Lawyers to face price-fixing challenge

Cyprus lawyers face price-fixing challengeA NEW organisation calling itself ‘Fairness in Fees’ is preparing to challenge what it says is a price-fixing practice followed by lawyers in Cyprus.

The London-based group has commissioned competition law expert Robert O’Donoghue, of Brick Court Chambers who argues that the Cyprus Bar Association’s (CBA) so-called minimum fee regulations – a set of rules mandating the minimum lawyers can charge for out-of-court cases – are in clear breach of the price-fixing and cartel provisions of Article 101 of the European Treaty and therefore of European law.

“The minimum fee regulations set out formulae for calculating lawyers’ fees irrespective of the time spent or the complexity of the matter,” said Fairness in Fees founder George Lambis.

“This is believed to be unique within the EU.”

Under the CBA’s regulations, a straight-forward out-of-court execution of a will in which property of €1 million is to be distributed among the beneficiaries would incur €56,000 in legal fees.

Similar work in the UK, for example, would likely incur no more than €5,000 in fees.

Article 101 of the Treaty on the Functioning of the European Union (the ‘Treaty of Rome’) prohibits all “decisions by associations […] which may affect trade between Member States” and which aim the “prevention, restriction or distortion of competition within the internal market”.

“In particular, those which directly or indirectly fix purchase or selling prices or any other trading conditions,” the article states.

Fairness in Fees plan to submit a formal complaint to the European Competition Commission (ECC), whose decision will take a few months.

A favourable ruling by the ECC would render all fees calculated under the Cyprus Bar Association’s regulations null and void and refundable to clients, whether Cypriots or expats. In the absence of a statute of limitations, claims can be made without a time limit restricting them.

Further, members of the public could bring actions for recovery and overpaid fees against lawyers who have overcharged them.

But just as importantly, the Cyprus Bar Association “risks being fined 10 per cent of its annual income by the European Commission for price fixing”.

“Individual lawyers and legal practices could be similarly fined,” Fairness in Fees claimed.

The CBA had no comment on this issue.

“This is a complex issue, for which there is no straight-forward answer,” a Cypriot lawyer told the Sunday Mail.

“I am inclined to say there is no price-fixing in this context. In actual fact, competition in Cyprus is not hindered because there is no price ceiling, so one lawyer can charge, say, €100, while another may charge €1,000.”

Furthermore, he added, minimum legal fees are hardly unique to Cyprus, though he was unable to definitively state other EU countries in which they are in effect.

The lawyers’ obligation to maintain the CBA-mandated minimums isn’t cast in stone, either, he said.

“There are fee minimums set by the CBA, and charging less than that is technically a breach of the regulations,” he said.

“But such breaches are overlooked. I can’t imagine anyone facing disciplinary indictment for charging less than the minimums.”

Cyprus law bestows the CBA with the right to “set lawyers’ fees for out-of-court cases”, which means, of course, that lawyers found non-compliant with its regulations regarding minimum fees could face disciplinary measures.

Meanwhile, the regulations by definition exclude practices which are commonplace elsewhere in Europe.

“All of the figures in the minimum fee regulations applied by the CBA are higher than nil whilst lawyers in the EU – including the UK – will (and routinely do) charge nothing for their time,” said Lambis.

“Examples are free initial consultations, time which is written off, and pro bono work.”

In fact, the CBA regulations only set a minimum of fees that must be charged (while fees charged can actually be higher than the minimum), but as far as regulated markets go, a price floor on legal fees is bound to cause distortions.

That’s fine, the unnamed lawyer told the Cyprus Mail.

“Hiring counsel from another EU country is not forbidden,” he said.

According to a 2007 country report published in the European e-Justice portal regarding transparency of legal costs in Cyprus, “the trend is that more and more young lawyers choose to deal with out-of-court work, because it is considered to bring a lawyer much more income than court disputes, within a much shorter period of time and with much less effort”.

The trend could, perhaps, be indicative an imbalance in the level of minimum fees charged for each of the two types of legal work.

