Property Valuations in Commercial Real Estate Deals

commercial real estate, Wheaton real estate attorneysIf you have decided to acquire any type of commercial property, it is important to be sure that the price you will pay is a fair one. Commercial real estate transactions typically involve the exchange of large amounts of money, which makes a proper valuation critical. In fact, a valuation is generally a requirement for real estate deals that are backed by lender financing.

Understanding Appraisals

A commercial property valuation is accomplished by means of an appraisal that is conducted by an approved appraiser. In order to be qualified as an appraiser, an individuals must undergo specialized education or training, and, in most cases, be certified by a professional organization of appraisers. A real estate broker is not considered to be a qualified appraiser—unless, of course, he or she has completed the necessary certification and training. Therefore, if the broker sets the initial sale price of the property, it is not necessarily backed by a qualified appraisal.

A qualified appraiser may choose from three methods of establishing a property’s value. The most appropriate method will depend on the type of property and how the property will be used in the future. An appraiser may utilize the:

  • Income capitalization method: This approach is most often used to evaluate properties that produce income, such as rental residential and commercial rental properties and shopping centers. The income capitalization method focuses on the property’s potential to generate revenue and the expected rate of return for the investor. Factors such as the condition of the property or its location are not given significant weight;
  • Sales and market comparison method: This method is commonly utilized to establish a value for single-family residential properties, but it can have commercial property applications as well. Under this approach, the appraiser will compare the recent sale prices of similar properties while taking into account the health of the local real estate market. A property sold during a boom, for example, will not be a good comparison if the market is currently slowed or depressed.
  • Cost method: The cost method takes into account the property’s value, including any improvements and the land itself and subtracts any depreciation that may have occurred. The goal is to determine if the buyer  would be better off buying the property or building a new, similar property.

In addition to being a requirement for a bank-financed transaction, appraisals are often needed for commercial real estate disputes. If the dispute reaches the courtroom, multiple appraisals may be conducted and it will be up the court to determine which value will be used in deciding the outcome of the dispute.

Call a Wheaton Real Estate Lawyer

If you are in a situation where you need a commercial property appraisal, the experienced DuPage County real estate attorneys at Stock, Carlson, Oldfield & McGrath LLC can help. We work with a network of trusted appraisers, and we will assist you in obtaining an accurate valuation of the property in question. Call 630-665-2500 for a confidential consultation today.

Sources:

https://www.investopedia.com/articles/realestate/12/real-estate-valuation.asp

https://homeguides.sfgate.com/three-methods-appraising-commercial-real-estate-value-1567.html

Choosing an Executor for Your Estate

executorEstate planning is arguably one of the most important things a person will do during their entire life, and as such, everything matters. The slightest discrepancy may be attacked, and your wishes may not be honored if your estate is not set up and administered properly. Perhaps the most important choice you must make while estate planning is picking your executor, who can ensure that your wishes are carried out as you prefer and act on your behalf.

Responsibilities of an Executor

A person who has been named executor in Illinois has 30 days following the death of the testator in which to either submit the will for probate or refuse the appointment. The responsibility of managing another’s estate is significant, and with that in mind, it is important to pick the right person. The instinct for many is to choose their spouse, but this is not always the best choice, especially if you are of similar ages. He or she may be elderly and/or ill when the time comes for them to assume the role.

Whomever you choose must be able to fulfill all of the duties of the office. These include:

  • Informing the relevant authorities and your creditors of your passing, and in some instances, your family;
  • Paying any outstanding debts incurred in your lifetime by you or your estate;
  • Ensuring your spouse’s or family’s well-being until the estate is settled (i.e. paying rent or mortgage payments, bills, etc.);
  • Paying estate taxes;
  • Hiring the right attorney to help probate the estate; and
  • Dealing with any questions or concerns of putative beneficiaries during the process.

Generally speaking, an executor has a fiduciary duty to act appropriately toward all involved parties while safeguarding the assets of the estate.

Who Can Serve as Executor?

