Enforceability of leasehold covenants and the landlord and tenant (Covenants) Act 1995

Describes the impact of the English Landlord and Tenant (Covenants) Act 1995, reforming liability in the context of new leases, extending the 'touching and concerning' requirement so all covenants 'run with the land' (with some exceptions), and abolishing the enduring liability of the original tenants and landlords. Explains that landlords will have more freedom to prescribe in advance the circumstances in which they consent to an assignment, referring also to changes in default notices requiring an 'early warning' to defaulters, and overriding leases, with a remedy for former tenants. Expects future leases to be shorter as landlords realize they cannot hold original tenants liable any more.

Non-competition covenants in acquisition deals

We study the changes in the consumers’ and producers’ surplus associated with acquisition deals where there is a non-competition covenant that forbids the seller from re-entering the market over a given time period. We find that these cquisition deals can lead to significant negative (positive) changes in the producers’ consumers’) surplus, which decrease significantly with the time period of the covenant. We also show that the effect of the time period of the covenant on the welfare change can be positive or negative. It depends largely on the market conditions, such as the profit uncertainty and growth rate.

Housing supply in Australia : the impact of the availability of development finance

Before the Global Financial Crisis many providers of finance had growth mandates and actively pursued development finance deals as a way of gaining higher returns on funds with regular capital turnover and re-investment possible. This was able to be achieved through high gearing and low presales in a strong market. As asset prices fell, loan covenants breached and memories of the 1990’s returned, banks rapidly adjusted their risk appetite via retraction of gearing and expansion of presale requirements. Early signs of loosening in bank credit policy are emerging, however parties seeking development finance are faced with a severely reduced number of institutions from which to source funding. The few institutions that are lending are filtering out only the best credit risks by way of constrictive credit conditions including: low loan to value ratios, the corresponding requirement to contribute high levels of equity, lack of support in non-prime locations and the requirement for only borrowers with well established track records. In this risk averse and capital constrained environment, the ability of developers to proceed with real estate developments is still being constrained by their inability to obtain project finance. This paper will examine the pre and post GFC development finance environment. It will identify the key lending criteria relevant to real estate development finance and will detail the related changes to credit policies over this period. The associated impact to real estate development projects will be presented, highlighting the significant constraint to supply that the inability to obtain finance poses.

An assessment of development funding for new housing post GFC in Queensland, Australia

Purpose: The purpose of this paper is to identify changes in bank lending criteria due to the GFC and to explore the associated impacts on new housing supply in Queensland, Australia. Design/methodology/approach: This research involves a survey of each of Australia’s big four banks, as well as two prominent arrangers of development finance. Data on key lending criteria was collected: Pre GFC, during the GFC, and GFC recovery stage. Findings: The GFC has resulted in a retraction of funds available for residential development. The few institutions lending are filtering out only the best credit risks by way of constrictive loan covenants including: low loan to value ratios, high cash equity requirements, regional “no go” zones, and demonstrated borrower track record. The ability of developers to proceed with new housing developments is being constrained by their inability to obtain sufficient finance. Research limitations/implications: This research uses survey data, together with an understanding of the project finance process to extrapolate impacts on the residential development industry across Queensland. No regional or sub-market analysis is included. Future research will include subsequent surveys to track any loosening of credit policies over time and sub-market sector analysis. Practical implications: The inability to obtain project finance is identified as a key constraint to new housing supply. This research will inform policy makers and provide important quantitative evidence of the importance of availability of development finance in the housing supply chain. Social implications: Queensland is facing a supply shortfall, which if not corrected, may lead to upward pressure on house prices and falling housing affordability. Originality/value: There is very little academic research on development funding. This research is unique in linking bank lending criteria to new housing supply and demonstrating the impact on the development industry.

