Garage Keepers’ Lien
Statutory lien that protects a person or business that repaired, stored, or worked on a vehicle
Grants a repair person / mechanic a lien over the motor vehicle
Requires a written acknowledgment from the person who requested the repairs
To enforce the lien (e.g., seize and sell), the lienholder must register a financing statement in the PPR (Personal Property Registry)
Registration deadline: within 21 days of:
completion of the work, or
release of the vehicle
Priority: receives super-priority, generally ranking ahead of PPSA security interests
After registration, the garage keeper may commence legal enforcement, including using a civil enforcement agency to seize and sell the vehicle to satisfy the debt
Once registered, the lien appears in the registry and can prevent sale or transfer of the vehicle until the debt is resolved
Nature of lien:
Possessory if the vehicle is retained, or
Non-possessory if registered after release
Duration: valid for 6 months, with possible extension by court order
In insolvency: bankruptcy or receivership must respect a valid garage keeper’s lien
Trustee or receiver will usually be required to pay the lien to obtain possession of the vehicle
Failure point: if there is no possession and no registration, the lien will generally fail
Definition of a Receiver s.243
Appointed by:
-a secured creditor (private receiver), or
-the court (court-appointed receiver under s. 243)
Purpose: -Enforce security & Realize on collateral
Scope: -Usually all or substantially all of the property of an INSOLVENT person or bankrupt
❌ No OSB levy
the court may not appoint a receiver under subsection (1) before the expiry of 10 days after the day on which the secured creditor sends the s244 notice
Other ways to repossess trucks without appointing a Receiver
-take legal action through a lawyer and bailiff, in which case BIA will not apply
-they’ll need to verify the validity and enforceability of the security agreement; check if there’s a repossession clause
-Receiver takes possession of all or substantially all property of an insolvent person; two trucks likely not all property so can’t appoint Receiver
-company may not even be insolvent so no need for a Receiver
Application of a Bankruptcy Order
-an application can be made for a bankruptcy order by one or more creditors of a debtor if:
1. debt of applicant creditor is over $1K
2. debtor has committed an act of bankruptcy within last 6 months
-distributions would be subject to OSB levy
Common Acts of Bankruptcy
-absconding Canada
-CEASED making payments on debts
-given notice of SUSPENSION of payments
-has admitted in WRITING
-TUV, preference
How do you respond?
How do you respond?
The x-wife calls you to say she is aware that the Bankrupt had a boat worth approximately $20,000 and gave it to his brother 4 months ago. The boat is at his brother’s place in Edmonton. She knows where the boat is and she wants you to take possession of it.
How do you respond?
Court approval for sale
-to related party (ordinary administration)
-outside ordinary course of business (proposal)
-controversy
We do not need court approval for sale to related in summary admin. Per s.155 part k:
(k) the court’s authorization referred to in subsection 30(4) for a sale or disposal of any of the bankrupt’s property to a person who is related to the bankrupt is required only if the creditors decide that the authorization is required.
Q4. Small Mall Co. owns some land with a building, it’s used as a low end strip mall. Having major financial difficulties. They decide to talk to you, a Trustee. Small Mall owes significant GST, some unpaid source deductions, some suppliers and utilities. The property has a mortgage.
-They have a potential purchaser of land and building.
-Potential purchaser has made reasonable offer.
-Not interested in tenant leases as they would like to renovate.
Part a) what are the issues you need to discuss with them?
-need to perform required conflict checks.
-review reasons of their financial difficulties: e.g lease revenues insufficient to service mortgage or operating costs (think about their source of revenue)
-ask them to provide financial statements to assess insolvency of company
-Are there employees (potential for WEPPA)
-Unremitted source and GST are director’s liabilities
-Get property appraisal, compare with mortgage owing, figure out equity
-What does the debtor want to do: restructure? sell the business as a going concern?
