3 Factors To Getting A Car Loan With Bad Credit

In the last few years car loan financing has changed incredibly. The banks have tightened up lending, and people’s overall credit situations have worsened. Buying a new or used car is a big investment, so financing can be tricky! And there’s a few things you should know before going into a dealership and attempting to finance a new or used car — even if you have great credit!
What Car Loan Finance Companies Look For
When financing a vehicle, the rate, term, and therefore payments are going to be determined based on a few different factors. First, is credit bureau through either Equifax or Trans Union. Second, is the amount of investment YOU are making into the vehicle. And third, the vehicle itself. The worse your overall credit situation, the more the banks will scrutinize each piece of this puzzle. Let’s take a look at each piece to see how you can give yourself the best opportunity for automobile financing, even with bad credit.
1. Your Credit History
In years past, banks would lend car loan money based almost exclusively on your beacon score. Today, that’s totally out the window. Car loans today are based on previous comparable credit performance. What this means is, a loan officer will take a look at your credit history (you can see what that looks like by searching google for “free annual credit report”) and search for previous accounts that would be similar in financed amount and payment to the car you are looking to finance.
I’ve seen many customers who have not paid well on almost everything except previous auto loans, which they paid good on. And because those car loans and or other comparable payments were paid well, they got financed even though they had previous charge-offs, bankruptcy, a large amount of collections, and more. Often times these people had very very low credit scores, but their comparable credit was good enough to get a car loan!
On the other hand, if you haven’t paid other similar credit well at all, or had prior charge-offs, repossessions, or slow payments, it does make securing financing on a car a bit tougher. However, there are two other factors that weigh almost as heavily as your credit history, so don’t fret! Even with slow pays, repos, etc I have been able to secure financing on a new car for people who could satisfy a bank’s wants in the other two areas. Take a look:
2. Your Investment
Another area that banks take very seriously, whether you have good or bad credit, is what type of investment you are willing to make into the vehicle. This can either be a cash investment, or something that can be easily liquidated such as a trade-in vehicle that has equity in it. In general, cash weighs more heavily since it means that you are willing to put some skin into the loan. Remember, a car loan for a bank is a liability. They want to make sure that it will be repaid, and someone who puts any money — especially a significant amount of money, $2,000 or more — makes the loan less risky for them. The less risky a car loan is for a bank, the more likely they are to be free with their money and loan it to you.
I have seen many instances where a customer’s credit history was frankly terrible, and they had no comparable credit that was any good. But they had a significant cash down payment and/or equity in a trade-in vehicle, and so it lessened the risk of the loan and they got approved for auto financing. The same person without the cash investment in the loan would not get approved, simply because the bank won’t feel that the person seeking the loan, if they have poor previous credit experience, is willing to make all the necessary efforts to repay the loan. Banks like to loan money, but even more important is that the money they loan gets repaid in a timely manner. Having a cash investment helps the banks to feel sure this will be the case.
Remember, your investment is just one area that plays a part in getting approved for a car loan with bad credit. It is good to have a large cash investment, but one is not always required.
3. The Vehicle You Are Looking To Purchase
The bank is going to loan money to you which will be secured by a vehicle. So what type of vehicle it is, it’s average value, condition, miles, and who you’re buying it from all play a large part in what type of financing you can receive. Let’s look at each of these points individually:
Type of vehicle — matters because certain vehicles have lower risk factors than others. For example, loaning money on a fast sports car to a younger person carries a higher risk than loaning money on a minivan to a family of five. Because of this, if you have poor past experiences with car credit and not a large investment, but want a car that’s likely not very practical, a bank isn’t going to be as easy to lend money on that car as they will one which is more practical and suited for your needs. Also, newer cars are less likely to cause problems than older ones, so banks are more easy to lend money on a brand new vehicle and give a better finance rate, than on one that’s three or four years old.