Fairness in Fees welcomes all parties interested in participating in challenging out-of-court legal fees in Cyprus to email [email protected] as soon as possible.

Trapped buyers apply for title deeds

Cyprus Title Deeds protestSOME 4,000 applications have been filed so far by people who paid for their property but did not have a title deed, either because it was mortgaged by the developer, or the state could not go ahead with the transfer because of outstanding taxes, head of the land registry Andreas Socratous said on Friday.

The law aiming to resolve the problem faced by thousands of buyers, foreign and local, was passed on Thursday, September 3, and came into force the next day after its publication in the Government Gazette.

The matter concerns some 78,000 cases of buyers who either do not have a title deed for various reasons or the property has not been transferred to their name.

The law aims to sort out the mess created by the failure to issue title deeds to people who paid for the property, either because the property was mortgaged by the developer, or the state could not go ahead with the transfer because of outstanding taxes.

Since developers’ land and buildings are counted as assets that need to be offset against their debt to banks, this gives lenders a claim on people’s properties that had been mortgaged by developers.

The law grants the head of the land registry department the authority to exempt, eliminate, transfer and cancel mortgages and or other encumbrances, depending on the case and under certain conditions.

The entire process takes around four months, provided local authorities issued the necessary certificates first.

Socratous urged municipalities to expedite their procedures.

“For the entire procedure to be completed, it goes without saying that first the title deed must be issued and to issue the deed the necessary certificates must be provided by municipal authorities and district administrations,” Socratous said.

“Local authorities must expedite the issuance of certificates that concern such cases so that people can benefit quickly,” he added.

To be able to apply, buyers must prove they have either paid the seller in full or only a small amount remained outstanding. Also, the sales contract must have been submitted to the land registry.

Further reading

For a guide to applying for the Title Deeds to the property you purchased, please see Apply for your Title Deeds now.

Cyprus tops bad property loans chart

CYPRUS is in the worst position among countries in Europe as regards impaired real estate loans, according to KPMG’s Property Lending Barometer 2015, released yesterday.

According to the report, the global economic crisis had a serious impact on the financing of the real estate sector. During the years of the crisis the proportion of impaired real estate loans were increasing in Europe.

The highest proportion of impaired real estate loans among European economies included in the survey was recorded in Cyprus with 70%. A percentage of 59% corresponds to serious impairments and 11% to minor impairments. Only 30% of real estate loans were fully compliant in Cyprus.

Banks in Croatia and Serbia also have a high proportion of impaired loans with 64% and 55% respectively.

In contrast, the highest rate of fully compliant real estate loans is recorded in Sweden (99%), the Czech Republic (98%), in Germany (94%) and the Baltic region (Estonia, Lithuania, Latvia) (90%).

The report notes that banks in the less established markets, which include Cyprus, are still facing difficulties caused by the sizeable proportion of non-performing loans in their loan portfolios. However, it is added that the banks have different options when dealing with these loans, such as restructuring, foreclosing or selling these non-performing loan (NPL) portfolios.

The majority of the bank representatives interviewed for this survey still think that through restructuring they can successfully manage the majority of their impaired real estate loans.

On average, banks indicated that approximately 60% of their impaired loans may be managed through restructuring. The answers suggest that rescheduling or restructuring of loans is still a preferred approach by banks to manage problematic loans.

In Cyprus, banks think that 58% of problematic loans may be managed successfully through restructuring. The corresponding percentage for Greece is 68%.

Banks in less established economies are more inclined to dispose of part of their loan portfolios, as on average almost 60% of the banks in these markets indicated their willingness to do so.

All of the surveyed banks in Greece, Cyprus and Croatia stated that they are considering selling part of their commercial loan portfolios in the next 12-18 months.

Criteria for successful restructuring

The survey also identifies the most important criteria in terms of successful restructuring. Overall, banks’ answers remained consistent with those of last year.

The primary precondition for any restructuring is co-operative behaviour on the part of the borrower.

If banks see that there is appropriate cooperation from the borrower then they consider the business model and the quality of the asset as the most important criteria when it comes to restructuring.