-where did they get this buyer from? Did they fully canvas the market (if yes, then makes it easier for court to approve sale in a formal insolvency)
-Trustee is an officer of the court and has duty to all creditors
Q4. Small Mall Co. owns some land with a building, it’s used as a low end strip mall. Having major financial difficulties. They decide to talk to you, a Trustee. Small Mall owes significant GST, some unpaid source deductions, some suppliers and utilities. The property has a mortgage.
-They have a potential purchaser of land and building.
-Potential purchaser has made reasonable offer.
Part b) The CFO of Small Mall Co. asks how soon could tenants be out to close the sale to pay TRUSTEE FEES and to pay any DIRECTOR’S LIABILITIES. What do you tell him?
-cannot disclaim lease when you are the landlord, can only be done by lessee under insolvency regime
-options: wait till leases are over to sell, property sold with leases which may lower price paid, buyer can wait till leases are over to renovate, terminate leases but provide compensation for early termination of lease
-Trustee fees can be paid from any equity realized on the sale of the property (after RP which is deemed trust and other secured claims)
-If there is insufficient equity then Trustee must get a retainer
-GST is not a priority in a proposal or bankruptcy, it’s unsecured as the priority is inverted.
-If the director pays the GST first, it’ll be considered a preference, and is subject to a reversal. There are valid defences for preference; such as ‘it was paid in the normal course of business”
Q4. Small Mall Co. owns some land with a building, it’s used as a low end strip mall. Having major financial difficulties. They decide to talk to you, a Trustee. Small Mall owes significant GST, some unpaid source deductions, some suppliers and utilities. The property has a mortgage.
-They have a potential purchaser of land and building.
-Potential purchaser has made reasonable offer.
Part c) what alternatives can you provide the CEO and CFO prior to them deciding if they should file an assignment in bankruptcy?
-tell Small Co. to sell property themselves if there is sufficient equity to pay all creditors; they can carry out a going-concern sale (which is not likely given major financial difficulties)
-Allow mortgage provider to foreclose; any net proceeds above the mortgage balance would come to Small co. which can be used to pay creditors or if there isn’t then just file a bankruptcy (DL still exists)
*formal-File for bankruptcy, have Trustee sell property assuming there’s equity
*formal -File a liquidating proposal whereby the company sells property on an orderly basis (with court approval) and Trustee distributes net proceeds to creditors. Preserves tax losses, better recovery, more likely to collect AR, less Trustee fees.
*formal-File a proposal to restructure debts
Q8 from bank:
You did two dangerous things in this order:
You elected to retain the lease
→ that makes you (the Trustee) personally liable for ongoing lease obligations.
You relied on the purchaser to complete later, but:
→ they walked away
→ they were a shell with no assets
→ the landlord never released you
What should you have done?
The Trustee should have first obtained a release from landlord for any future liability under the lease, or obtain a Court Order providing such relief, before completing the transaction.
The Trustee could then have completed the transaction in escrow with all funds paid pending the Trustee retaining and then assigning the lease
Escrow would have ensured the lease was only retained and assigned if the deal actually closed — otherwise, nothing moves and no personal liability arises.
Q9. Partnerships
Mr. White and Mr. Black were equal shareholders in a small but successful partnership that operated a manufacturing company.
A shareholder agreement between Mr. White and Mr. Black indicated that in the event of the insolvency of one of the partners, the other partner could buy the insolvent partner’s share for $50,000.
Unfortunately, due to guarantees given for his wife’s failed business, Mr. Black comes to you to file a personal assignment in bankruptcy. Mr. White comes to the First Meeting of Creditors with a cheque for $50,000 and an assignment of the share certificate to be signed by the trustee.
1. What is your response?
If a partnership has two (or more) partners and only one partner goes bankrupt, the partnership does not disappear — and the Trustee does not take over the whole business. The bankrupt partner’s share of the partnership assets passes to the Trustee
The non-bankrupt (solvent) partner keeps their share
—–answer:——
Under the Alberta Partnership Act, a partnership normally ends when one partner becomes bankrupt, unless the partners have an agreement that says otherwise.
