Chiara Rawlins
Principal
When starting a new business venture all entrepreneurs require funding, and the most common form of funding is accessed by mortgaging the family home. In circumstances where the family home is jointly owned by a couple, both spouses will be required to grant the mortgage as security for the business venture. However, if the business venture subsequently fails and a trustee in bankruptcy is appointed over the estate of one spouse, the non-bankrupted spouse may be able to rely on the equitable right of exoneration to protect their interests.
The equitable right of exoneration is a legal claim relied on by a solvent co-owner to protect their interests from a bankrupt co-owner’s creditors.
It arises in circumstances where co-owners of a property mortgage their property for the sole benefit of one of the co-owners. As a result, the co-owner who does not receive a benefit is presumed to be entitled to be exonerated out of the other owner’s share.
In other words, it allows the non-bankrupted co-owner to claim that, because they received no benefit in guaranteeing the loan, the recovery of the loan should be enforced solely against the bankrupt co-owner’s interest in the mortgaged property.
This equitable principle is based upon the parties inferred intentions. However, fundamentally, if both parties obtain a benefit from the financing, then the doctrine will not apply.
The scenario below is a classic example of how the equitable principle operates. However, it is important to note that the principle is not limited to husbands and wives as it has also been applied to circumstances involving parents and children, siblings, friends, and business partners.
Imagine that a husband and wife own a house worth $2 million as joint tenants. The husband starts a business as a sole trader, which the wife has no direct financial interest in. To get the business off the ground, the husband seeks debt financing by applying for a bank loan in the sum of $1.4 million.
To secure repayment of the loan, the bank requires the husband to mortgage the family home. However, because the house is owned by the couple as joint tenants, the mortgage cannot be granted solely by the husband. Therefore, the husband asks his wife to guarantee the loan, which she reluctantly agrees to do in order for the mortgage to be granted.
Unfortunately, the husband is unsuccessful in his business venture and defaults with $2 million owing to creditors (including the $1.4 million owed to the bank). A trustee in bankruptcy is subsequently appointed over the husband’s estate and the bank attempts to recover the $1.4 million by selling the family home through a power of sale. Alternatively, the trustee in bankruptcy seeks an order from the Court permitting the trustee to sell the property in order to allow the trustee to recover the husband’s share of the net equity in the property.
In either case, as the registered first mortgagee, the bank recovers their $1.4 million loan from the proceeds of the sale.
This leaves $600,000 remaining for distribution. But who is entitled to it, the husband’s trustee in bankruptcy, or the wife?
Upon the husband’s bankruptcy the joint tenancy is severed at law, and the remaining net proceeds of the sale ($600,000) are split on a 50/50 basis and held by each party as tenants in common in equal shares. That is, the husband’s trustee in bankruptcy gets $300,000 and the wife gets $300,000.
However, the wife can then claim that, since the mortgage was used wholly for the benefit of her husband and his business, she has an equitable right of exoneration. Meaning that, the husband’s share of the net equity (being $300,000) is not available to creditors, as it is subject to a charge securing the wife’s right of exoneration from liability for the loan.
Consequently, subject to any other higher ranking secured creditors, a successful claim will entitle the wife to receive the husband’s $300,000 share ahead of the trustee in bankruptcy, resulting in the wife receiving the entire net equity of $600,000.
Individuals who may potentially be exposed to personal liability for any claims or losses incurred by a business such as sole traders, partners in a partnership or directors of companies, should consider implementing, at first instance, simple asset protection measures. These measures could be effective in protecting personal assets from creditors including any equity that remains exposed in the family home.
To achieve maximum asset protection for the family home, we recommend that you seek legal advice in relation to the implementation of a simple 3 step procedure which we have discussed in our previous article.
If you require assistance or advice in implementing asset protection strategies, debt financing or debt structuring please contact Terry McCabe or Danton Stoloff from McCabes’s Corporate group. McCabes has extensive experience in advising on and implementing bespoke asset protection strategies.
This article is not legal advice. It is intended to provide commentary and general information only. Access to this article does not entitle you to rely on it as legal advice. You should obtain formal legal advice specific to your own situation. Please contact us if you require advice on matters covered by this article.