What’s in a name?

In the legal context, a business name is much more than the words on a website or the logo on the company merchandise. It is distinct identifier that implicates a company’s potential liability, right to exclusivity, and reputation.

For example, corporations and limited liability companies are required to have certain specific words in their business name, such as “Inc.,” “Company,” “Co.,” “Corp.,” or “LLC.”  This tells the general public how the company is structured and that, absent certain limited exceptions, the owners of the company are not liable for the company’s debts.

However, many companies also have “DBAs” or names under which they “do business as.” These names are not the formal name of the company, can be used to “rebrand” or expand upon an existing corporation or LLC, and generally fall into two categories: trade names and fictitious names. While these two categories are colloquially used interchangeably, they are not the same.

A trade name is “a name used in business or trade to designate the business of the user and to which the user asserts a right to exclusive use.” Ohio Rev. Code 1329.01(A)(1) (emphasis added). A fictitious name is “a name used in business or trade that is fictitious and that the user has not registered or is not entitled to register as a trade name.” Ohio Rev. Code 1329.01(A)(2). A fictitious name cannot include the name of any entity registered under the Ohio Revised Code, such as a corporation, LLC, or registered trade name and does not carry a right of exclusivity.

The incentive for registering a trade name is, typically, the right to exclusive use. Because a fictitious name does not include the right of exclusive use, the primary reason to register a fictitious name, if at all, is to be able to file and maintain a cause of action under the fictitious name. See Ohio Rev. Code 1329.10(B).

To register a trade name, the proposed name cannot include certain words and abbreviations such as “company,” “corp.,” etc., and must be “distinguishable” from any other names within the Ohio Secretary of State’s records. Ohio Rev. Code 1701.05(A). Importantly, a name is not considered “distinguishable” merely because it includes differing punctuation, abbreviations, or a different tense or number of the same word. Ohio Rev. Code 1701.05(B).

If another person or business attempts or purports to use a name that is the same as, or not readily distinguishable from, a registered trade name, such person or business may be liable for trademark infringement.

“[A] party [is] entitled to protection against the use, by another, of its established trade name and trademark in such manner as to mislead the trade and the public to believe that when they are dealing with one, they are dealing with the other, or in such manner that such use results, or may result, in appropriation of the good will, a property right of the other.” Patio Enclosures, Inc. v. Borchert, 8th Dist. No. 40592, 1980 Ohio App. LEXIS 12190, 1980 WL 354611, *2 (May 15, 1980).

“The touchstone of liability [for trademark infringement] is whether the defendant’s use of the disputed mark is likely to cause confusion among consumers regarding the origin of the goods offered by the parties.” Daddy’s Junky Music Stores, Inc. v. Big Daddy’s Family Music Ctr., 109 F.3d 275, 280 (6th Cir. 1997). In determining whether a likelihood of confusion exists, a court will typically weigh the following eight factors: (1) strength of the senior mark, (2) relatedness of the goods or services, (3) similarity of the marks, (4) evidence of actual confusion, (5) marketing channels used, (6) likely degree of purchaser care, (7) the intent of defendant in selecting the mark, and (8) likelihood of expansion of the product lines. Id., citing Frisch’s Restaurants, Inc. v. Elby’s Big Boy, Inc., 670 F.2d 642, 648 (6th Cir. 1982); see also Interactive Prods. Corp. v. a2z Mobile Office Solutions, Inc., 326 F.3d 687, 694 (6th Cir.2003).

The right to trade name exclusivity can be particularly useful in protecting your brand—or, in other words, your company’s reputation. If another company is using a substantially similar name, which is likely to cause confusion among consumers and is, for example, acting illegally, not providing quality products or services, treating its customers poorly, etc., that is not conduct that you want to be confused or associated with your brand. Having the legally protected right to prevent such a bad actor from using your company name (or one that is not readily distinguishable) can be a powerful tool, especially considering the relative simplicity and low cost of registering a trade name.

For assistance forming, restructuring, and/or protecting your business, or to enforce your rights with regard to your company or trade name, please contact Attorney Casey A. Jones at (513) 943-5673 or Casey@FinneyLawFirm.com.

First, we have cautioned our readers previously about signing contracts with indemnity promises (see here, here, and here ).  They can be open-ended free and open access to your checkbook.  Avoid — like the plague — making promises relating to “indemnify” “defend” and “hold harmless.”

Second, contracts that require you to pay the other’s attorneys fees in the event of a dispute under a contract are a form of indemnity, and many times the drafter wants to make that fee-shifting provision one-sided: If the other party prevails, you have to pay their fees, but if you prevail they don’t have to pay yours. How is that fair?