The availability of additional equity remained the third most important factor during a restructuring.

Similarly to last year, the availability of additional collateral and the opportunity to increase the bank’s margins were the least important for banks.

The answers show that banks have similar views on the criteria for successful restructuring regardless of the size and risk profile of the market in which they operate.

As noted in the report, the survey aims to provide an analytical overview of the current approach of banks to real estate financing in Europe.

The data for the survey was primarily collected through in-depth interviews with bank representatives and via online questionnaires.

Depending on the organisational structure, interviewees were the heads of real estate, project financing or risk management departments.

Banks were selected from among the leading financial institutions operating in each individual country. The survey participants included over 90 banks, all of which were active in the real estate market in Europe over the last year.

Data collection for this survey took place during the period May-July 2015.

Further reading

KPMG’s Property Lending Barometer 2015

Moody’s warns of CHF moral hazard

Moody's CHF moral hazardFORCED conversion of Swiss franc mortgages would create a moral hazard and make restructuring of non-performing loans (NPLs) more challenging, Moody’s ratings agency said on Monday.

According to a Central Bank report submitted in parliament, conversion of these mortgage loans to euros at the proposed rates, would cost Cypriot banks €250mln in losses.

“But the bigger credit negative is the moral hazard that the proposal creates among borrowers of the much larger amount outstanding of euro-denominated mortgages,” the agency said.

The proposal makes the banks’ restructuring of their high stock of NPLs more challenging as it would encourage all mortgage borrowers to delay loan restructuring in hope of more debt relief.

It would also delay the recovery of Cypriot banks’ profitability since they would likely continue to be loss-making for a fifth consecutive year, Moody’s said.

Cypriot banks face a large stock of problem loans, with the ratio of NPLs to gross loans as of June 2015 at 52.7 per cent for Bank of Cyprus and 54.9 per cent for Hellenic Bank

The Bank of Cyprus, with a €1 billion portfolio of Swiss franc loans, has the highest exposure among banks operating in the country.

Bank of Cyprus would face losses of around €147 million and Hellenic Bank around €11 million

Given the relatively high median net wealth of individuals, which was €266,900 in 2010 – the latest data available -, according to the European Central Bank, and the high savings rate in the country averaging 19.7 per cent before the financial crisis, “we believe 10 per cent to 20 per cent of delinquent small and midsize enterprise and retail borrowers are strategic defaulters that have the capacity to repay but opt not to do so.”

The banks’ progress in restructuring NPLs has been slow, and although Moody’s expects that the recently amended legal framework expediting auctions of foreclosed assets will support banks’ restructuring efforts, the framework has not been tested yet.

New expectations for major projects

cyprus major projects investmentIMPROVEMENTS in the macroeconomic and financial environments are reviving the hopes for the sale of 28 major development projects in Cyprus.

Interest for these projects seems to be increased compared to 2013, when many of them where in desperate need of foreign capital in order to proceed.

Besides, some big companies have already made steps to deleverage by disposing part of their assets.

Since 2013 the Shacolas Group has sold its participation in MTN (€ 58 million), its participation in the two airports (€ 57.8 million) and more recently the two malls in Nicosia (€ 77.4 million).

According to KPMG partner Costas Markides, who is responsible for international tax services, there are investments particularly in the tourist infrastructure and more specifically in the hotel sector.

The sale of Amathus and Le Meridien hotels to Russian investors are typical examples of the increased interest for investments in this sector.

The Cyprus Investment Promotion Agency which has increased efforts to promote Cyprus as an investment destination over the past months has identified serious interest on behalf of investors.

The Agency is presenting projects to prospective investors from around the world.

A list of investment opportunities available on the website of the agency presents 28 large scale development projects available to interested investors which include housing and tourist developments projects with a special focus on previous planning for golf courses and marinas. There are also projects in the areas of health, education and energy.