Breaches of lease between exercise of option to renew and expiry of lease in Queensland

The decision of Greppo v Jam-Cal Bundaberg Pty Ltd [2015] QCA 131 illustrates a defect in s 128 of the Property Law Act 1974(Qld) which gives a right to a lessee to apply for relief against forfeiture against loss of a right to exercise an option to renew. The defect arises because the legislation does not adequately deal with breaches that occur after the exercise of the option but before the expiry of the lease. Most commercial leases of all kinds have a standard provisions, as the lease in this case, as a conditions of the exercise of the option to renew that the lessee will have given notice of exercise within the time specified to the lessor and will have up to the date of expiry of the lease paid all rent and observed all lessee’s covenants. The difficulties occur because invariably an option must be exercised before the expiry of the lease when a lessee may not be in breach of the lease but may later prior to the expiry of the lease fall into breach. As this decision indicates,at least in Queensland, that the lessee who desires to challenge the lessor’s right to enforce those conditions can neither seek relief under s 128 against forfeiture of the right to exercise the option ,or indeed, under s 124 of the Property Law Act 1974 to preserve the agreement for lease brought about by the otherwise regular exercise of the option to renew. The decision cries out for legislative reform along the lines of s 133E of the Conveyancing Act 1919(NSW) which was amended in 2001 to meet this contingency.

Towards a Critique of the Concept of the Right to Self-Determination in Africa : A Conceptual Examination and the Cases of Western Sahara, Southern Sudan and Eritrea

This thesis examines the right to self-determination which is a norm used for numerous purposes by multiple actors in the field of international relations, with relatively little clarity or agreement on the actual and potential meaning of the right. In international practice, however, the main focus in applying the right has been in the context of decolonization as set by the United Nations in its early decades. Thus, in Africa the right to self-determination has traditionally implied that the colonial territories, and particularly the populations within these territories, were to constitute the people who were entitled to the right. That is, self-determination by decolonization provided a framework for the construction of independent nation-states in Africa whilst other dimensions of the right remained largely or totally neglected. With the objective of assessing the scope, content, developments and interpretations of the right to self-determination in Africa, particularly with regard to the relevance of the right today, the thesis proceeds on two fundamental hypotheses. The first is that Mervyn Frost s theory of settled norms, among which he lists the right to self-determination, assumes too much. Even if the right to self-determination is a human right belonging to all peoples stipulated, inter alia, in the first Article of the 1966 International Human Rights Covenants, it is a highly politicized and context-bound right instead of being settled and observed in a way that its denial would need special justification. Still, the suggested inconsistency or non-compliance with the norm of self-determination is not intended to prove the uselessness or inappropriateness of the norm, but, on the contrary, to invite and encourage debate on the potential use and coverage of the right to self-determination. The second hypothesis is that within the concept of self-determination there are two normative dimensions. One is to do with the idea and practice of statehood, the nation and collectivity that may decide to conduct itself as an independent state. The other one is to do with self-determination as a human right, as a normative condition, to be enjoyed by people and peoples within states that supersedes state authority. These external and internal dimensions need to be seen as complementary and co-terminous, not as mutually exclusive alternatives. The thesis proceeds on the assumption that the internal dimension of the right, with human rights and democracy at its core, has not been considered as important as the external. In turn, this unbalanced and selective interpretation has managed to put the true normative purpose of the right making the world better and bringing more just polity models into a somewhat peculiar light. The right to self-determination in the African context is assessed through case studies of Western Sahara, Southern Sudan and Eritrea. The study asks what these cases say about the right to self-determination in Africa and what their lessons learnt could contribute to the understanding and relevance of the right in today s Africa. The study demonstrates that even in the context of decolonization, the application of the right to self-determination has been far from the consistent approach supposedly followed by the international community: in many respects similar colonial histories have easily led to rather different destinies. While Eritrea secured internationally recognized right to self-determination in the form of retroactive independence in 1993, international recognition of distinct Western Sahara and Southern Sudan entities is contingent on complex and problematic conditions being satisfied. Overall, it is a considerable challenge for international legality to meet empirical political reality in a meaningful way, so that the universal values attached to the norm of self-determination are not overlooked or compromised but rather reinforced in the process of implementing the right. Consequently, this thesis seeks a more comprehensive understanding of the right to self-determination with particular reference to post-colonial Africa and with an emphasis on the internal, human rights and democracy dimensions of the norm. It is considered that the right to self-determination cannot be perceived only as an inter-state issue as it is also very much an intra-state issue, including the possibility of different sub-state arrangements exercised under the right, for example, in the form of autonomy. At the same time, the option of independent statehood achieved through secession remains a mode of exercising and part of the right to self-determination. But in whatever form or way applied, the right to self-determination, as a normative instrument, should constitute and work as a norm that comprehensively brings more added value in terms of the objectives of human rights and democracy. From a normative perspective, a peoples right should not be allowed to transform and convert itself into a right of states. Finally, in light of the case studies of Western Sahara, Southern Sudan and Eritrea, the thesis suggests that our understanding of the right to self-determination should now reach beyond the post-colonial context in Africa. It appears that both the questions and answers to the most pertinent issues of self-determination in the cases studied must be increasingly sought within the postcolonial African state rather than solely in colonial history. In this vein, the right to self-determination can be seen not only as a tool for creating states but also as a way to transform the state itself from within. Any such genuinely post-colonial approach may imply a judicious reconsideration, adaptation or up-dating of the right and our understanding of it in order to render it meaningful in Africa today.

