Practice Areas

Andrea B. White Obtains Qualification To Conduct Economic Mediation in Matters with Domestic Violence

Ansell.Law is pleased to announce that partner Andrea B. White has been added to the New Jersey Judiciary Roster of Mediators for Economic Mediation in family matters. Specifically qualified to handle cases involving domestic violence, she is among a select group of attorneys in the state qualified by the New Jersey Supreme Court.

Andrea attained accreditation after completing specialized training tailored for these cases. All mediators on the Judiciary-approved roster have undergone 40 hours of comprehensive mediation training. Those with a domestic violence designation completed additional training that enables them to facilitate Economic Mediation in matters involving Domestic Violence.

A veteran family law attorney, Andrea cultivated her practice in the highly specialized discipline of divorce, custody, parenting time, child support, alimony, and domestic violence. In recognition of her many years of volunteer service, Andrea was recently appointed an emeritus member of the NJSBA’s Family Law Executive Committee. 

New Flood Disclosures Required for New Jersey Residential and Commercial Property Sales and Leases

By  Melanie J. Scroble and Jonathan D. Sherman

In addition to the many representations and warranties New Jersey property owners must provide when they seek to sell or lease their property, they will now need to make specific disclosures regarding the history of and potential for flooding on their land. As of March 20, 2024, P.L. 2023, c.93 requires all New Jersey residential and commercial property owners in the state to provide detailed disclosures regarding past flooding and existing and future flood risks when entering into new leases, lease renewals, sales, or exchanges involving their property. Failure to make these disclosures in any transaction  entered into after March 20th can have severe and costly consequences for sellers and landlords.

Under the new law, property owners must make these disclosures in one of two amended disclosure forms, depending on whether the transaction involves a sale or a lease.

For flooding issues, the primary responsibility of owners entering into either type of transaction involves: 

  • Disclosing whether the property has ever experienced flood damage, water seepage, or pooled water due to a natural flood event on the property, such as heavy rainfall, coastal storm surge, tidal inundation, or river overflow.
  • Determining and disclosing whether any or all of the property is located wholly or partially in the Special Flood Hazard Area (“100-year floodplain”) according to FEMA’s current flood insurance rate maps for the area or whether any or all of the property located wholly or partially in a Moderate Risk Flood Hazard Area (“500-year floodplain”) according to FEMA’s current flood insurance rate maps for the area. Owners can find this information in the New Jersey Department of Environmental Protection’s Flood Risk Database.

The form for sale transactions includes additional disclosures regarding flood insurance and claims, as well as disaster flood assistance. 

Consequences of Non-Compliance

For landlords, failing to disclose that the leased property is located in a FEMA Special or Moderate Risk Flood Hazard Area gives the tenant the right to terminate the lease upon learning the property is, in fact, located in one of those hazard areas. Additionally, the landlord may be held liable for any damage to a tenant’s personal property, diminished habitability of the leased premises, or limited or denied access to the leased premises due to flooding.

Similarly, a seller’s failure to make the necessary disclosures will release the buyer from its obligations under the sale contract unless and until the seller complies with the law’s disclosure requirements.

If you have questions or concerns about these new required flood disclosures, please contact Melanie Scroble or Jonathan Sherman at Ansell.Law.

After a Hard-Fought Trial, Ansell.Law’s Lawrence H. Shapiro and Kelsey M. Barber Obtain $389,000 Judgment for Stepdad After Stepson Falsely Claimed Money Was a Gift, Not a Loan as Agreed.

When a stepson attempted to take advantage of his loving stepfather’s generosity by claiming that a $389,000 loan was actually a gift he did not have to repay, Lawrence H. Shapiro and Kelsey M. Barber of the Firm’s Litigation Department successfully vindicated the stepdad, obtaining a judgment in his favor for the entire loan amount, plus interest. 

The heated dispute arose after the stepdad and his wife decided to downsize and sell the family home, where the adult stepson and his college student brother lived. As the stepson and his brother needed a new place to live, the stepdad kindly offered the stepson $389,000 to purchase a townhome. 