But something more sinister that, after nearly 40 years of practice, that I am now seeing is this:

Customer shall indemnify, defend, and hold Seller harmless from and against any Losses that arise from or relate to any allegation of facts that, if true, would constitute a breach of Customer’s representations, warranties, or obligations under this Agreement.

and this:

Purchaser agrees to indemnify and defend, covenant not to sue, and hold harmless Seller for (a) performance of Purchaser(s)’s obligations under the Contract Documents or (b) breach of this Agreement by the Purchaser.

These are two separate provisions in two contracts I recently reviewed for clients.  They left me scratching my head.

For the first one, if the other party merely claims (and the claims could be untrue) that my client breached the contract (“facts that, if true, would constitute a breach of Customer’s representations, warranties, or obligations under this Agreement”), then we have to pay their attorneys fees and our own attorneys fees, win or lose for either of us.

In the second one, they were asking my client to pay their attorneys fees if my client failed to perform under the contract.  Essentially, it is one-sided fee shifting, my client has to pay the seller’s attorneys fees (presumably if he prevails), but it is not reciprocal.

Now as to the first example (true, real-life drafting), it is mind blowing.  If there is a suit over the contract, and my client is 100% right, my client still has to pay his own attorneys fees and the seller’s attorneys fees, win or lose.

Now, naturally, one would say that “certainly such a contract provision is not enforceable.”  But that’s not true (or may not be true).

Not that the single largest investment bank in the nation is entitled to any sympathy at all, but in a major fail on the due diligence side, J.P. Morgan Chase purchased a FinTech company called Frank.  Frank offered college students an on-line portal to help with financial aid.  Jamie Diamond, JP Morgan CEO,  was smitten with the company and decided to purchase it to provide access to young depositors and borrowers at the beginning of their banking relationships.  Frank founder and CEO, Charlie Javice, was able to pump up the purchase price by filling her supposed customer database with millions of fake customers (some twelve times their legitimate database size).  In its due diligence process — where JP Morgan Chase had access to the best of the best — the geniuses at JP Morgan Chase somehow failed to detect the fraud before it coughed up a whopping $175 million.

But — unbelievably — to compound its error, JP Morgan Chase’s lawyers, in the Asset Purchase Agreement, agreed to indemnify, defend and hold harmless Frank and Charlie Javice personally for all claims relating to the purchase.

A court found that that promise, first, extended to civil claims (including claims for fraud) brought by JP Morgan Chase against Charlie Javice — it had to pay her attorney fees for the civil suit in which Charlie Javice was found liable for $287 million to JP Morgan Chase.

But then to compound the insult to JP Morgan Chase and its truly terrible attorneys, JP Morgan Chase also had to pay the attorneys fees of Charlie Javice for the defense of criminal charges against her, even though she ultimately was found guilty of criminal fraud.

The final tally of the lawyer fees and expenses for both cases: $115 million!

From this Fortune magazine article: “To put the $115 million figure in perspective, a high-priced lawyer billing $2,000 an hour would have to bill eight hours every day, including weekends and holidays, for nearly 20 years to reach that total.”

So, yeah, be careful when signing an agreement calling for you to “indemnify, defend and hold harmless” the other party, including for their own breach of contract and fraud.  Be forewarned and be very careful.

Epic, ouch!

For corporate executives and investors, I encourage them to look past their pursuit of the “upside” of their business (essentially, buying low and selling high), to also carefully protect their “downsides,” both predictable and seemingly out-of-the-blue unexpected liabilities: an employee or tenant or customer personal injury, a class-action lawsuit, a theft of funds resulting in insolvency, or just a change of fortunes in our dynamic economy and regulatory and tariff environment.

In this blog entry, we explore three tips as you are forming and operating your business to cover your downside: (a) good practices, (b) good insurance and (c) a corporate form.  In these two blog entries (here and here), we address how to operate that corporate form to maximize the value of the “corporate veil” protection.

And one of broad strokes in those articles is preventing liability from passing through to shareholders (in corporation) or members (in limited liability companies) personally.  The idea is that liability stays within the corporate form, and personal assets are isolated from rapacious lawyers and plaintiffs.

However, if you as a company owner or investor have all of your eggs in a single “corporate” basket, even if these strategies work, everything in that basket could possibly be lost in that catastrophic lawsuit (outside of or beyond insurance coverages).

This next idea is: Further segregate your assets into separate baskets.

  • If you have a manufacturing or service corporation, would it make sense that separate “divisions” of your company have entirely separate corporate forms, so that a catastrophic liability in one operation does not sink the entire ship that you have invested your entire career to build.
  • And more commonly, for real estate developers and investors with multiple properties, does it make sense to either make a new LLC for each individual large project, or — if you have many small investment properties — to form separate LLCs to hold and operate smaller baskets of those assets?  Many times it does.
  • And certainly for both asset protection purposes and tax purposes, it typically is wise to separate the ownership of an building occupied by the operating company, from the operating company itself.