The determinants of fair value measurements of banks: International evidence

The purpose of this study is to investigate the accounting choice decisions of banks to employ Level 3 inputs in estimating the value of their financial assets and liabilities. Using a sample of 146 bank-year observations from 18 countries over 2009-2012, this study finds banks’ incentives to use Level 3 valuation inputs are associated with both firm-level and country-level determinants. At the firm-level, leverage, profitability (in term of net income), Tier 1 capital ratio, size and audit committee independence are associated with the percentage of Level 3 valuation inputs. At the country-level, economy development, legal region, legal enforcement and investor rights are also associated with the Level 3 classification choice. Lastly, ‘secrecy’, the proxy for culture dimensions and values, is found to be positively associated with the use of Level 3 valuation inputs. Altogether, these findings suggest that banks use the discretion available under Level 3 inputs opportunistically to avoid violating debt covenants limits, to increase earnings and manage their capital ratios. Results of this study also highlight that corporate governance quality at the firm-level (e.g. audit committee independence) and institutional features can constrain banks’ opportunistic behaviors in using the discretion available under Level 3 inputs. The results of this study have important implications for standard setters and contribute to the debate on the use of fair value accounting in an international context.

The determinants of fair value measurements of banks: International evidence

The purpose of this study is to investigate the accounting choice decisions of banks to employ Level 3 inputs in estimating the value of their financial assets and liabilities. Using a sample of 146 bank-year observations from 18 countries over 2009-2012, this study finds banks’ incentives to use Level 3 valuation inputs are associated with both firm-level and country-level determinants. At the firm-level, leverage, profitability (in term of net income), Tier 1 capital ratio, size and audit committee independence are associated with the percentage of Level 3 valuation inputs. At the country-level, economy development, legal region, legal enforcement and investor rights are also associated with the Level 3 classification choice. Lastly, ‘secrecy’, the proxy for culture dimensions and values, is found to be positively associated with the use of Level 3 valuation inputs. Altogether, these findings suggest that banks use the discretion available under Level 3 inputs opportunistically to avoid violating debt covenants limits, to increase earnings and manage their capital ratios. Results of this study also highlight that corporate governance quality at the firm-level (e.g. audit committee independence) and institutional features can constrain banks’ opportunistic behaviors in using the discretion available under Level 3 inputs. The results of this study have important implications for standard setters and contribute to the debate on the use of fair value accounting in an international context.

O Brasil no cenário internacional : uma peça em mais de mil atos (reflexos do debate parlamentar entre 4 de outubro de 1988 e 31 de dezembro de 2010)

Faz um mapeamento dos atos internacionais (tratados, convenções, convênios, acordos, protocolos, memorandos de entendimento etc.) assinados pela República Federativa do Brasil e encaminhados ao Congresso Nacional para apreciação legislativa, através de Mensagens do Presidente da República, entre a promulgação da Constituição de 1988 e julho de 2010, como um requisito essencial de inserção das normas de Direito Internacional Público no ordenamento jurídico positivo brasileiro. Questiona a possibilidade de inferência da participação parlamentar nesse processo a partir de um quadro de ação parlamentar assim elaborado. Tece, a partir das observações feitas, considerações a respeito do papel que o Congresso Nacional tem desempenhado nesse processo, através da Câmara dos Deputados.