At all times, the stepfather intended the money to be a loan, an arrangement that was repeatedly acknowledged by the stepson in contemporaneous emails and text messages in which he discussed repayment plans, asked for forbearance when money was tight, and offered to forward rent payments his brother was making to pay for his share of the townhome. Notwithstanding the clear agreement and understanding of the parties, the stepson refused to sign a note and mortgage at the closing of the townhome. 

The suit came about after the stepfather and mother got divorced. The stepson used the end of their marriage as an excuse to renege on his obligations by claiming the loan was, in fact, a gift.

During the two-day trial, the Ansell team was able to conclusively demonstrate that the money was a loan through the contemporaneous documentation and by completely undermining the stepson’s credibility as a witness. Accordingly, the Court entered an Order for Judgment in favor of the stepfather for the full loan amount plus interest.

Your Business is Poised for Real Growth — Is Franchising Your Business Concept a Viable Option for You?

By Roy W. Hibberd

If you are a successful small business owner, you may know the feeling. Things are going well, and your concept seems to have drawn consumer interest and found traction. Your customer base and revenues are growing, and demand is exceeding your capacity to keep pace. All signs point towards expansion and scaling up. You start to consider your options for growth, and franchising seems like an attractive way to transform and grow your business to a regional or even national brand and presence. 

And while you may generally know what a franchise is – you likely patronize and drive by multiple franchised businesses every day – you have only the haziest idea of what starting and operating a franchise involves. Even less clear is whether franchising makes sense for your business model and long-term goals or whether other paths may better suit your circumstances and objectives.

While the decision as to whether, when, and how to expand your business is one that you should only make in consultation with experienced counsel, here are some basic facts and considerations about franchising that can help guide your next steps.

What Does It Mean To Franchise a Business? 

You started your business as an entrepreneur, and at its core, franchising is an approach that allows other entrepreneurs to follow in your footsteps and take the laboring oar in expanding your brand’s footprint. It is a symbiotic arrangement that offers benefits for both the franchisor/parent company (you) and the franchisee (the individual or entity buying the rights to operate under your brand).

While franchising, like any business model, comes with risks and is not necessarily appropriate for every enterprise, it is a well-established and widespread arrangement. According to the International Franchise Association, there were over 800,000 individual franchise establishments in the U.S. in 2023, employing approximately 8.7 million people and producing roughly $860 billion in economic output. 

When a business is franchised, the franchisor grants the franchisee the right to use its trademarks, branding, and operational procedures. This includes everything from the products or services offered to the interior decor of a retail location and marketing materials. Franchisors provide extensive support to franchisees, including training programs, operational assistance, marketing support, and access to proprietary systems and resources.

However, while the franchisee gains access to these assets, they must comply with strict standards set forth by the franchisor to maintain consistency across all locations. Franchisors exert significant influence over various aspects of the franchisee’s business operations, including pricing, product offerings, branding, marketing strategies, and quality standards.

For the franchisor, a franchise arrangement is a means to rapidly expand its brand footprint with minimal capital investment and without bearing the full burden of establishing and managing each new location. The franchisor earns revenue through franchise fees, ongoing royalties, and possibly even sales of equipment or supplies to franchisees. Additionally, since franchisees are responsible for day-to-day operations, the franchisor can focus on core business activities such as innovation and brand development.

What Is the Difference Between Licensing a Brand and Franchising a Brand?

Owners looking to grow their brand and business may consider licensing rather than franchising. However, there are significant differences between these two models, primarily regarding the licensing company’s level of control and involvement with the licensee, —  the entity receiving the right to use the brand and related processes and procedures. 

Like franchising, licensing involves granting permission to use a brand’s name, logo, and intellectual property for specific products, services, or applications. In exchange, the licensee pays upfront licensing fees or ongoing royalties based on sales volume or brand usage.  

Unlike franchising, a licensing arrangement does not involve providing the licensee with a complete business model or operational support. While licensors may offer limited support to licensees in terms of branding requirements, marketing materials, and quality control standards, licensees typically have far more decision-making autonomy than franchisees, which means licensors have far less control over quality or how their brand is being used than they would in a franchise arrangement.  