Plaintiffs’ attorneys seeking a big payday under their lawsuit will still try to avoid these various corporate forms, by piercing the veil of one to seek the personal assets of the company owners (which would include the LLC ownership interest in multiple LLCs), but that step of piercing the veil is extremely difficult.  Segregating separate real estate assets and operating companies into their own LLC or corporation may help you weather the storm of that “out-of-the-blue” unexpected occurrence, legal or financial.

For help with the corporate structure of your assets, contact any of Isaac Heintz (513.943.6654), Eli Krafte-Jacobs (513.797.2853), Casey Jones (513.943.5673) or Ashley Duckworth (513.797.2864).

 

 

 

Most legitimate real estate contracts, both residential and commercial, include a provision dictating the specific form of deed that will be exchanged between the Seller and Buyer at Closing. However, particularly for relatively inexperienced parties, this can seem like a “throw away” provision that doesn’t hold a great deal of weight. This could not be more wrong.

In Ohio, we generally see four different types of deeds: (i) a general warranty deed, (ii) a limited warranty deed, (iii) a quit claim deed, and (iv) a fiduciary deed. The type of deed selected to transfer the property has implications concerning the title conveyed from Seller to Buyer and the Seller’s potential liability for any title defects moving forward, often independent of any owners’ policy of title insurance (if one exists).

Before diving into these different types of deeds, perhaps the more basic question to understand is: What is title? Title to real estate relates to any rights or claims to a property. It encompasses the right to own, possess, use, control, enjoy, dispose/sell, or exclude others. Buyers seek as clear of title as possible and as many guarantees of the same as the Seller is willing to give. On the other hand, the Seller should be mindful of the promises it is making based on the type and language of the deed.

General Warranty Deeds

Perhaps the most common form of deed, especially in the residential context, is a general warranty deed. The inclusion of the words “general warranty” constitutes a promise by Seller that:

  • Seller is the fee simple owner of the property;
  • The property is free from all encumbrances;
  • Seller has the right to sell the property; and
  • Seller will defend Buyer relative to each of these promises, forever, against the lawful claims or demands of all persons.

Ohio Rev. Code 5302.06. Thus, for example, if a property is transferred with general warranty covenants, and someone later claims to have an easement over the property, the Seller has an affirmative duty to defend the Buyer’s title, which also includes payment of Buyer’s attorneys’ fees. You can read more on the duty to defend here: https://finneylawfirm.isoc.net/ohio-real-estate-law-triggering-duty-defend-general-warranty-deed-claim/.

This is obviously a tall order for two relatively unassuming words and therein lies the importance of understanding what they mean and their implications.

Limited Warranty Deeds

When transferring a property via limited warranty deed, the Seller is promising to convey as good of title as he or she received. Essentially, this means Seller is promising that Seller did not do anything to impair or encumber the title to the property. However, it is not as broad as a general warranty deed which covenants the same relative to periods both prior to and during Seller’s ownership of the property.

Fiduciary Deed

A fiduciary deed transfers property from a Seller acting as—you guessed it—a fiduciary (e.g., a trustee, executor of an estate, etc.). This connotes that the Seller is not the direct owner but is selling the property on behalf of another person or entity, that they are duly appointed to serve in that capacity, that they have legal authority to sell the property, and that they have followed all statutory requirements. A fiduciary deed does not make any warranties relative to title. Otherwise, fiduciaries could face liability relative to title defects for property that isn’t even directly theirs, resulting in a chilling effect where individuals would seldom wish to serve in such capacity for fear of such repercussions.

Quit Claim Deed

A Quit Claim Deed, likewise, makes no warranties or representations relative to the title of the property being transferred. It is somewhat akin to an “as is” clause but, instead of the physical condition of the property, it relates to the title.

Differences between the Contract and Deed

Scenario 1: Seller makes broad representations in the Contract to Purchase or Purchase and Sale Agreement (PSA) that he or she is conveying good, clear title free from all encumbrances, but then there is only a limited warranty deed.

Scenario 2: Seller is skittish and does not wish to make any representations as to title but will otherwise agree to convey title to the property using a general warranty deed.

Unless the Contract or a particular provision therein specifically states that it will survive Closing then, at the Closing, the Contract merges with the Deed. This means that any conflicts as between the Contract and the Deed are resolved in favor of the Deed and what the Deed says is what controls. In Scenario 1 above, the Seller would only be liable, and the Buyer would only have recourse against the Seller for, any defects that occur during Seller’s ownership. In Scenario 2 above, Buyer could concede on requiring representations in the Contract because the general warranty deed covenants have the same effect and those are what will control should an issue arise post-closing. These are but a couple of examples illustrating the practical effects of the type of deed used to convey property and the ways in which the type of deed can impact contract negotiations and ongoing liability as well.