Average Value — Different banks use different sources to gather information about a car’s value. The value determines how much can be financed on the vehicle and if any negative equity can be carried over to the next vehicle. Cars with a higher value or that hold their value better than others are easier to get financing on.
Condition — As mentioned earlier, the bank will be investing their own money into your vehicle, so if it’s not in good condition, it’s not likely something a bank will want to invest money into. This is why it’s typically better to buy from a dealer and banks give better rates to dealers, since there’s someone to stand behind the condition of the car.
Miles — The more miles a car has the more likely it is to have problems, and also therefore the less stable the value is on a car. For that reason, cars with lower miles — especially new cars with next to no miles — are easier to get financed on. If you have bad credit, the general rule of thumb is to stay away from cars with more than 60,000 miles. And on used cars, banks like to see it when customers opt for extended warranties to protect them from large future shop bills.
Who you’re buying it from — actually plays a larger part than you think. If you’re buying a car from a dealer, the bank knows that dealer is more likely and has better resources to stand behind the car than a private owner. Dealers also often offer extended warranties which help lower the overall risk. So it will be much easier to get financing through a dealer. Picking a larger new car dealership will also lend you a benefit, since they likely have good relationships with lots of banks that they can use to help you get financing.
The Bottom Line on Financing
The bottom line is, there are many factors to getting financed on a new or used car in Spartanburg — or anywhere! Get to know where you stand in each of these areas and you will have a better idea of what type of financing you are likely to receive on your next car purchase.
Credit Card Company Suing You? How to Respond

In some rare cases, although they are becoming more common as the financial sector continues melting down, a credit card company may not sell a defaulted debt to a collection agency. Instead, it may initiate a lawsuit against a borrower directly and attempt to get a default judgment and begin garnishing wages, attaching liens to property, or collecting on the debt in any other ways that the law allows.
Previously, this was an unheard of tactic for credit card companies to use against debtors. After all, the debt was unsecured and usually only for a few thousand dollars — less than a drop in the bucket for many banks. Hiring local attorneys to sue borrowers would usually cost more than the company was ever going to collect on the debt, so credit card companies simply wrote off the loan on their taxes and sold it for pennies on the dollars to a collection agency to pursue.
In recent years, though, state legislatures have made it easier for borrowers to be sued, have their property stolen, and even be put in prison if they are unwilling to cooperate with the civil lawsuit. Debtors who miss a court date may have a “bench warrant” or a “writ of attachment” put out for their arrest. County sheriffs deputies are then able to invade the person’s home or place of business and arrest them on site. They will either be held until the next court date or have to pay a cash bond of up to several thousand dollars.
Obviously, in many states, the banks’ appointed officials have overpowered the peoples’ elected officials. So, it is in the best interests of borrowers to defend against such tactics, legal and fascistic as they may be. Thankfully, this site and others can help prepare borrowers for what to do when they are served with a summons for a credit card lawsuit from an original creditor and how to answer the complaint. And even more promising is the fact that few lawsuits for unsecured debts are paid in full by borrowers, as long as they show up at the hearings.
Responding to the Summons
Responding to a complaint by a credit card company can be remarkable similar to responding to a foreclosure lawsuit. Debtors can immediately request more time by filing a Motion for Extension of Time, which will put the lawsuit on hold by an additional thirty days or so. This gives the borrowers more time to research the issues and prepare their answer.
But if the lender has violated certain laws or failed to follow the correct court procedures, debtors may be able to have the lawsuit dismissed without filing an answer. Especially depending on notice requirements for such a lawsuit and the bank’s failure to attach the original contract to the complaint, it may be worth filing a Motion to Dismiss the case based on these procedural failures. Just as when homeowners in foreclosure request the bank to “produce the note,” people being sued by credit card agencies can do the same.
Homeowners who have exhausted the possibilities on a Motion to Dismiss, though, will then have to file their answer to the summons and complaint. The best way to do this is to research the federal laws, beginning with the Fair Credit Reporting Act (FCRA). This act dictates how the bank can report negative information to the credit bureaus about accounts, and every violation of the Act can cost the bank $1,000. Borrowers have every incentive to research this law and pick out all of the relevant violations. Since these lending laws are almost impossible for creditors to follow, there will always be some violations.