Importantly, the legal and regulatory challenges involved in franchising are significantly more complex and burdensome than licensing. Franchises are heavily regulated and scrutinized and involve detailed and specific offering requirements for franchise disclosure documents, agreements, and operating manuals akin to those associated with offering securities. The Federal Trade Commission regulates franchising across the U.S., and 14 states have their own additional requirements. Franchisors must also provide ongoing support and guidance to franchisees to ensure compliance with all applicable laws and regulations regarding everything from employment to health and safety standards.

How To Look at Your Business When Considering Franchising

As noted, franchising may not be the optimal path for all expanding businesses. As you consider the suitability of franchising, consider these factors: 

  • Established and Proven Concept: Your business should have already demonstrated success as an independent venture with a track record of profitability and a distinctive concept that offers a competitive advantage.
  • Registered Brand: Your brand/logo should be nationally registered, and as this process will take at least 12-18 months, this should be done early.
  • Scalability and Standardization: Your concept/model should be capable of having well-defined processes, systems, and operational procedures that can be easily replicated across different locations, markets, and economic conditions without losing the core essence that made it successful. Documented manuals, training programs, and support mechanisms will be essential for maintaining consistency and facilitating franchisee success.
  • Market Demand and Growth Potential: Carefully analyze the market demand for your product or service and evaluate the competitive environment to determine whether it is saturated or has room for sustainable growth. 
  • Profitability and ROI: You can’t evaluate franchising without crunching the numbers and assessing your concept’s potential profitability and return on investment (ROI). Calculate the initial investment required, ongoing operational costs, and projected revenues. 

In our next post, we will discuss the first practical steps to take when launching a franchise and how you and your attorney can position your business for sustained growth and success. If you would like to discuss franchising or other avenues for expanding your business, contact Roy Hibberd at Ansell Grimm & Aaron.

Partner Carol Truss Receives Monmouth Bar Association’s 2024 Attorney Excellence Award

Ansell.Law is thrilled to announce that Carol J. Truss has received the Monmouth Bar Association’s 2024 Attorney Excellence Award in Real Estate and Land Development. Recognizing her distinguished legal career, the award was presented to Truss on April 18, 2024, at the Breakers in Spring Lake.  

About the Award

The Attorney Excellence Awards, determined by peers in the legal community, are given annually to celebrate an attorney’s success and leadership within their practice area. Award recipients have earned the respect of their colleagues, adhered to the highest standards of professionalism and ethics, and supported the Monmouth Bar Association.

An Impressive Career

A partner at the Firm, Truss devotes her practice to commercial and residential real estate. She handles all facets of real estate law, including commercial and residential title transfers and refinances, commercial leasing, and residential and commercial property management matters. The purchase and sale of small businesses and the general representation of such companies are also a significant part of her practice, including selling, transferring, and using liquor licenses.

Not only a celebrated attorney, Truss also enjoys a legacy of volunteering in the legal community. She is a past president and active member of the Monmouth Bar Association. She is also a past chair and longtime member of the Real Estate and Land Development Committee. Truss is a past chair and lifetime member of the New Jersey State Bar Association’s Real Property, Trust, and Estate Law Section Board of Consultors.

Ansell.Law Welcomes Gary Eidelstein

Ansell.Law is pleased to announce that Gary P. Eidelstein has joined the Firm as of counsel. As a Commercial Real Estate Department member, Eidelstein brings decades of deep industry knowledge, having held roles in financial institutions and real estate development in addition to his legal practice.

“Gary has enjoyed a tremendous career devoted to commercial real estate, and we are excited to have him join the Firm,” said Shareholder and Department Co-Chair David Zolotorofe. “We’re thrilled to have Gary, a multi-talented attorney in this industry. His holistic view of commercial real estate – financial, development, and asset value – enhances the value we bring to our clients every day.”

Licensed in Florida, Eidelstein is also adept at navigating New Jersey and New York projects. He brings over fifty years of experience to the Firm.

Recent Decision Finding CTA Unconstitutional Casts Doubt on Its Fate

By Nicole D. Miller

As we recently discussed in this blog post, homeowner and condominium associations (“Community Associations”), are subject to the detailed and complicated reporting requirements of the federal Corporate Transparency Act (CTA). The compliance deadlines for Community Associations to disclose their “beneficial ownership information” are approaching. However, a March 1 decision by a U.S. district court judge in Alabama, issued just 60 days after the CTA’s effective date, has called into question the ultimate enforceability and constitutionality of the law.