In any event, we always recommend that Buyers purchase an owner’s policy of title insurance (this is in addition to the lender’s policy, which only protects the lender). This is especially true where the Buyer is taking title via limited warranty, fiduciary, or quit claim deed, as their recourse against the Seller will be extremely limited, if not non-existent.

For help negotiating the purchase or sale of real estate or understanding the terms thereof, including the deed provisions, please reach out to Attorney Casey A. Jones at (513) 943-5673 or Casey@FinneyLawFirm.com. We are happy to assist clients who are buying or selling with or without a real estate agent; however, if you do have an agent, we will work alongside your agent to ensure the most appropriate and comprehensive representation to protect your interests.

 

Owning part of a business comes with more than just financial benefit, it also carries a right to transparency to all the workings of the company. Whether you’re a member of a limited liability company (LLC) or a shareholder in a corporation, Ohio law gives you the ability to review certain records so that you can protect your own investment, evaluate the company’s performance, and hold company management accountable.

These rights are not unlimited, and they work differently depending on whether you’re dealing with an LLC or a corporation. However, the principle behind both statutes is the same: owners should not be left in the dark about businesses that their investment helps sustain.

Members’ Rights in an LLC

In Ohio, members of an LLC have inspection rights which are spelled out in O.R.C. 1706.33. If you, as a member of the LLC, give the company reasonable notice, you are entitled to review its records during regular business hours at a location designated by the LLC. However, there is a catch: the information you ask for must be “material” to your rights or duties under the operating agreement or Ohio’s LLC statute. In practice, this means you can request information that relates to governance, distributions, compliance, or other aspects of your role as a member.

The law also addresses the mechanics of inspection. Both current members and dissociated members can request records, and they can act through an agent or legal representative if necessary, and with notice. However, assignees (people who hold only an economic interest without being admitted as members) do not enjoy inspection rights. An LLC can also require you to cover reasonable costs of copying.

At the same time, the statute protects the company itself. An LLC may impose confidentiality obligations, such as nondisclosure agreements. The LLC may also withhold certain categories of information altogether. For example, the company can refuse to share trade secrets, information that could harm the business if disclosed, or data it is legally obligated to keep confidential. The balance is deliberate: members are entitled to real access, but not at the expense of the company’s survival or the company’s competitive edge.

 

Shareholders’ Rights in a Corporation

Shareholders in Ohio corporations enjoy similar rights, but with more guardrails. Under O.R.C. 1701.37, shareholders may examine core documents like the articles of incorporation, regulations, shareholder lists, minutes of meetings, and financial statements. However, they must always demonstrate a “proper purpose” for the request.

That standard isn’t empty language with no meaning. Ohio courts have consistently required that inspection requests be tied directly to a shareholder’s interests, for example, valuing stock, preparing for a shareholder vote, or investigating possible mismanagement. Requests that are based purely on curiosity or personal grievance are unlikely to be enforced. This means how you frame your request matters: a short explanation of your purpose can make the difference between cooperation and rejection.

Procedurally, the law requires that the request be made both in writing and delivered to the corporation’s principal office. If the company refuses without justification, shareholders can go to court to enforce their rights. While the statute itself does not guarantee reimbursement of attorney’s fees, Ohio courts have discretion to award them in cases where the refusal was made in bad faith.

In effect, corporations are required to be transparent with their owners, but the law ensures that this transparency isn’t abused through broad or disruptive demands and that the corporations can operate as effectively as possible.

 

The Big Picture

Whether you are a member of an LLC or a shareholder in a corporation, Ohio law tries to strike a balance of transparency and protecting information. Owners deserve enough access to stay informed and protect their investment, while companies need tools to protect sensitive information and avoid harassment.

For members in an LLC, the law leans toward broader access as former members still retain inspection rights so long as the information is tied to their role in the company. For shareholders in a corporation, the rules are more formal: requests must always be made with a clear, proper purpose, and courts will enforce that requirement.

In both settings, the same advice applies, put your request in writing, explain why you need the information, and be reasonable in what you ask for. Most companies will comply once they see that your request is legitimate. And if they don’t, Ohio law gives you the ability to ask a court to step in.

Requesting records isn’t about mistrust, it is about accountability. Ohio’s statutes recognize that owners have a stake in knowing how their businesses are run, and they provide a legal path to ensure transparency. By making a clear, purpose-driven request, you can exercise your rights without unnecessary conflict and keep your investment protected.

For assistance obtaining access to the records of an Ohio LLC or corporation, please contact Mickey McClanahan at 513.797.2850.

In today’s digital age, one should almost expect that all personal interactions and appearances in public places are being recorded.  In fact, there are apps for cell phones that automatically record every single phone call.  In some ways, it seems creepy.  In others the question would be: if you are doing nothing wrong, what do you have to fear?  Personally, I see it as creepy and I don’t like it.