In this case, there is an agreement that allows the remaining partner to buy the bankrupt partner’s interest, so the partnership does not automatically dissolve.
However, even though that agreement is valid between the partners, it is not binding on the Trustee in bankruptcy. When a partner becomes bankrupt, their partnership interest vests in the Trustee, and the Trustee can choose whether to follow the agreement or reject it. This prevents partners from using agreements to avoid bankruptcy rules.
As a result, the Trustee must determine the fair value of the bankrupt partner’s interest. The Trustee would likely sell that interest to the remaining partner, but the price would be based on its actual value, which may be higher or lower than the amount set out in the agreement.
Partnership notes from manifesto
Who is responsible for debts in a limited partnership
In a limited partnership, the general partners are fully responsible for all the business’s debts. Limited partners only risk the money they invested and are not responsible beyond that amount.
Limited partners and management
Limited partners are not allowed to manage or control the business. If they do, they risk losing their limited liability protection.
What happens if a limited partner becomes insolvent
If a limited partner becomes insolvent, the partnership does not automatically end.
Trustee’s power to sue
If a partner becomes bankrupt, the court may allow the Trustee to start or continue legal actions on behalf of the bankrupt partner.
What happens if the general partner goes bankrupt
If the general partner of a limited partnership becomes bankrupt, the partnership’s property vests in the Trustee.
Which laws apply to limited partners
The rights and obligations of limited partners are governed by the laws of the province where the partnership operates.
Effect of a partner’s bankruptcy on the partnership
When a partner becomes bankrupt, the partnership is generally dissolved. Any property earned afterward by the former partners belongs to them personally and is used to pay their own debts, not partnership debts.
If the partnership was already dissolved
If the partnership was properly dissolved before the bankruptcy, the partners are no longer jointly liable. Creditors must pursue each partner separately.
Dissolving a partnership while insolvent
Partners cannot dissolve a partnership if they know it is insolvent, as this would unfairly prejudice creditors.
Only one partner goes bankrupt
If only one partner becomes bankrupt, the Trustee takes over that partner’s interest and becomes a tenant in common with the remaining partner in the partnership assets.
Automatic transfer clauses are invalid
Any partnership agreement that states a bankrupt partner’s interest automatically transfers to the other partner is not valid.
Q8.
-corporate bankruptcy
-there’s three supermarkets: A, B and C
-all inventory and equipment from A and B, is moved to C
-assignment filed next day
-all three locations owned by different landlords and have 9 years to run still
-rental arrears for all locations
-location C has 20K rental arrears
What are your considerations on taking possession or occupancy of these locations?:
LOCATION A and B
-do not take possession of location A and B as there are no assets and the estate would incur occupancy costs with no benefits.
-correspond right away with the landlords of locations A & B that while you have not taken possession, you still maintain the right to elect (keep/disclaim) and retain the lease and that the landlord should not attempt to re-rent without advising the Trustee.
-Review lease A and B, to see if these are favorable leases (Compare that rent to current market rent) and if they may have value
-If location A and B leases have value then Trustee may want to assign the lease
————
LOCATION C
-take possession immediately
-change locks
-post notice on door
-question the principal of the bankrupt corporation or his solicitor to see whether or not landlord had taken any prior action with regard to termination or distrain
Q8 part 2. What is the extent of your liability as Trustee for occupancy and arrears for location “A”,
“B”, and “C”?
There is no occupancy liability nor liability for arrears on location “A” or “B”. . There is a Trustee liability for OCCUPANCY, but not for arrears on location “C”.
In Alberta, Trustee’s can occupy up to 90 days in a bankruptcy.
Arrears for location C: s.136 preferred claim – 3 months rental arrears and 3 months accelerated rent if lease provides for it; up to the NRV of the assets on the premises.
Q8 part 3:
You take possession and there’s:
- $40,000 in perishable goods
-a further $20,000 in non-perishables in which the ‘best before date’ will expire in approximately two to three weeks.