In National Small Business United v. Yellen, Judge Liles C. Burke granted summary judgment in favor of the plaintiffs, finding that “the CTA is unconstitutional because it ‘exceeds the Constitution’s limits on the legislative branch and lacks a sufficient nexus to any enumerated power to be a necessary or proper means of achieving Congress’ policy goals.'”

Critically, the court’s order enjoining enforcement of the CTA applies only to the plaintiffs, including the National Small Business Association (NSBA) and its approximately 60,000 members. While the decision is limited to the plaintiffs in the case, the decision is seen as a positive one from the perspective of Community Associations as it sets groundwork for other courts to follow suit concerning enforceability. Community Associations throughout the country have serious concerns about the intrusive reporting requirements of the CTA given that those who serve on the boards of associations are volunteer homeowners. The extensive and invasive reporting requirements of the CTA are likely to deter participation on Community Association boards. This decision provides some hope to Community Associations that the law will ultimately not be enforceable and/or will be amended as to those required to report.

Unsurprisingly, the U.S. Department of Justice and FinCEN, the government agency tasked with the CTA’s implementation and enforcement, quickly filed a notice of appeal to the U.S. Court of Appeals for the Eleventh Circuit. Whatever the appellate court decides, there is a decent chance that the CTA’s fate will wind up in the hands of the U.S. Supreme Court.

Until then, or there is an amendment to the CTA, Community Associations should presume they will need to report their beneficial ownership information to FinCEN by the dates outlined in our earlier blog post

For further information and assistance with your Community Association’s CTA compliance, please contact Nicole Miller in Ansell.Law’s Community Association practice group.

Fighting Back Against Frivolous Lawsuits and Meritless Claims

By Seth M. Rosenstein

Businesses and individuals facing the prospect of litigation often ask legal counsel whether they can sue or be sued over a particular set of facts and circumstances, and the proper response is generally that “Anybody can file a lawsuit against anyone about anything.”  That is not to say that every claim or suit has merit or should be pursued; far from it.  But the reality is that the courthouse doors swing wide open for even the most absurd litigants asserting baseless and frivolous claims.

Want to sue your dentist for supposedly putting listening devices in your fillings? No one will stop you. Want to fight a lawsuit by alleging that the plaintiff’s true identity as an alien from a galaxy far, far away bars their claims?  The court clerk will accept your filing with no questions.  In both state and federal courts, the bar for filing a lawsuit or pleading is essentially non-existent.

However, once a frivolous lawsuit or claim is filed, those who must waste their time, money, and effort fighting back have powerful ways to hold such parties – and their attorneys – accountable for abusing the judicial process and help them recoup the fees and costs attendant to defending claims that lack any factual or legal merit.  Court rules at the state and federal levels include provisions specifically designed to deter and address frivolous claims and provide remedies to the parties on the receiving end.

Aggressively Fighting Back Against Frivolous Claims 

Our litigation practice group aggressively avails itself of those rules when a client is served with a meritless complaint, whether in New Jersey and New York state courts or in federal court. If we believe a suit was filed in bad faith, in violation of an attorney’s ethical obligations, or for improper purposes, we take all steps required to ensure that sanctions against the offending litigant and their attorneys can be sought to make our client whole.  We have a solid track record of success fighting back against frivolous litigation, which, as noted, is all too easy to pursue, at least initially.

There is an important distinction, however, between a frivolous claim and a weak one. In every lawsuit that goes to trial, one party will prevail, and one party will lose. Just as the two contestants who lose on each episode of “Jeopardy!” can hardly be called dumb, a claim or defense will not automatically be deemed meritless simply because it was unsuccessful. To be considered frivolous, it must meet the definition of that term in the applicable court rule.

New Jersey’s Frivolous Litigation Act

New Jersey’s Frivolous Litigation Act (FCA) and Rule 1:4-8 of the state’s Rules of Court are prime tools that empower legal counsel and the courts to address meritless lawsuits and claims.