Reflexões aos novos gestores municipais de saúde como expressão do planejamento e gestão no Brasil

Este estudo tem como objeto o documento Reflexões aos Novos Gestores Municipais de Saúde e questiona qual abordagem de planejamento é utilizada nos documentos distribuídos aos novos gestores da saúde municipal, buscando uma aproximação a partir de seus objetivos. Apresenta e analisa o documento, que é distribuído às Secretarias de Saúde para gestores e planejadores da saúde nos municípios brasileiros, identificando o tipo de abordagem relativa ao planejamento em saúde. Esse documento, formulado pelo CONASEMS, que delibera sobre o planejamento da saúde municipal, é uma tentativa de clarear a missão dos novos gestores de prover o planejamento da saúde nos municípios brasileiros, e sua relevância é conhecer o posicionamento dos órgãos centrais sobre o modelo de planejamento. Para fundamentar teoricamente o estudo, foi escolhido o método CENDESOPAS, o planejamento estratégico de Mario Testa e o planejamento estratégico situacional de Carlus Matus. Metodologicamente, utiliza um estudo documental com abordagem qualitativa, e como procedimento metodológico, uma análise temática de conteúdo segundo Bardin, aplicada a alguns itens do documento com maior aderência aos objetivos. A partir das etapas sugeridas por Bardin, chega-se a três categorias de análise: aspectos políticos do planejamento; planejamento e programação; e modelos de atenção. Apresenta os achados destacando partes dos itens do documento, correlacionando-os com o referencial teórico do estudo. Os resultados das categorias evidenciam que nos aspectos políticos do planejamento existem traços da abordagem do CENDES-OPAS, mas as abordagens do planejamento estratégico e estratégico situacional ficam mais evidentes a partir dos termos demanda e diretrizes políticas, programa de governo, participação de atores no planejamento e pactuações, bastante utilizados por Carlus Matus e Mario Testa. Na categoria planejamento e programação, as abordagens relativas ao planejamento ficam mescladas, evidenciando as abordagens do planejamento estratégico com predominância para o planejamento estratégico situacional. Com relação à categoria modelo de atenção, o documento aponta para a necessidade do fortalecimento e organização da Atenção Básica/Primária com mudanças nas práticas de saúde, que devem ter como foco a integralidade. Finaliza entendendo que as abordagens que o documento utiliza têm maior correspondência com as do planejamento estratégico e planejamento estratégico situacional. O documento não busca instrumentalizar os gestores para o como fazer, mas procura evidenciar os aspectos subjetivos do planejamento como forma de despertar em cada gestor uma imagem-objetivo para a operacionalização das políticas, dos princípios e das diretrizes do SUS.

Características dos tributos diferidos nas companhias abertas brasileiras após a adoção das IFRS

Esta pesquisa investigou as motivações econômicas que explicam o nível de reconhecimento dos tributos diferidos sobre o lucro nas companhias abertas brasileiras no período inicial de adoção das IFRS no Brasil e da vigência obrigatória do Regime Tributário de Transição. Foram selecionadas companhias abertas não financeiras brasileiras componentes no índice IBrX 100, sendo identificadas 68 companhias nos anos de 2010 à 2013 compreendendo assim 272 observações. A análise descritiva dos dados evidenciou que o montante dos passivos fiscais diferidos foi superior ao montante dos ativos fiscais diferidos em todos os anos pesquisados, situação esta que contrata com o cenário pré-IFRS onde existiam menos passivos fiscais diferidos devido às reduzidas opções de exclusões temporárias, e que os ativos fiscais diferidos são majoritariamente oriundos de diferenças temporárias, porém ocorrendo um crescimento maior dos créditos fiscais referentes a prejuízos fiscais no período combinado com uma evolução maior dos ativos fiscais totais do que dos passivos fiscais diferidos. Por meio da análise multivariada de regressão múltipla com dados em painel foi possível constatar que: (i) não há relacionamento significativo entre o reconhecimento de tributos diferidos e o endividamento da empresa, isto é, não existe evidência que as companhias utilizem os tributos diferidos com a finalidade de influenciar o nível de endividamento, apesar da possibilidade de quebra de covenants e, consequentemente, aumento de seu risco de crédito, (ii) as maiores empresas tendem a registrar um valor menor de ativos fiscais diferidos líquidos de forma a reduzir seus lucros e divulgar sua sobretaxação a fim de reduzir sua exposição pública, e (iii) as empresas menos lucrativas são propensas a reconhecer um montante maior de ativos fiscais diferidos líquidos para, presumivelmente, atenuar o baixo resultado da empresa e com isso mascarar o seu fraco desempenho, e também, por outro lado, as companhias que possuem maior rentabilidade tendem a registrar valores menores de ativos fiscais diferidos líquidos no sentido de reduzir o lucro, e com isso, diminuir seus custos políticos. Assim, os resultados obtidos sugerem que as empresas utilizam a discricionariedade proporcionada pela regulação contábil dos tributos diferidos para atingir seus objetivos e demandas, no sentido de reduzir sua exposição pública e melhorar sua rentabilidade.