-electricity is turned-off due to non-payment and the perishables, (e.g. meat, ice cream, etc.) are deteriorating rapidly.
What do you do to deal with this problem and how do you deal with these assets?
-immediately contact Hydro Utility company
-advise them of bankruptcy
-provide them copy of you appointment
-request them to open new account for Trustee
-remind them that there’s a stay so they cannot take actions to recover arrears
-Trustee can take conservative measures to sell perishable assets prior to FMOC
Q8 part 3
It was 4:00 pm on Friday afternoon when you took possession of location “C”. When you contacted the local Hydro utility, you were advised that the person who normally handles these issues was away on holidays and their only other superior was out-of-the-office.
The person you speak to states that as far they are concerned, they do not have to turn the hydro back on unless the hydro arrears of approximately $7,000 are paid immediately.
After a quick discussion with your lawyer, you realize that you will be unable to obtain a Court Order to reconnect the hydro service until Monday.
What might you consider as your course of action at this point, if any?
-do cost-benefit analysis to see if it’s economical to transfer assets to another location to preserve them
-see if you can purchase a generator to maintain the business until electricity can be restored. Is it cost effective?
-pay the arrears, accompanied by a letter acknowledging the circumstances under which arrears have been paid, and the Trustee’s position that these funds are “not payable” and that it is the intention of the Trustee to make a subsequent application to Court for an Order requiring the return of the funds paid under duress, and a further request for costs and possible damages.
Q8 part 5
In reviewing the leases, you have established that the lease for location “B” is a very favorable one and you eventually obtain an offer to purchase the lease for $150,000. With the approval of the Inspectors, you accept the offer with a $10,000 deposit. The offer is of course conditional on your successfully being able to elect to retain and transfer the lease.
What are your considerations in such a transaction?
Q8 part 6 Having elected to retain and transfer the lease, you discover that the purchaser of the lease has chosen not to complete the contract. A legal opinion from your counsel advises that you may keep the $10,000 deposit for damages.
However, any action against the purchaser for completion or for further damages would be futile as it is a shell corporation with no assets.
You contact the landlord and he is not sympathetic. He states that you are personally liable now for the lease over the balance of the nine-year period and will only let you off the lease if you pay him $200,000.
As the Trustee, two dangerous things were done by you in this order, you elected to retain the lease making you personally liable and relied on purchaser to close the deal but they walked away, they were a shell with no assets and landlord never released you.
The estate is now liable under the lease and, possibly, the Trustee personally liable for occupational rent.
Jurisprudence has gone both ways.
Presumably, there is still value in the lease, so the Trustee can mitigate damages by finding an alternative purchaser to assign it to.
Q9
Mr. White and Mr. Black are equal Shareholders in a small but successful PARTNERSHIP.
A shareholder agreement between Mr. White and Mr. Black indicates that in the event of INSOLVENCY OF ONE OF THE PARTNERS, the other partner could buy the insolvent partner’s share for $50,000.
Mr. Black comes to you to file a personal assignment in bankruptcy.
Mr. White comes to the FMOC with a $50K cheque and an assignment of the share certificate to be signed by the Trustee.
What is your response?
A general partnership is dissolved immediately upon the insolvency of any one of it’s partners.
That is different from a limited partnership. Insolvency of a limited part does not affect a dissolution of the partnership.
A shareholder agreement, although valid between the parties, is not enforceable against a Trustee.
The trustee has the right to adopt the agreement or reject it in whole. This is to prevent partners from evading bankruptcy rules by avoiding having property vest in the trustee. This is also so that the Trustee is not forced into a bad deal. Trustee chooses what maximizes value for the estate
A provision in a partnership agreement that on the bankruptcy of a partner, his shares vest with the other partners is void and not enforceable against the Trustee.
Trustee must value the shares to determine their value. The Trustee would likely sell to the other partner (Mr. White), but the price may be more or less than $50,000 (depending on share value).