However, Ohio is a “one party” state as it relates to recording interactions.  As such, it is legal for one party to a conversation to record that conversation, even if the other party is not aware of the recording.

We have learned through our law practice that clients, opposing counsel and opposing parties frequently are making recordings of interactions, on the phone and in personal meetings.

From my perspective, if I know I am being recorded, I likely would be more cautious and more guarded in what I say.  In some instances, I would limit my interactions with that person entirely, or make sure communications are all in writing.

As a result, we have added a provision to our client fee agreements requiring clients to tell us if they are recording interactions with our office.  If they fail to notify us of those recordings, they cannot later use those recordings against us.

I recently shared the fact that this is part of our standard engagement letter with a class of Realtors, and was asked by 9 participants for that form language to include in their own agency agreements.  So, I thought I would share that language here on this blog as well.  Feel free to make use of it as it suits your practice.

Audio and Video Recordings with this Firm

We will never make an audio or video recording of any communication with you or any third party.  We occasionally have clients who either want to make an audio and/or video recording of a call or meeting with us.  In the event that you choose to make an audio or video recording or any interaction with us, we require that you disclose each such instance to us in advance in writing.  If you fail to disclose any such recording, (a) it will be a material breach of this agreement, (b) it will be the basis for termination of the relationship by this firm and (c) you agree not to use that recording in any proceeding relating to our representation.

It’s a dangerous world out there.  Proceed with caution.

As reported here and in our prior newsletter, new legislation requires owners of small businesses (including LLCs and corporations; under $5 million in revenue) to report their owners’ names to the federal agency known as FinCEN (Financial Crimes Enforcement Network).  There is a fine of up to $500 per day for violations, so this is a regulation that should not be ignored.

For new LLCs and corporations, the deadline is within 90 days of the formation.  For LLCs and corporations in existence as of January 1st of this year, the deadline is January 1. 2025.

Finney Law Firm attorney Casey Jones has carefully researched and written about the new FinCEN requirements and is heading our efforts to educate our clients on the intricacies of the statute and to assure compliance by our firm and our clients.

  • On Tuesday, May 14, at noon Ms. Jones will conduct a webinar informing clients of the new FinCEN requirements and answering questions you may have.

The link to sign up for the webinar is here.

*** PLEASE CAREFULLY READ ***

If you are an owner or officer of any closely-held corporation or limited liability company (or any other business entity or serve as a fiduciary of any entity) – or intend to be, you need to carefully read about these new federal regulations that mandate disclosure of the ultimate beneficial ownership of that entity – the consequence being as much as a $500 per day fine for non-compliance.

For small business owners:

  • We strongly recommend attention to this matter and compliance.
  • If you have a long-dormant LLC or corporation, now may be a time to consider dissolving the same to avoid filing requirements under this regulation.

On January 1, 2024, the Corporate Transparency Act (“CTA”) took effect, requiring non-exempt entities (both foreign and domestic) that are registered to conduct business in the United States to submit certain information regarding their “beneficial ownership” to a confidential database housed within the Financial Crimes Enforcement Network (“FinCEN”).  Unless exempt, the CTA affects:

  • Corporations, LLCs, and other similar entities created by the filing of a document with the Secretary of State, whether formed prior to or after the effective date of January 1, 2024; and
  • Corporations, LLCs, and other entities formed under the laws of a foreign country but registered to do business in any U.S. State, whether formed prior to or after the effective date of January 1, 2024.

These non-exempt entities are referenced in the CTA as “Reporting Company(ies).” The Reporting Companies required to submit information under the CTA are not just limited to corporations and LLCs, but also include limited liability partnerships, limited partnerships, and business trusts.

How do I know if my entity is exempt?

FinCEN recognizes 23 exemptions to the CTA’s BOI reporting requirement.

Please note that these exemptions contain many nuances. If you are unsure whether your entity may qualify for an exemption, we are happy to help you in your evaluation. Additionally, FinCEN’s Compliance Guide (linked below) contains a wealth of information to consider when making this determination.

https://www.fincen.gov/sites/default/files/shared/BOI_Small_Compliance_Guide.v1.1-FINAL.pdf

We anticipate the most common exemption for our clients will be No. 21 (large operating company).  Large operating companies are those that (a) employ more than 20 full-time employees (30+ hours per week) within the United States, (b) maintain a physical location with an operating presence within the United States, and (c) can demonstrate over $5 million in gross sales or receipts via federal tax return or other applicable IRS form.

What information am I required to disclose?

Reporting Companies are required to complete and submit a form detailing their “beneficial ownership information” or “BOI.” A beneficial owner is any individual who, directly or indirectly, (a) exercises substantial control over the Reporting Company, or (b) owns or controls at least 25% of the ownership interests of the Reporting Company (“Beneficial Owner”). In other words, FinCEN wants to know who owns and controls entities operating within the United States at an individual level.