Most of the time, simply by filing a Motion to Dismiss and then filing an answer to the complaint, borrowers can force the bank to accept kind of payment plan or settlement. Especially if there are enough violations of the FCRA or other laws that it would eliminate most of the lender’s debt anyway, it is in their best interests to end the lawsuit and settle. It is especially costly for creditors to sue people in court for unsecured debts, because the longer the case goes on, the more it is costing in attorney fees and banks often collect very little from borrowers on such defaulted credit card debts. They can also be discharged in Chapter 7 bankruptcy quite easily.
Debtors can also request the courts offer some sort of negotiation or arbitration between them and the original creditors. A judge can order the parties try and work out a deal to avoid further legal battles, and if the terms are agreeable to both parties, the lawsuit will be put on hold. Borrowers will have an opportunity to pay back a portion of what they owe and creditors will not be able to continue pursuing the lawsuit in court.
Very few cases involving foreclosure, collection agencies, or credit card companies ever go all the way to trial. The banks and borrowers almost always work out an agreement for less than the total amount the bank is requesting in its lawsuit, and debtors are happy to pay off a little bit to get the lawsuit out of the way. But even if the case does go to trial, homeowners can be prepared to defend their side of the story by researching what laws and procedures the bank has violated that voids its claims against the borrowers or at least offsets them severely.
Did the Bank Even Lend Any Money
One defense to a lawsuit brought by the original credit card company is worth mentioning here. It involves the so-called Jerome Daly defense, which argues that, because the bank creates the money for every credit card transaction out of thin air, there is no valid contract. For a contract to be valid, each party much put up some sort of consideration. Banks creating money out of nothing to make borrowers incur a debt does not count. Including this argument in the answer to the complaint may not work, depending on the judge, but it can always be included in a Motion to Dismiss the case.
Small Business Loans and Bad Credit

Do a search about business loans and bad credit and you will see result after result touting some way or another where you can fool the banks and lenders into giving you a business loan.
Follow those results and for the most part you will only end up poorer (paying those companies or individuals a fee) and still not getting the business loan you want or need.
Banks and lenders use credit histories and credit scores as a time saving measure. You request a loan, they pull your credit. If your credit is bad or below their threshold, they don’t waste anymore time on your deal request and can move on to other deals that have a better chance of getting funded.
I deal with entrepreneurs everyday that complain about how their bank or a private lender just won’t look at their deal because they have bad credit. I constantly hear the same thing:
“Why won’t they just look at the merits of my business and not focus so much on my personal credit as it is my business that will be paying the loan back!”
My answer is always the same:
1) That is how the financial markets work, and
2) If you want to get approved based solely on the merits of your business then find the right business loan that focuses only on the merits of your business.
Sounds simple and it really is.
Yes, there are business loans (and other types of business financing) that either do not look at your credit at all or if they do, do not place much weight on it (great for those credit scores that are borderline).
Let’s look at three examples:
1) Accounts Receivable (Invoice) Factoring: Your business writes an invoice for goods already shipped or delivered to your customer but you have to wait 10, 30, 60 days or more to get paid. Then, factor those invoices and get your cash today so that your business can pay its employees, suppliers or to complete that next job.
As your business has already completed the job and shipped the goods and is merely just waiting to get paid, the lender has no reason to even consider your credit history. Instead, they focus on the next cash event – which is your customer paying you. If your customer shows a strong promise to pay as agreed, then your loan request should be approved (without pulling your personal credit history).
2) Purchase Order Financing: Your business has already won over the customer and you have their job order in hand only to realize that your business does not have the cash on hand to purchase the materials and labor to complete that order.