The FCA provides that a party who prevails in a civil action, either as plaintiff or defendant, may be awarded all of its reasonable litigation costs and attorney fees if the judge finds that a complaint, counterclaim, cross-claim, or defense of the non-prevailing person was frivolous.

For a claim or defense to be considered “frivolous” such that the filing party can be held liable for the other party’s attorneys’ fees and costs, the judge must find that:

  • The complaint, counterclaim, cross-claim, or defense was commenced, used, or continued in bad faith, solely for the purpose of harassment, delay, or malicious injury; or
  • The non-prevailing party knew or should have known that the complaint, counterclaim, cross-claim, or defense was without any reasonable basis in law or equity and could not be supported by a good faith argument for an extension, modification, or reversal of existing law.

 

Holding Attorneys Accountable

As “officers of the court,” attorneys have legal and ethical obligations to the judicial process.  The rules that codify these obligations and the potential penalties for violating them are designed to ensure attorneys have “skin in the game” when they file a lawsuit.

Under Rule 1:4-8 of New Jersey’s Rules of Court, an attorney must ensure, based on their reasonable investigation, that any papers they sign and submit to the court have a plausible basis in fact and law and are not being presented for an improper purpose, such as to harass or to cause unnecessary delay or needless increase in the cost of litigation.

When an attorney violates this obligation, a court can hold them accountable by imposing monetary penalties and other professional sanctions directly on them and their law firm.

New York Remedies For Meritless Lawsuits

New Jersey’s definition of frivolous litigation and the penalties a court can impose on parties and attorneys are similar to those detailed in Section 130-1.1 of New York’s court rules.

As is the case in New Jersey, a New York judge can make an award of costs or impose financial sanctions against an attorney and/or a party upon the motion of one of the parties, but can also decide to impose sanctions on its own without any such request. A judge in New York, at their discretion, can sanction an attorney or party for conduct that:

  • is completely without merit in law and cannot be supported by a reasonable argument for an extension, modification or reversal of existing law;
  • is undertaken primarily to delay or prolong the resolution of the litigation, or to harass or maliciously injure another; or
  • asserts material factual statements that are false.

 

Federal Rule 11

Rule 11 of the Federal Rules of Civil Procedure provides the mechanism through which litigants in federal court, as well as the court itself, can hold parties and their lawyers accountable for abuses of court processes and the judicial system. If the judge does not entertain the possibility of sanctions on their own, an aggrieved litigant may file a motion for the entry of appropriate sanctions pursuant to Rule 11(c)(2) that describes the specific conduct that allegedly warrants such penalties.

As with its corresponding state court rules, Rule 11 is designed not only to address the misconduct at issue but also to put future litigants on notice that they face the same possible fate for filing frivolous matters. Specifically, the rule provides that sanction imposed “must be limited to what suffices to deter repetition of the conduct or comparable conduct by others similarly situated.” If imposed upon the motion of an aggrieved litigant and warranted for effective deterrence, sanctions can include directing payment to the movant of part or all of their reasonable attorney’s fees and other expenses directly resulting from the violation.

No matter the forum, a frivolous claim or lawsuit is a scourge upon the civil justice system that has real, tangible, and harmful impacts on the parties that must respond to such filings.  Accordingly, we do not hesitate to put opposing parties on notice of frivolous claims and pursue all available remedies on behalf of clients needlessly drawn into a bogus lawsuit.

If you believe you or your business are the target of a frivolous lawsuit, please contact Ansell.Law Litigation Partner Seth M. Rosenstein

2024 Edition of Super Lawyers and Rising Stars Recognizes Ansell.Law Attorneys

The 2024 New Jersey Super Lawyers and Rising Stars list recognizes nine Ansell Grimm & Aaron attorneys.* Fewer than 5% of New Jersey attorneys are named to the annual Super Lawyers edition. “Rising Stars” are the legal profession’s up-and-coming attorneys, either under age 40 or practicing for ten years or less. These exceptional attorneys comprise fewer than 2.5% of New Jersey lawyers. 