Abordagens para a classificação contábil de instrumentos financeiros híbridos e/ou compostos: um estudo de caso com uma companhia aberta brasileira

Instrumentos financeiros híbridos e/ou compostos têm sido tema constante em matéria de regulação contábil. A literatura positiva apresenta uma hipótese que ajuda a compreender o porquê de algumas firmas recorrerem a ditos instrumentos para captar recursos: nível de endividamento no limite de quebra de covenants contratuais. No Brasil, firmas com registro na CVM, que se utilizaram desses instrumentos, classificando-os no patrimônio líquido, tiveram suas ITRs e/ou DFs reapresentadas e/ou republicadas por determinação da CVM. O ponto crítico de toda a discussão reside na distinção entre um item de passivo e um item de patrimônio líquido. Esse tema está disciplinado na IAS 32 (PT CPC n. 39) e presente no Discussion Paper - A review of the conceptual framework for financial reporting, emitido pelo IASB em julho de 2013, que apresenta duas abordagens que podem ser utilizadas, visando a simplificar a distinção entre um item de passivo e de patrimônio líquido: a narrow equity approach - NEA e a strict obligation approach - SOA. A adoção de cada uma dessas abordagens terá um impacto diferente nos níveis de endividamento/alavancagem e no potencial de diluição de participação dos acionistas. Este trabalho tem como objetivo investigar abordagens para a classificação contábil das debêntures mandatoriamente conversíveis em ações, vis-à-vis a IAS 32 (PT CPC n. 39) e o Discussion Paper do IASB (NEA x SOA). A metodologia adotada é um estudo de caso de uma companhia aberta brasileira, que em 2010 emitiu debêntures mandatoriamente conversíveis e efetuou uma classificação desses instrumentos considerada inadequada pelo órgão regulador. Observa-se que a strict obligation approach é a abordagem que impacta menos no nível de endividamento, enquanto a narrow equity approach é a que apresenta maior alavancagem. As evidências sugerem os covenants contratuais como possíveis indutores de tal prática, fato que está em linha com o que a literatura da área documenta como fenômeno esperado. É bem verdade que no caso concreto, houve quebra contínua de covenants contratuais, corroborando a hipótese apresentada por SILVA (2008) de que o baixo custo de violação de covenants contribua para tal situação. Alternativamente, uma possível explicação para a escolha contábil da companhia reside na complexidade da IAS 32 (PT CPC 39) e desconhecimento de suas nuances.

Cláusulas de garantia e segurança

Contractual provisions directed towards the fulfillment of the contract itself or concerning the promisor’s conduct are nowadays widespread (both geographically and regarding the situations in which they are used), posing interpretative problems that demand the consideration of private autonomy’s extent and its limits on their application. A number of such clauses or covenants proliferate on all sectors of juridical activity, although with different configurations in each particular situation, whereby the study of negative pledge, pari passu, cross-default and ownership clauses merely constitutes a conceptual framework for considerations concerning the virtues and challenges of this type of contractual arrangements, particularly in relation to the precepts of the legal system as a whole. This study also aims to display the special characteristics that justify their prevalence in banking and financial law. We intend to analyze their, mostly preventive, function, typifying the main problems that arise, as well as their limitations and advantages.