  • Examples of a beneficial owner who exercises substantial control of a Reporting Company include, without limitation:
  • Officers and directors (or those who exercise the authority of an officer or director), g., CEO, CFO, COO, President, Treasurer, etc.;
  • Individuals with the authority to appoint or remove officers or the board of directors;
  • Individuals with ownership or control of a majority of the voting power or voting rights of the Reporting Company;
  • Individuals with rights relative to the Reporting Company associated with any financing arrangement or interest in a company;
  • Individuals who exercise control over one or more intermediary entities that separately or collectively exercise substantial control over a Reporting Company; and
  • Individuals who direct, determine, or have substantial influence over important decisions made by the Reporting Company.
  • Examples of an ownership interest include, without limitation:
  • Individuals with an interest in the Reporting Company by virtue of equity, stock, or similar instrument; preorganization certificate or subscription; or transferable share of, or voting trust certificate or certificate of deposit for, an equity security, interest in a joint venture, or certificate of interest in a business trust;
  • Individuals with any capital or profit interest in an entity; and
  • Individuals who have an “option” relative to any of the foregoing.

Minors, individuals acting solely as employees, and those whose only interest in the Reporting Company is via a future right of inheritance are NOT considered beneficial owners.

In determining the percentage of ownership interest in corporations, entities taxed as corporations, and other entities that issue shares of stock, an individual’s percentage of ownership interest is the greater of (a) the total combined voting power of all classes of ownership interests of the individual relative to the total outstanding voting power of all classes of ownership interests entitled to vote, or (b) the total combined value of the ownership interests of the individual relative to the total outstanding value of ownership interests.

For entities that issue capital and profit interests (including entities treated as partnerships for tax purposes—e.g., many one or two-member LLCs), the individual’s total capital and profit interests are compared to the total outstanding capital and profit interests of the Reporting Company.

The person(s) who prepares and/or files the BOI Report is referred to as the “Company Applicant.” This can be an owner or representative of the Reporting Company, such as an attorney. Each Reporting Company will need to provide the name, residential street address, and a copy of a photo ID for each of its Company Applicants AND each of its beneficial owners.

A copy of the BOI Report template can be found here: https://boiefiling.fincen.gov/fileboir.

What is the deadline for submitting the BOI Report?

In short, the deadline for Reporting Companies to submit their BOI Reports differs depending on when the Reporting Company was formed.

  • Reporting Companies formed prior to January 1, 2024 must submit their BOI Reports by January 1, 2025. However, we recommend getting these reports submitted sooner rather than later in case the FinCEN database experiences any technical issues due to increased traffic toward the end of 2024.
  • Reporting Companies formed on or after January 1, 2024 but prior to January 1, 2025 are required to submit their BOI Reports within 90 days of formation (the date on which they receive confirmation from the Secretary of State in most instances).
  • Reporting Companies formed on or after January 1, 2025 are required to submit their BOI Report within 30 days of formation.
  • Any update or change to a Reporting Company’s BOI must be submitted within 30 days of when the change occurs.

What happens if my Reporting Company does not submit its BOI Report within the required timeframe?

FinCEN has provided that:

The willful failure to report complete or updated beneficial ownership information to FinCEN, or the willful provision of or attempt to provide false or fraudulent beneficial ownership information may result in a civil or criminal penalties, including civil penalties of up to $500 for each day that the violation continues, or criminal penalties including imprisonment for up to two years and/or a fine of up to $10,000. Senior officers of an entity that fails to file a required BOI report may be held [personally] accountable for that failure.

Furthermore, any individual who refuses to provide information required to be included in the BOI Report, or who provides false information, may also be subject to civil and/or criminal penalties.

Next Steps

If your entity is a Reporting Company created prior to January 1, 2024, you have time. However, you should be compiling the necessary documents and information required to complete the BOI Report. Finney law Firm is offering BOI Consultations, during which time we will (a) help you determine whether your entity is a Reporting Company or whether an exemption applies, (b) hep you identify your company’s beneficial owner(s), and (c) submit your Reporting Company’s BOI Report to FinCEN as a Co-Company Applicant.

If your entity was formed on or after January 1, 2024, your deadline may be quickly approaching, and it is extremely important that you file the BOI Report and/or contact us right away.

Please contact the business law attorney with whom you work at Finney Law Firm or Casey Jones (513) 943.5673 for filing compliance and for more information.

Fraudsters — both high-tech and old school — daily attempt to use real estate and other transactions to scam our law firm, our title company and our clients out of money and property.  To date, we have not been hit (some of our client have been), but we are always on guard.  Fraudsters forever keep trying.

As you are growing your business — and these tips apply to businesses large and small, old and new — it is a good idea — from time to time — to gather your financial team and key executives, along with your IT professionals, and simply have a conversation about “tightening things up” and avoiding common scams.