An executor has responsibilities that may last years and be quite complex in nature. Illinois, like many other states, does have restrictions on who may serve, though there are not as many as there are elsewhere. To serve as an executor, a person must be over the age of 18, a U.S. resident (not necessarily a citizen), and they must not have been judged to be incapacitated in any way by a court. They must also be free of any condition that would require guardianship.

It is recommended that you choose an executor who lives near you, but it is not absolutely required. However, you should be aware that if you do choose an out-of-state executor, they may be asked to post a bond by the probate court, so as to increase the chances of their successful oversight of the estate.

A Wheaton Wills and Trusts Attorney Can Help

If you are confused or conflicted about who to choose as your executor, you are not alone. The best solution for most is to consult an experienced estate planning attorney. Contact one of our knowledgeable DuPage County estate planning lawyers to discuss your situation today. Call 630-665-2500 and schedule a confidential consultation at Stock, Carlson, Oldfield & McGrath LLC.

 

Sources:

http://www.ilga.gov/legislation/ilcs/ilcs4.asp?ActID=2104&ChapterID=60&SeqStart=7200000&SeqEnd=9400000

http://ilga.gov/legislation/ilcs/documents/075500050K6-13.htm

How to Protect Your Business from Personal Injury Lawsuits

injury, Wheaton business lawyersIf you own a business, there is a good chance that your employees, suppliers, vendors, and, obviously, your customers will regularly on your property. You will, undoubtedly, work hard to protect the well-being of each person who visits your business and to give them a safe and comfortable experience at your place of business.

Unfortunately, however, accidents do happen from time to time, and when they occur, people are sometimes injured. Believe it or not, injury-causing accidents can even occur on your property, leaving you potentially open to a personal injury claim. The good news is that there are several things that you can do to limit your possible liability if someone is even injured while visiting or working at your company.

Proactive Measures

The best way to limit your personal injury liability, of course, is to prevent accidents from happening as much as possible. This means that you need to have preventive measures in place against potential injuries instead of reacting to accidents when they occur. Such preventive measures generally include comprehensive safety policies, procedures, and protocols throughout your business.

You should also identify possible areas of concern, such as doorways with mats on the floor that could become a tripping hazard. Similarly, understand and anticipate weather-related issues, such as accumulations of snow and ice and damage caused to your parking lots and walkways by exposure to the elements.

Necessary but dangerous maintenance activities should be conducted outside of your peak customer hours, for sure, and outside of business hours completely if possible. Making repairs, mopping floors, and replacing light bulbs in the ceiling, for example, can most likely be done before you open or after you close for the day.

Constant Vigilance

Having a plan is great, but you need to implement it and make it part of your business culture. If safety is a common topic that is addressed through regular communication, training sessions, and meetings, it will never be far from your team’s minds. Be open to safety ideas from every single member of your staff. If an idea will reduce the chance of an accident, it should not matter who came up with it—get it implemented as soon as you can.

Your safety policies should be clearly written out in your employee handbook, which should define the responsibilities of each person in your company for preventing injury-causing accidents. You might also consider including safety violations in your company’s disciplinary policy, as well as offering incentives for meeting safety-related goals. While you might not be able to stop every accident, actions such as these can demonstrate that you are not negligent in regard to safety.

Adequate Insurance

If you have employees, you must have workers’ compensation insurance to cover them in the event of a work-related injury. However, there is no state or federal requirement for your company to have commercial liability insurance. Without liability insurance, a single accident could potentially bankrupt you and your company. Before you speak to an insurance broker, talk to a qualified attorney. A broker is going to try to sell you policies based on the commission that he or she will receive, while your lawyer will objectively help you determine your potential risks and the amount of liability protection you need. Then you can find the liability policy or policies that offer the desired level of security.

Call a Wheaton Business Law Attorney

At Stock, Carlson, Oldfield & McGrath LLC, our experienced DuPage County business lawyers can help you protect yourself and your company in the event of an injury-causing accident. Call 630-665-2500 to schedule a confidential consultation with a member of our team today.

 

Source:

https://www2.illinois.gov/sites/iwcc/resources/Pages/faq.aspx