L'effet de l'allongement de la durée des conventions collectives sur les relations du travail locales en entreprise

Cette recherche s’intéresse au phénomène qu’est l’allongement de la durée des conventions collectives. Avant juin 1994, la durée maximale d’une convention collective était fixée à trois ans. La venue de la mondialisation a chamboulé les entreprises qui, elles, pour s’adapter et survivre à cette nouvelle réalité et demeurer compétitives, ont dû procéder à des investissements majeurs, des restructurations, miser sur des relations de partenariat avec les syndicats, etc. (Boivin, 1998). Pour ce faire, elles devaient s’assurer d’obtenir une stabilité et une paix industrielle (Grant et Paquet, 1998). C’est à ce moment que nous avons vu l’apparition d’ententes qui visaient à prolonger la durée maximale des conventions collectives, fixées à trois ans, sans contrevenir aux différentes dispositions du Code du travail (L.R.Q. c.C-27). Ces « contrats sociaux » devaient compter différentes caractéristiques particulières. C’est le 10 mai 1994 que le législateur québécois a déplafonné la durée des conventions collectives (Mayer, 1999). Tel qu’établi, les transformations au niveau de l’environnement ont poussé les acteurs à revoir leurs façons de faire. Cela a mené à une déconflictualisation des relations du travail (Jalette, Bourque et Laroche, 2008). Les acteurs ont adopté des stratégies de négociation de plus en plus coopératives, ils ont eu un recours accru à la concertation, et ont développé une relation de partenariat (Maschino et coll., 2001). Nous observons en parallèle à une tendance à l’allongement de la durée des conventions collectives. Nous nous questionnons à savoir ce qui a principalement motivé autant les syndicats à négocier ce type d’entente et ainsi, renoncer à leur droit de grève, et aussi quels sont les avantages ou inconvénients pour les employeurs de négocier de telles ententes. De manière plus spécifique, notre question de recherche est la suivante : Quels sont les effets de l’allongement de la durée des conventions collectives sur les relations du travail locales en entreprise? Notre analyse vise à vérifier six propositions de recherche : 1- Les relations du travail sont transformées par la durée d’une convention collective de travail, laquelle est influencée par l’environnement. 2- L’allongement de la durée des conventions collectives de travail amène les parties à davantage recourir à des stratégies de négociation intégrative. 3- L’allongement de la durée des conventions collectives de travail contribue à diminuer le nombre de conflits de travail 4- L’allongement de la durée des conventions collectives de travail change la nature des manifestations du conflit sur le marché du travail. 5- L’allongement de la durée des conventions collectives transforme le contenu des conventions collectives de travail par l’intégration de clauses nouvelles. 6- L’allongement de la durée des CCT diminue le rapport de force du syndicat. Dans le but de répondre à ces différents questionnements, nous avons utilisé une méthodologie qualitative de recherche et plus précisément, l’étude de cas. Cette dernière fut conduite en trois étapes : la préparation, la collecte de données et l’interprétation (Merriam, 1998). Les données de notre étude ont été colligées durant l’été et l’automne 2010. Tout d’abord, nous avons effectué des entretiens semi structuré à l’aide d’une grille d’entrevue. Cette grille d’entrevue fut adaptée en fonction des acteurs rencontrés, et surtout de la partie qu’ils représentent. Nous avons interrogé les acteurs tant patronaux que syndicaux, c’est-à-dire : du côté patronal, nous avons rencontré les responsables des relations du travail oeuvrant au siège social ainsi que les conseillers en relations du travail en charge de négocier ou d’appliquer la convention collective des différents établissements couverts par l’étude. Du côté syndical, nous avons rencontré les conseillers syndicaux en charge également de négocier la convention collective et de veiller à son application. Au total, nous avons mené onze entretiens. En guise de comparaison, nous avons aussi procédé à une analyse de contenu de 139 conventions collectives du secteur de l’alimentation. Nous cherchions à savoir si les conventions collectives de longue durée avaient tendance à comporter majoritairement une plus grande présence de clauses en lien avec les 7 caractéristiques des « contrats sociaux » mentionnées par Mayer (1999). Ces caractéristiques sont les suivantes : transparence économique et de gestion, participation à la gestion, programme de qualité totale, formation, flexibilité dans l’organisation du travail, stabilité de l’emploi et mécanismes de gestion de l’entente. Mots clés : allongement, durée, conventions collectives, relations du travail, loi 116, déplafonnement des conventions collectives, NBI et concertation.