The attorneys appearing on the 2024 list of New Jersey Super Lawyers are:

Allison Ansell – Family Law

Mitchell Ansell – Criminal Defense, DUI-DWI, White Collar Crimes

Lawrence Shapiro – Business Litigation

Andrea White – Family Law

Attorneys recognized as 2024 Rising Stars are:

Brian Ashnault – Business Litigation

Anthony D’Artiglio – Business Litigation, Bankruptcy

Layne Feldman – General Litigation

Nicole Miller – General Litigation, Real Estate

Jonathan Sherman – Real Estate

*No aspect of this advertisement has been approved by the Supreme Court of New Jersey or the American Bar Association.

Commercial Property Owners Must Address Unique Issues Before They Lease to Cannabis Dispensaries

By Melanie J. Scroble

The cannabis industry has been legalized at the state level in New Jersey for some time now as licenses continue to be applied for and distributed. While some cannabis businesses are purchasing their own properties at which they can operate, many are seeking leases from local commercial property owners. These commercial landlords are jumping at the chance to take advantage of the lucrative opportunities in leasing their premises to cannabis businesses for rental rates much greater than market in the areas permitting this use. However, the inherent conflict and contradictions between federal and state cannabis laws, as well as other industry-specific concerns, must impact the decisions of landlords considering doing business with cannabis enterprises. 

The overwhelming majority of marijuana businesses lease their spaces rather than own them. According to the National Association of Realtors (NAR), the share of NAR members reporting purchases of real property by marijuana businesses over leasing dropped from 29% to 18% since 2021. But even as more commercial property owners become comfortable with the idea of leasing to a cannabis dispensary, they also recognize they need to carefully tailor their leases to address the legal, financial, and practical concerns unique to the cannabis industry. Failure to account for these issues could expose landlords to potential civil and criminal liability, conflicts and defaults with lenders, and the loss of substantial cash flow.

While commercial property owners should always consult with experienced counsel before leasing to a cannabis dispensary, the following are just a few of the many matters that should be addressed before signing on the dotted line.

Lender/Mortgage Concerns

If their property is secured by a mortgage, owners should carefully review their loan documents to ensure that renting their property for purposes that remain illegal under federal law does not constitute a default. Loan documents often contain language stating that the loan may be accelerated if the real property is used in connection with illegal activity. Leasing space for a federally prohibited purpose could also trigger any “bad boy” covenant in a personal guaranty and make it more difficult to refinance in the future as there could be issues finding a new lender and obtaining a loan title policy due to the federally illegal use.

Use of Premises

The lease should clearly define the permitted uses of the leased space, limiting it to the specific nature of the cannabis business allowed by the license obtained by the cannabis operator. In addition, the landlord will want to make sure that the company complies with all state and local laws, including confirming that the local municipality has approved the use. As to licensing specifically, the landlord will want to make sure that the tenant always complies with the terms of its state-issued license and continues to renew it as required by law. When it comes to the particulars of the use itself, the landlord may want to specifically prohibit the onsite use of cannabis products anywhere on the landlord’s property or other considerations based upon the nature of the property. 

Cash/Rent Payments

Robust security should be a necessity at any premises involved with the cannabis industry due to the cash-intensive operations (another consequence of the failure to modify federal banking laws to accommodate cannabis businesses). The landlord may want to limit the amount of cash that is kept at the premises at any given time or require the tenant to remove such cash from the premises at specific intervals. And that cash, derived from the sale of cannabis products, should not be used to pay rent as that could be deemed a violation of the federal Controlled Substances Act. The landlord will want to require all rental payments to be made by check or wire transfer. For similar reasons, commercial landlords should never use a percentage rent formula on their dispensary leases, as it could potentially be deemed to be income from federally illegal activities.

Termination of Lease/Surrender of Premises

The commercial landlord should require that its departing tenant remove all cannabis products remaining on the premises upon the expiration or earlier termination of the lease, as a landlord never wants to be in possession or have to dispose of illegal substances. As such, typical abandonment clauses would not be ideal in this situation. 

If possible, the landlord may also want to consider an early exit clause in the event of any changes in the current applicable federal laws and regulations that trigger an increased risk to the landlord or its ownership of the property.

As noted, these are the broad contours of only a few issues that commercial property owners need to consider and incorporate into their leases with cannabis operators. If you would like to discuss leasing your property to a cannabis business or need assistance drafting a lease, please contact Melanie Scroble at Ansell.Law.