Acknowledgement of debt containing all the necessary terms for a valid acknowledgment of debt
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Additional Clauses for Sole Agency Agreement Providing as to Contracts Concluded on behalf of the Principal and also as to Purchase by Agent on Own Behalf
The law of agency in South Africa is predominantly regulated by
common law, and the Consumer Protection Act, 2008 (“CPA”). There
are further requirements imposed by legislation in South Africa which
relate to specific transactions and in particular those concluded by
agents.
Common law still remains the primary regulator of the law of agency
in South Africa.
The Common Law
The common law recognizes two “types” of relationships between
agent and principal, namely, a relationship of representation and a
relationship of mandate.
In a relationship of representation, the agent is entitled to perform
juristic acts on behalf of the principal, and, as such, acts as the
representative of the principal. In order to do this, the agent requires
authority to so act, which may arise from:
(a) a unilateral grant of authority from the principal (express, tacit
or implied); or
(b) by operation of law.
The extent to which the agent may incur legal obligations on behalf of
the principal depends on the extent of authority granted.
A relationship of mandate involves a bilateral contract in which one
person (the mandatory), undertakes to perform some lawful task on
behalf of another (the mandator). The mandatory may be
remunerated, and the obligation to remunerate depends on the
contract of mandate between the mandator and mandatory. As a
general proposition, the mandatory is not the mandator’s
representative and therefore does not have the authority to incur
legal obligations on behalf of the mandator.
The role of the mandatory is thus limited to bringing about an
opportunity for the principal to enter into, vary, or terminate a contract
or a contractual obligation but the mandatory does not do so on the
principal’s behalf.
Modern commercial transactions are predominantly concluded
through representation agency relationships, as such the law detailed
below refers to the law governing such relationships unless the
context indicates otherwise.
Any agency relationship must not contemplate conduct by the agent
that is against the law, immoral or contrary to public policy. To the
extent that an agreement contemplates such conduct, it will be void.
The common law distinguishes between general and special agents.
A general agent is an agent who is authorized to act for a principal in
all transactions of a particular nature, or in all matters concerning a
particular business, or in all transactions that the principal could
perform personally. On the other hand, a special agent is an agent
who is engaged by a principal for a particular transaction or a
specific, limited purpose. Once this purpose has been achieved, the
agent’s authority will automatically terminate.
The CPA
The definition of “franchise agreement” under the CPA is broad
enough in scope and includes the type of transactions and
contractual terms which are sometimes included in agency and
distribution agreements.
Thus an agency agreement may, if certain restrictive provisions are
imposed on an agent, constitute a “franchise agreement” as
contemplated by the CPA. As such, provisions which allow the
principal/supplier to dictate and impose inter alia business conditions
and reporting obligations on an agent/distributor, could find
themselves in a deemed franchise relationship and in turn attract
additional obligations to their agents/suppliers in turn.
Formal Requirements
Certain additional requirements are required for specific transactions
under the applicable governing legislation. In terms of the Alienation
of Land Act, 1981 in order to alienate land via an agent, the agent
must have authority in writing. Furthermore, the actual alienation of
land must be contained in a deed of alienation signed by the parties
thereto (or the agents with written authority). If either of the above
requirements are not met, the purported alienation is void.
The General Law Amendment Act, 1956 which governs suretyship
agreements, holds that no suretyship agreement will be valid unless it
is concluded in writing. However, the authority of the agent to
conclude such an agreement need not be in writing.
If an agreement does not fall within the aforementioned categories,
the principal may confer authority to the agent either orally or in
writing and the agent may conclude any agreement, within the
authority conferred, either orally or in writing.
However, it is advised, for any transaction, that both the conferring of
authority and the agreement be reduced to writing in a formal
agreement. This allows for the principal to clearly define the extent of
the agent’s powers as well as the terms of the appointment in a
manner which substantially reduces the risk of a potential dispute.
Individual/Corporate Entity
An agent may be either an individual or legal entity. In light of the
broad definition of an “employee” under the South African Labour
Relations Act, it is important that the formal agreement which gives
rise to the agency relationship plainly illustrates that the relationship
between the parties is one of principal/agent and not
employer/employee.