Project Name Location
Aristo Eagle Pine Golf Resort Ayios Amvrosios, Paramali and
Sotira villages, Limassol
Aristo Venus Rock Golf Resort Ha Potami, Kouklia Village (Paphos)
Athena Medical Center Nicosia
Berengaria Hotel Spa Prodromos village (Troodos Mountains)
Del Mar Limassol sea front
EDUC.POLE Palodia area Limassol
Elea Estate Paphos
First Electric Ltd Larnaca District
Gardea Private Medical Resort Limassol
Helios Cyprus Cyprus
Leptos Coral Bay Integrated Resort Coral Bay (Paphos)
Leptos Marina Residences Limassol
Leptos Group Project Neapolis Paphos
Limassol Greens Golf Resort Fasouri (Limassol)
Limassol Marina Limassol
Limassol Landmark Limassol
Limni Bay Limni area, Chrysochou Bay, Paphos
Lord Byron Towers Nicosia
MedLife Village Droushia Village (Paphos)
Minthis Hills Resort Paphos
Nicosia City Mall Nicosia
Pafilia Tower Limassol
Santa Barbara Hills Park Agia Varvara (Paphos)
Santa Roza Tower Nicosia
St. Elisabeth Golf Resort Ayios Amvrosios (Limassol)
The Continent Resort Paphos
Vasa Golf Resort Vasa Kellakiou (Limassol)
Waterfront – Marina and Port Larnaca Larnaca

Asia, Middle East, Russia, USA

Mr. Markides, explaining that foreign investors see Cyprus with a more positive eye now, referred to the county’s geographical position, since Cyprus is a factor of stability in the unstable region of the Eastern Mediterranean, as he said, and to the political developments taking place in this region.

As he noted there is huge interest even for the acquisition of entire complexes and for projects that are still on paper or under construction.

“Investor interest not only has reached a higher level since before the haircut, but now it concerns larger scale investments than before” he said, stressing the significance of interest coming from markets such as the USA, the Middle East, Russia and China.

A new market for attracting possible investments is India.

President of the Association of Large Developments Andreas Demetriades also said today, following a presentation of the association’s projects in India, that Cyprus’ geographical position, coupled with the attractive legal and taxation system alongside other parameters such as quality of life and modern infrastructure, make it one of the most attractive investment destination in the world.

Large development projects, privatizations and research for oil and gas in the region, he added, have placed Cyprus in the centre of investor interest from the USA, Asia, Russia and the Middle East.

Mr. Markides noted that the need for Cypriot enterprises to deleverage, that is to repay loans to the banks, coupled with the unprecedented lack of liquidity observed after the events of 2013, is a key reason for making such investments now.

The haircut has left many people without available liquidity however, as Mr. Markides said, investors see it as a one off event and think that Cyprus has escaped once and for all from the dangerous situation it went through.

“They perceive Cyprus as a destination for investment opportunities” he added.

Building permits July 2015

THE NUMBER of building permits authorised in July 2015 stood at 479 compared with the 449 authorised in July 2014; an increase of 6.7%, according to the latest figures from the Cyprus Statistical Service.

Compared with July 2014, the total area of these permits rose 39.6% to 89,551 square metres from 64,129, while their value increased 56.3% to €129.0 million from €82.5 million.

During July, building permits were issued for:

  • Residential buildings – 318 permits
  • Non-residential buildings – 107 permits
  • Civil engineering projects – 16 permits
  • Division of plots of land – 31 permits
  • Road construction – 7 permits

During the first seven months of 2015 the number of building permits authorised for both residential and non-residential projects has fallen by 1.2% to 2,974 compared with the 3,009 authorised in the same period last year, while their value has risen by 24.6% to €641.5 million and their area has increased by 19.9% to 547.6 thousand square metres.

New home construction

The 318 residential building permits approved in July provided for the construction of 337 new dwellings comprising 140 single dwellings and 196 multiple dwelling units (such as apartments, semis, townhouses and other residential complexes).

This is an increase of 71.9% compared with July 2014 when building permits were issued for the construction of 196 new dwellings.Building permits July 2015

According to the Cyprus Statistical Service, building permits constitute a leading indicator of future activity in the construction sector.