Factor that job (purchase) order for up to 100% of the cash you need to complete it. When the job is done and you collect payment from your customer, you pay back the advance and keep the profits to be plowed back into the next deal.
Again, since your business has already demonstrated that it can win business, the focus of this loan approval is not based on your personal credit or the cash position of your company but in the next cash event – when your customer receives the completed order and pays you.
3) Business cash Advances: If your business accepts credit card payments from its customers, then your company could qualify for a business cash advance; based on your company’s ability to continue to get customers to purchase your goods and services.
Based on past results (your business’s past results and not your personal credit history), your firm could receive a cash advance to be used as working capital to re-stock inventory, pay employees, generate new business or whatever your business so desires.
And, since repayment of this advance (loan) is based on future cash flow from your credit card paying customers, these lenders are not that concerned with your personal credit scores but more concerned about your business’s ability to keep getting those paying customers in the door (which is what you wanted – a business loan based on your business results and future potential and not your past credit mistakes).
Now, while Business Cash Advance lenders place the onus of their loan/advance decision on your future cash flow potential, they may still pull your personal credit. The reason is that should your business shut down tomorrow, they want to be assured that you will still pay them back.
But, if your credit score is border line or just a bit below what a traditional lender requires, then a Business Cash Advance just might be the financing kick start your business needs.
These small business financing options were designed for businesses and business owners just like you – whether it is bad credit or a lack of cash flow or whatever reason a traditional lender states why they declined your loan request.
Thus, if you are one of the many that want a lender to focus their loan approval on your business and not on your credit, then seek the right business loan; a loan that has no reason to focus on your credit (as you and your business have already done the work) but focuses more on the merits and wherewithal of your company’s future potential.
So, the ball is in your court. Forget your credit score and get out there and get the business – show these lenders that your business can and has the potential to be something special and then use that potential to get the financing you need.
If bad credit is holding you back from getting the business loan your company needs, maybe it is time to step up to the plate and seek a loan that is more concerned about the abilities of your business and not solely on if you have made a few credit mistakes in the past.
In the end, it really doesn’t matter where that capital comes from as it all can be spent the same way – helping you grow your business into the success you know it can be.
Tax Avoidance and Tax Evasion Explained and Exemplified

Introduction
There is a clear-cut difference between tax avoidance and tax evasion. One is legally acceptable and the other is an offense. Unfortunately however many consultants even in this country do not understand the difference between tax avoidance and tax evasion. Most of the planning aspects that have been suggested by these consultants often fall into the category of tax evasion (which is illegal) and so tends to put clients into a risky situation and also diminish the value of tax planning.
This may be one of the prime reasons where clients have lost faith in tax planning consultants as most of them have often suggested dubious systems which are clearly under the category of tax evasion.
In this chapter I provide some examples and case studies (including legal cases) of how tax evasion (often suggested by consultants purporting to be specialists in tax planning) is undertaken not only in this country but in many parts of the world. It is true that many people do not like to pay their hard-earned money to the government. However doing this in an illegal manner such as by tax evasion is not the answer. Good tax planning involves tax avoidance or the reduction of the tax incidence. If this is done properly it can save substantial amounts of money in a legally acceptable way. This chapter also highlights some practical examples and case studies (including legal) of tax avoidance.
Why Governments Need Your Taxes (Basic Economic Arguments)
Income tax the biggest source of government funds today in most countries is a comparatively recent invention, probably because the notion of annual income is itself a modern concept. Governments preferred to tax things that were easy to measure and on which it was thus easy to calculate the liability. This is why early taxes concentrated on tangible items such as land and property, physical goods, commodities and ships, as well as things such as the number of windows or fireplaces in a building. In the 20th century, particularly the second half, governments around the world took a growing share of their country’s national income in tax, mainly to pay for increasingly more expensive defense efforts and for a modern welfare state. Indirect tax on consumption, such as value-added tax, has become increasingly important as direct taxation on income and wealth has become increasingly unpopular. But big differences among countries remain. One is the overall level of tax. For example, in United States tax revenue amounts to around one-third of its GDP (gross domestic product), whereas in Sweden it is closer to half.