Exclusive/Non-Exclusive
There are no restrictions on the ability of a principal to appoint an
agent on an exclusive or non-exclusive basis. If this issue is not dealt
with in the agency agreement, the agent will be deemed non-
exclusive.
Given that the essence of an agency agreement is the conferral of
the principal’s peculiar powers onto an agent, the principal is entitled
to determine the extent and exclusivity of the powers so conferred.
Duties of an Agent
The agent has a number of obligations towards the principal when
performing under the agreement.
The agent must ensure that they personally carry out the terms of
their agreement with the principal. The agent is not entitled to
delegate the task to another without the principal’s consent. Any
permitted delegation will not give rise to privity of contract between
the principal and the sub-agent, although the sub-agent will still owe
fiduciary duties to both the principal and agent separately.
Conferral of Authority
Authority can be conferred from the principal to the agent in three
ways:
(a) expressly granted;
(b) tacitly granted; or
(c) implied by law.
Authority can be expressly granted orally or in writing, except where
legislation specifically says that authority must be granted in writing.
Authority may also be tacitly granted if a grant of authority can be
inferred from the principal’s words, conduct and the surrounding
circumstances.
Termination
Formal Requirements:
The authority of an agent may be terminated in the following ways:
(a) the source of the authority ceases to exist;
(b) performance;
(c) effluxion of time;
(d) principal’s death, insanity, insolvency;’
(e) the agent’s death or insanity;
(f) the special relationship granting authority ends;
(g) if authority derives from a contract, via the ordinary rules of
contract governing termination; and
(h) through revocation or renunciation.
The relationship of principal and agent terminates when both parties
have fulfilled all their obligations, either entirely or substantially.
The Common Law
The South African common law places great emphasis on privity of
contract, affording the parties the right to contract on their own terms,
within the confines of public policy. To this end, a valid and binding
contract is created when agreement is reached, orally or in writing, on
the basic terms of the agreement at hand. The common law does not
provide for distribution agreements specifically. Instead, the general
principles of contract apply to distribution agreement .
The Consumer Protection Act
The CPA seeks to provide protection to “consumers” from abuse by
“suppliers.”
As a general point of departure, the CPA imposes certain formalities
in respect of all transactions that qualify as being subject to the CPA.
This includes that all agreements must be in writing and must to be
written in plain and understandable language. In the context of
distribution agreements, plain and understandable language would
be that which is understood by people within the industry, of average
literacy skills and minimal experience.
The CPA further prohibits unfair, unjust and unreasonable terms, and
prevents the supplier from requiring a consumer, or other person to
whom goods or services are supplied at the direction of the
consumer;
(a) to waive any rights;
(b) assume any obligation; or
(c) waive any liability of the supplier, on terms that are unfair,
unreasonable or unjust.
Furthermore, such terms may not be imposed as a condition of
entering into a contract. As such, any terms in an agreement,
including those terms relating to price and definition of the main
subject which are in breach of the above terms, would be subject to
legal challenge by the relevant consumer.
In addition, there are four types of clauses which must be brought
to the attention of the consumer in a conspicuous manner. These
include:
(a) exemption clauses;
(b) assumption of risk clauses;
(c) indemnity clauses; and
(d) acknowledgements of fact clauses.
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Additional clauses that could be used in the settlement agreement, such as pension clause and immovable property clause.
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Deed of adiation setting out the details of accepting to waive benefits from massed estate and stipulating that all the details have been explained clearly to the surviving spouse.
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Advertisement of Lost Certificate
Advertisement of Lost Certificate
If you have lost or misplaced your share certificates of any company,
you need to immediately inform the police and respective company, of
which you had the shares. You will be required to quote the folio number
and details of share certificates to the company for their reference
Certain steps should be followed by the shareholders and Company
when the Share Certificate of a shareholder is lost or misplaced:
Steps to be taken by Shareholders
Shareholders should take the following steps after the loss or
misplacement of their Share Certificate:
• the shareholder should immediately inform the company about
the lost or misplaced share certificate;
• the communication of the information can be done through a letter
to the address of the company, or an email can be sent to the
company. This serves as proof of keeping the company informed;
• the details of the lost or misplaced share certificate need to be
disclosed. This includes the name, address, folio number, and
share certificate number.