  • Are your checks (and cash) — incoming, outgoing and blank checkbooks — tightly secured and under watchful eyes?
  • Are your systems too open and accessible (a simple question such as automatic screen savers with passwords that trigger when an employee is away from his desk)?
  • Do you have proper insurance to protect your real risks?
  • Do you have proper training and systems in place to avoid common and emerging risks?

In the end, we all have some exposure.  So, eternal vigilance, the latest technology protection and training of employees new and old, is the only answer.  Part of this caution is constantly “tightening up” and “changing up” your transactional practices and security procedures to avoid the latest scam.

Here are some common scams we and our clients have seen:

  1. In the low-tech world, fraudsters simply borrow money based upon false promises and representations.  This is a time-tested and common scam.  It is borne of two human instincts: (a) we want to trust people and (b) we are lured by the promise of a better-then market return on investment (if it’s “too good to be true,” it’s probably fraud).  Many of these fraudsters have the appearance of business stability and financial success, but are willing to offer above-market interest rates for a personal or business loan.  In the end, these loans are not properly secured and are not properly guaranteed, and the fraudster never had the ability or intent to pay back the monies.
  2. Similarly, we have seen clients purchase assets or entire businesses that are subject to liens or governmental enforcement actions, or the purchase price is based upon false financial documents or hidden property condition.  In a business transaction, be careful of slippery buyers, sellers and attorneys who can make fraudulent closing adjustments as the numbers are flying about in a closing.
  3. Another low-tech fraud is thieves who rifle U.S. Postal Service mail boxes (both the blue drop boxes and mailboxes at your home or business), steal checks, and then change the payee and amount on the check and cash it.
  4. Pay attention here: In the high-tech world, fraudsters hack into a Realtor, investor or title company email system, and steal their email signature and logo, and the details of an imminent transaction.  Then, they establish a similar email domain (with maybe one letter changed or a “dot” added).  Using the new domain, they send an email to the party who is to originate a wire with false wire instructions — instructions straight into the fraudster’s overseas wire address.  The email by all appearances looks entirely legitimate and it’s from a name you know and with whom you actively are dealing.
  5. We have written about sellers who don’t own actually property attempting to mortgage or sell the same.  Read here and here.
  6. Finally, fraudsters use sophisticated hacking and ransomware viruses to invade your critical computer systems.  They corrupt your data and hijack control of your systems, relenting only when an exorbitant ransom has been paid.  Extortionists have taken over critical infrastructure such as oil pipelines, hospitals, and municipalities.  Most recently, the vendor running the Cincinnati Multiple Listing Service and dozens of MLSes nationwide was the victim of a weeks-long ransomware attack that was costly and disruptive.

So, how can you protect yourself in this world increasingly fraught with risk of theft of your valuable data, money and time by those with malintent?

Here are a few ideas:

  • Stay in your lane.  Let lenders lend.  In most cases, they are good at it.  If a borrower is coming to you for a loan, it’s likely because he’s not eligible for conventional financing, and that ineligibility is for a good reason — he’s either lying, broke or both.
  • Carefully use due diligence and proper documentation.  If you are going to lend money or buy assets or a business, perform the kind of due diligence a prudent and sophisticated buyer or lender would undertake and obtain appropriate security and guarantees of a loan.  We discuss some of the pitfalls of private lending here.  Similar risks can exist in buying assets and buying whole operating businesses.  Part of this process is assuring that the borrower actually owns the assets he is selling or pledging (free and clear) and that your security interest is properly and timely perfected as against that asset.  In a real estate-based loan, title insurance is a key way to assure this is so.  In purchasing a business, the risk is even greater in that the corporate entity may have significant residual undisclosed liabilities or governmental enforcement problems. That seller — and your purchase monies — will completely disappear by the time you learn of the fraud.  Finally, the #1 “due diligence item” is to know your employees, know your borrowers, know your sellers.  The internet (and now artificial intelligence tools) is an incredibly powerful way to do background on parties to a business transaction,  Use it.  Cautiously heed the lessons of what you find.
  • Properly perfect security interests and document guarantees.  When banks lend money, they want proper security for their loans and appropriate guarantors for their repayment.  In most cases, banks are over-protected, and they want it that way.  You do too.  In both real estate and equipment-based transactions, we have seen borrowers pledge the same assets to different lenders as security for two or more loans.  Obviously, in that circumstance someone is going to be left holding the bag.  (Yes, fraudsters are that shameless.)  Using proper real and personal property title examinations and lien searches and using appropriate documentation for loans and guarantees is critical.  For example, in Kentucky, in order for a personal guarantee of debt to be enforceable, it must follow specific statutory requirements.  Without that, it’s worthless.
  • Don’t put checks or other key financial documents in blue U.S. Post Office boxes on the streets and don’t have checks sent to a mail box at your business or residence that is accessible by others.
  • As to wire fraud, you can’t be careful enough.
    • The sender of a wire should assume everything you see is a lie, the fax, the email, the logo, the wire instructions, the sender web site, the sender.  Everything.  Always verify everything via voice using a trusted and known telephone number for the wire recipient.
    • If you smell a rat, don’t initiate the wire.  Wait and check some more.  Urgency — especially inappropriate urgency — is a key indicator of fraud.
    • Read carefully the sender email addresses and the email.  Many times the email domain of a fraudster does not exactly match the domain name with which you have been dealing.  Note misspellings and grammatical errors in the text of an email that may come from a foreign sender or one unfamiliar with the parties and the transaction.
    • Note last-minute changes, especially of wiring instructions.
    • Note changes made on the Friday before a holiday weekend or before another holiday, and before the end-of-month, when Realtors and title company employees are more likely to be busy and careless.
  • Buy cyber insurance.  Your property and casualty insurance agent can offer your business cyber protection.  It requires you to use good practices for the insurance to invoke, but both the coverage and the required procedures are a critical part of best practices protection.
  • As to ransomware attacks, we have two pieces of advice:
    • First, according to the Harvard Business Review (citing IBM), 60% of cyber attacks originate inside your organization.  Either a malevolent employee or ex-employee intent on theft or vandalism (75% of attacks) or a negligent employee (25% of incidents) who falls for a phishing attack scam cause most losses.  So, hire and retain employees of good character, monitor their activities, and carefully, comprehensively and quickly cut off computer access of former employees.  Segregate access to data in your organization to those who need that data, and no one else.
    • Second, every computer system is vulnerable.  Every one.  But homegrown (premises-based and self-maintained) servers are more vulnerable to a hack (in my opinion).  As a result, we (a) have migrated the vast majority of our data into the Microsoft cloud (other providers are also available) (heaven help the world if they hack the Microsoft cloud!), (b) have segregated access to data to employees who need that access, and (c) have make serial backups of data that is not in the cloud.
  • Understand the risks, develop training and systems to avoid the risk, and train all of your employees on cyber security procedures.

As our attorneys can assist with due diligence and proper documentation (including title insurance) of your transactions, call us!

The anonymity of beneficial ownership of corporate and LLC interests has been a “feature” of small business governance for time immemorial.

This has vexed federal, state and local regulators, as well as private litigants trying to get to the bottom of their ownership puzzle.  And it has been a source of comfort to owners who want — for whatever motivations — to remain anonymous.  As a result, there are limited circumstances in which states (Kentucky, for example) and cities (City of Cincinnati, for example) presently do require disclosure of ownership of LLCs and corporations that hold real property in their jurisdictions.

But, by and large, the beneficial ownership of closely-held corporations and LLCs is a “black hole” in terms of registration of the identities of owners of closely-held businesses and limited liability companies.

In a limited way, that anonymity comes to an end in one year according to a final federal rule issued in September:

  • As of January 1, 2024 the Corporate Transparency Act requires newly-formed LLCs and corporations to disclose information about their beneficial owners to the federal Financial Crimes Enforcement Network (FinCEN) within 30 days, and
  • Corporations and LLCs that existed prior to January 1, 2024 must make that same disclosure by January 1, 2025.

The reason for the new law, according to FinCEN, is “to crack down on illicit finance and enhance transparency…to stop criminal actors, including oligarchs, kleptocrats, drug traffickers, human traffickers, and those who would use anonymous shell companies to hide their illicit proceeds.”

FinCEN has also issued a proposed rule (to be finalized later this year) for sharing the information with other federal, state and local agencies.  From the proposed rule:

FinCEN’s proposal limits access to beneficial ownership information to Federal agencies engaged in national security, intelligence, or law enforcement activities; state, local, and Tribal law enforcement agencies with court authorization; financial institutions with customer due diligence requirements and regulators supervising them for compliance with such requirements; foreign law enforcement agencies, prosecutors, judges, and other agencies that meet specific criteria; and Treasury officers and employees under certain circumstances. FinCEN further proposes to subject each category of authorized recipients to security and confidentiality protocols that align with the scope of the access and use provisions.

In other words, the general public will not have access to beneficial ownership information filed with FinCEN, but it will be shared with state and local law enforcement as appropriate.

These rules will certainly call for the end of 100% anonymity for closely-held corporations and LLCs and a mandatory new federal filing requirement for each entity (presumably updated as ownership changes from time to time).  Whether it will change the way small businesses in America are substantively regulated is yet to be seen.

Please contact Eli Krafte-Jacobs (513.797.2853), Isaac Heintz (513.943-6654) or Casey Jones (513.943.5673) for more information on the Corporate Transparency Act and these new regulations or about your closely-held business issues generally.

1 2 3 6