlords or police officers to evict tenants by locking them out of the premises. A “self-help” eviction is illegal and in New Jersey is considered a criminal offense. Evictions may only be completed by special court officers with a warrant for removal issued by a judge.
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Published on: August 5, 2012

Seller Concessions: Sharing the Closing Costs of Buying a New Home

by Pauline M.K. Young

In the current real estate market, when obtaining a bank mortgage is difficult and sellers are desperate, buyers should consider negotiating a “seller concession” into their real estate contracts.

In most real estate transactions in New Jersey, the buyer pays most closing costs, which may include title searches and insurance, survey fees, homeowners’ insurance, taxes, document recording fees, inspections, mortgage charges, etc. With a “seller concession,” the seller agrees to contribute funds towards these closing costs, making the transaction more affordable for the buyer. As a result, the buyer has lower closing costs and is in a better position to begin making mortgage payments.

Seller concessions also benefit sellers having trouble selling their property. The offer to contribute a certain, set amount towards the buyer’s closing costs may not only entice a hesitant buyer to agree to the purchase, but also make it more likely that the buyer will be able to obtain a mortgage and close on the property.

The amount of a seller concession depends largely on the lender, the type of loan and the purchase price. With a conventional loan, a seller concession of three percent of the purchase price is typical. With an FHA loan, the concession is likely to be closer to six percent.
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Published on: July 30, 2012

Avoid Estate and Gift Taxes With a Self-Canceling Installment Note

by Jennifer C. Meusel

A self-cancelling installment note (“SCIN”) can be used to sell a business interest, stocks, real estate or other types of assets, usually to a family member of the current owner. This is a variation of an installment sale where the remaining payments are cancelled upon the death of the note holder.

When using a SCIN, the person selling assets essentially serves as a bank. They transfer title to the asset to the buyer in exchange for installment payments, including interest, (at regular intervals, i.e. monthly, quarterly or annually) over a specified time period. The SCIN will contain a provision that the unpaid balance of the note is cancelled upon the seller’s death. If the seller lives beyond the term of the note, the cancellation provision has no meaning and is just ignored, because the entire balance will have been paid. However, if the seller dies before the term has expired, the buyer’s obligation to make the installment payment ends at the seller’s death.

The main purposes of utilizing a SCIN to transfer assets are: 1) minimizing estate taxes – the unpaid balance is not includable in the seller’s gross estate; 2) avoiding gift taxes; and 3) prorating capital gains on the increase in value.

Estate taxes are saved because the title to the asset was transferred to the purchaser for value before the seller’s death. This includes all appreciation which accumulated since the seller took possession of the asset. Additionally, any appreciation in value after the sale will be excluded from the seller’s taxable estate.
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Published on: July 26, 2012

Irrevocable Life Insurance Trusts Can Be Used to Lower Estate Taxes

by Jennifer C. Meusel

The irrevocable life insurance trust (“ILIT”) provides an accessible means of avoiding New Jersey and federal estate taxes on life insurance proceeds. The potential savings often outweigh the disadvantages of what you give up.

The New Jersey and federal “estate taxes” are taxes on the transfer of property at your death. Life insurance proceeds are among the types of property that are subject to estate tax. The taxable status of life insurance proceeds is determined by ownership of the policy and payment of the proceeds. If you own a life insurance policy, upon death, your estate will be fully subject to tax if: (1) The proceeds of the policy are payable directly or indirectly to your estate; or (2) if you, while alive, held any ownership rights in the policy, such as the right to change a beneficiary, surrender or cancel the policy or borrow against the policy.

If you leave life insurance proceeds to someone other than a spouse, such as a child, relative, or friend, the proceeds will be taxed as being part of your estate. On the other hand, if you leave life insurance proceeds to a spouse, the proceeds will not be part of your estate at your death, but the surviving spouse’s estate may be taxed. An ILIT can avoid taxes not just on your own estate, but also on the estate of your surviving spouse.

The ILIT itself would own the life insurance policy and is named as its beneficiary. Each year, you gift an amount sufficient to pay the policy premiums to the trust. Then, the trust pays the premiums. You can gift up to $13,000 per year to the trust, per beneficiary named in the trust, without incurring any gift tax liability. Upon your death, the insurance proceeds are paid into the trust. The ILIT is drafted to ensure that the insurance proceeds will not be taxed as part of your estate; however, the beneficiaries of the trust will be able to access the monies held by the trust for health, education, maintenance and support. Typically, the trust is drafted so that the surviving spouse also has a right to receive the income from the trust and perhaps even a limited right to invade principle. This will also protect the monies held in the trust from creditors of the beneficiaries, or in the event a beneficiary becomes divorced. On the death of the surviving spouse, the monies held in trust can either be paid outright to your children, or the trust can continue.
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