Steps to be taken by the Company
The Company should take the following steps after loss or misplacement
of a Share Certificate:
• once the information is received of the lost or misplaced share
certificate, the company should freeze the transfer for at least 30
days to prevent any fraudulent transfer or illegal proceeding of the
transfer.
• after completing the procedure of company registration, the entity
should guide the shareholder on the issue of a duplicate share
certificate once the shareholder’s identity is established.
What are the Documents Required for the Issue of Duplicate Share
Certificate?
The Documents required for the Issue of a Duplicate Share Certificate
are as follows:
• prepare an indemnity bond agreement on non-judicial stamp
paper.
• an affidavit is prepared on a non-judicial stamp paper.
• F.I.R should be filed with the police with full information on the lost
Share Certificate. The details required of the Share Certificate are
as follows:
1. name on the share certificate;
2. folio number on share certificate;
3. share certificate number;
4. the distinctive number of shares.
An advertisement should be published in the newspaper about the fact
of the lost share certificate.
There are companies which will take the ad charges and place the ad on
your behalf. This charge may vary from company to company. Or, at
times, a company may allow the share holder to publish the ad on his
own after obtaining the ad format from the concerned company. Then,
the copy of the ad is sent to the company as a proof.
Once this procedure is completed, a duplicate share certificate is issued
to the shareholder (if there is no objection to the same within the time
frame mentioned in the public notice).
While looking for right place to advertise the lost certificate in the
newspaper, the most important things to consider are the cost factor, the
ad design, creativity and the type of ads being placed.
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Affidavit in support of the application under I009 stipulating that the applicant is the owner and that the title deed has been lost or destroyed and reason thereof.
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Affidavit in support of form H004 whereby the details are set out in support of the application for certificate of registered title of an undivided share.
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Affidavit verifying loss of share certificate
Affidavit Verifying Loss of Share Certificate
A share certificate is legal proof of ownership of a company. It is a
signed document, signed by the directors of the company, and shows
information such as the name and surname of the individual, the identity
number of the person, residential address, the quantity of shares owned
and the actual share numbers owned.
Share certificates are not issued by CIPC the registrar of companies, nor
does CIPC keep track of the ownership of your company at the present
time. They keep track of directors, namely people responsible for the
company legally and appointed by the shareholders. Subsequently all
share certificates, share registers are supposed to be maintained by the
directors of the company in a company register.
The modern world is electronic. Many workplaces have gone paperless,
and even personal transactions are no longer confined to physical
document exchange. However, remnants of old systems and habits
remain and there are certain areas in which paper documents remain fairly
common. One of those areas is in the representation and trading of stock
shares.
By some estimates, there are as many as 50 million paper stocks
certificates remaining in circulation. Individual investors keep these
documents in various locations, ranging from organized files in a
safe-deposit box to cardboard boxes in the garage. No matter the system,
physical certificates are often misplaced or destroyed accidentally. In such
cases, the stockholder will need to replace the documents, a process that
starts with the completion of an affidavit of lost stock certificate.
Steps the Shareholder Must Follow if a Certificate Is Lost
Each company’s procedures may vary. However, there are some steps
that the shareholder must follow. First, the shareholder must describe
the loss and any facts surrounding the loss in an affidavit. Second, the
shareholder may be required to purchase an indemnity bond. The
purpose of the bond is to protect the corporation and the agent in case
the lost certificate is somehow redeemed by another party at a later
date. (Think of it simply as additional insurance).
When the necessary information has been provided and the necessary
steps are taken, a new certificate will be issued.
The Bottom Line
Losing a share certificate can be remedied by contacting the company's
investor relations department. This department will inform the
shareholder how to contact the transfer agent who can place a stop
payment on the shares and reissue a new certificate. The shareholder
may have to complete an affidavit and purchase an indemnity bond.
However, stock certificates are no longer needed in today's world of
electronic communication, and even if an investor loses their certificate,
they still own the shares.
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Agenda for general meeting
Under most constitutions an Annual General Meeting is a General
Meeting, although the definitions can sometimes make this a little
unclear. All meetings of the organisation are general meetings unless
they are extraordinary or special general meetings and have their own
special requirements.
It is important to remember that an AGM is another version of a general
meeting though specific matters, which are only dealt with once a year,
form the agenda.
There is any number of topics that will attract members and interested
parties. There is an aim to make the AGM itself done and dusted as
quickly as possible whilst noting that elections and constitution change
might take up some time.
Thereafter, it is normal to finish the event with a social activity: lunch,
drinks and snacks, including good networking time. Certain companies
also ensure that nametags are provided, which will generally make the
conversation flow more easily and increase networking productivity.
A company will publish the program well in advance so as to encourage
people to come and stay since it is presented as an occasion worth
attending.
The AGM Agenda
The agenda usually contains the following elements:
1. The welcome and apologies;
2. The Minutes of the previous AGM;
3. The President’s report;
4. The CEO’s report (if applicable);
5. Presentation of Financial reports;
6. All company constitution amendments (if any);
7. Elections;
8. Life Memberships (if any);
9. Appointment of the Auditor for the next financial year.
There is usually no general business item on the agenda though it can
be included to encourage discussion amongst those who have given up
their time to attend.
The agenda for an AGM can sometimes be a very speedy affair
especially if there are no or few elections. It is often worthwhile
considering having a speaker come along and talk on a topic of interest
whether it be someone who has successfully represented your sport or
club, someone who can talk about governance (always a crowd pleaser)
or perhaps some thoughts on marketing and strategic planning at a high
level, for the benefit of everyone whether on a club committee or sport
association board.
Who Attends AGM’s and Who has the Right to Vote
Attendees at AGMs include the directors of the organisation, its
members including life members and any guests who may be invited.
Only voting members may vote at AGMs. For most sports bodies the
voting members are, for clubs their members, for state sport
associations, their member clubs, and for national sport organisations,
their member states in an ordinary federated model.
Individuals who are members of clubs are not entitled to vote at their
company association AGM unless on behalf of their club. Life members
are not entitled to vote but are usually, as of right, entitled to attend and
to speak.
It is up to the board to decide who, other than voting members, is
entitled to speak at AGMs. In order to encourage attendance at what
most people usually think of as a very boring way to spend one’s time, a
decision may be made to allow any interested person to speak on a
topic though the vote remains with the voting members.
The directors or the organisation will attend, may speak but usually do
not vote.
The Minutes of the previous AGM
The minutes of the previous year’s AGM are presented for approval at
the next year’s AGM. They are not presented at a board meeting or any
other general meeting.
When a motion is put to approve and second the minutes only people
who were present at the previous AGM can move and second the
minutes and only those in attendance at the previous AGM can vote to
accept or approve the minutes.
It is uncommon to send draft minutes to those in attendance at the
meeting, in the manner of draft board minutes being sent to board
members within a week or two of the board meeting. Rather, the draft
minutes are sent with the notice of the next AGM which gives anyone
who wishes to, time to revise the draft minutes and then raise any
missing item or error at the AGM itself.
The annual report should contain, as a matter of record:
• The President/Chairman report;
• The Secretary/CEO report – sometimes it is appropriate for these
two to be combined;
• Board members, including any changes in personnel during the
period;
• Staff, including changes;
• Subcommittee and working group members;
• A summary of the strategic plan’s progress;
• Awards dinners and other social events with photos;
• Results from competitions;
• Programmes and projects run by the club/association;
• A list of members by category or class;
• Thanks and acknowledgement of sponsors and supporters;
• Anything else that is relevant to your organisation.
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Agent for Sale of Property by Private Treaty – Sole Selling Rights
Agreement between the owner and the agent who is appointed to find a purchaser for a certain property to be sold, detailing the agents duties and the owners obligation to accept the purchase, amongst other terms.
A private treaty (also known as a private sale) occurs when a property is
listed for sale with an asking price. Interested buyers make an offer to
the agent, who in-turn presents the offer to the seller.
The agent will negotiate individually with prospective buyers to achieve a
sale as close to the price as possible.
Unlike auctions or fixed date sales, private treaty sales usually do not
have a set date by which the property is to be sold.
Sole Selling Rights
This is an arrangement where a single agent is appointed to market a
property for sale. The agent will be entitled to a fee if there is any
disposal of the property while the agent’s agreement is in force,
regardless of who found the buyer or had negotiations with them.
Benefits of Appointing an Agent
A real estate agent may potentially help to facilitate a sale or purchase in
several ways, such as:
• giving the seller an idea of current market conditions
• advising the seller on when to sell their property, and at what
price
• facilitating any marketing/advertising of the property, such as
‘dressing’ the property for sale
• letting the seller know when an offer has been made and then
letting the prospective buyer know if the offer has been accepted.
Private Treaty
Sale by private treaty is the method employed by most estate agents.
Initially a marketing plan is prepared for the property which includes a
guide price and a discussion around marketing material (photography,
brochures and other marketing angles).
A guide price is an indicator of what a seller is willing to sell the property
for and is used to attract buyers and offers. If there is a lack of interest in
a property an agent will likely advise to reduce the guide price in an
effort to generate more interest.
Different types of properties require different methods to choose the
correct guide price, for example, a high-end luxury property that only a
handful of people may be interested in would typically be priced slightly
above the valuation level as only one serious buyer may be interested in
it. The higher guide price will give the agent more leverage while
negotiating with fewer interested parties.
A lower than expected guide price can help to stimulate interest and
encourage active bidding to often exceed expectations. Properties which
are priced too high can remain on the market too long and become
stagnant.
The estate agent will create the property listing on their website and
property portals and also circulate to any potential buyers who have
registered with them. The potential buyers may view the property and
submit an offer. Once an offer is received the agent will update other
interested parties to see if they would like to place an offer.
After the marketing period the agent will advise the property seller on
bids received and generally aim to select the top bidder or the one that is
most likely to close the sale. The agent may also advise to complete the
bidding process by way of ‘best & final bids’ thus ensuring the seller
receives the optimum price and can make an informed decision as to the
best candidate. Best and final bids would request all interested parties to
submit their best and final offer by a certain date and time to include any
specific conditions and evidence of funding.
Once the seller accepts an offer the agent will request a booking deposit
from the buyer (this is fully refundable until contracts are signed), and
issue a sales advice note to the buyer, seller and both of their solicitors
outlining the terms of the sale. The solicitors then commence the
conveyancing process of the sale. It is the agent’s responsibility to
ensure the buyer completes a survey and bank valuation (if required) as
soon as possible. The property can then move to a status of ‘sale
agreed’.
Advantages of Selling a Property Through Private Treaty:
Opportunity for a quick sale
As soon as a private sale property goes on the market agents can start
to receive offers. Auction campaigns normally run for four to six weeks,
but a popular property being sold via private treaty/private sale, can sell
within a few days after hitting the market.
Greater flexibility
Allows more flexibility in determining the final price and negotiating with
each buyer. Agents with less time pressure may lean towards a private
sale.
Time to negotiate
As the agent you have more time to make a decision and negotiate the
price and terms and conditions of the sale. As there is less emotion
decisions can be made more thoughtfully.
More price certainty
Private treaty sale gives the agent greater control over the final price.
Unlike an auction which hands control to the market for the sale, a
private treaty/private sale campaign gives the agent more time to
consider whether they will accept, decline or negotiate an offer.
Buyers often prefer this method as they know how much the seller wants
Privacy
Offers the opportunity for private negotiation of the price between the
buyer and the agent, and enables the agent to withhold sensitive
information, such as the sale price, from the public.
Setting an asking price
The best way to set the asking price is in consultation with your real
estate agent.
Your agent would have presented you with a market appraisal figure
earlier in the campaign which is a good starting point. However, over the
duration of the sales campaign, markets can shift, and prices can
change.
Additionally, your agent has been hosting open homes and talking to
potential buyers about the property and gauging interest. They are best
equipped to help steer you on a suitable market led asking price.
Receiving offers and negotiating a sale price
Offers to buy your property will be presented in writing to your real estate
agent. Your agent will then discuss each offer with you to determine if
you want to decline, accept or negotiate.
The agent is a skilled negotiator and will continue to negotiate a price as
close to the sellers asking price as possible.
Finalising the sale
If an offer has been accepted, the final step is to legalise the sale.
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