Others are the preferred methods of collecting it (direct versus indirect), the rates at which it is levied and the definition of the tax base to which these rates are applied. Countries have different attitudes to progressive and regressive taxation. There are also big differences in the way responsibility for taxation is divided among different levels of government. Arguably according to the discipline of economics any tax is a bad tax. But public goods and other government activities have to be paid for somehow, and economists often have strong views on which methods of taxation are more or less efficient. Most economists agree that the best tax is one that has as little impact as possible on people’s decisions about whether to undertake a productive economic activity. High rates of tax on labour may discourage people from working, and so result in lower tax revenue than there would be if the tax rate were lower, an idea captured in the Laffer curve in economics theory.
Certainly, the marginal rate of tax may have a bigger effect on incentives than the overall tax burden. Land tax is regarded as the most efficient by some economists and tax on expenditure by others, as it does all the taking after the wealth creation is done. Some economists favor a neutral tax system that does not influence the sorts of economic activities that take place. Others favor using tax, and tax breaks, to guide economic activity in ways they favor, such as to minimize pollution and to increase the attractiveness of employing people rather than capital. Some economists argue that the tax system should be characterized by both horizontal equity and vertical equity, because this is fair, and because when the tax system is fair people may find it harder to justify tax evasion or avoidance.
However, who ultimately pays (the tax incidence) may be different from who is initially charged, if that person can pass it on, say by adding the tax to the price he charges for his output. Taxes on companies, for example, are always paid in the end by humans, be they workers, customers or shareholders. You should note that taxation and its role in economics is a very wide subject and this book does not address the issues of taxation and economics but rather tax planning to improve your economic position. However if you are interested in understanding the role of taxation in economics you should consult a good book on economics which often talks about the impact of different types of taxation on the economic activities of a nation of society.
Tax Avoidance and Evasion
Tax avoidance can be summed as doing everything possible within the law to reduce your tax bill. Learned Hand, an American judge, once said that there is nothing sinister in so arranging one’s affairs as to keep taxes as low as possible as nobody owes any public duty to pay more than the law demands. On the other hand tax evasion can be defined as paying less tax than you are legally obliged to. There may be a thin line between the two, but as Denis Healey, a former British chancellor, once put it, “The difference between tax avoidance and tax evasion is the thickness of a prison wall.” The courts recognize the fact that no taxpayer is obliged to arrange his/her affairs so as to maximize the tax the government receives. Individuals and businesses are entitled to take all lawful steps to minimize their taxes.
A taxpayer may lawfully arrange her affairs to minimize taxes by such steps as deferring income from one year to the next. It is lawful to take all available tax deductions. It is also lawful to avoid taxes by making charitable contributions. Tax evasion, on the other hand, is a crime. Tax evasion typically involves failing to report income, or improperly claiming deductions that are not authorized. Examples of tax evasion include such actions as when a contractor “forgets” to report the LKR 1, 000,000 cash he receives for building a pool, or when a business owner tries to deduct LKR 1, 000,000 of personal expenses from his business taxes, or when a person falsely claims she made charitable contributions, or significantly overestimates the value of property donated to charity.
Similarly, if an estate is worth LKR 5,000,000 and the executor files a false tax return, improperly omitting property and claiming the estate is only worth LKR 100,000, thus owing much less in taxes. Tax evasion has an impact on our tax system. It causes a significant loss of revenue to the community that could be used for funding improvements in health, education, and other government programs. Tax evasion also allows some businesses to gain an unfair advantage in a competitive market and some individuals to not meet their tax obligations. As a result, the burden of tax not paid by those who choose to evade tax falls on other law abiding taxpayers.
Examples of tax evasion are: ï?~ Failing to declare assessable income ï?~ Claiming deductions for expenses that were not incurred or are not legally deductible ï?~ Claiming input credits for goods that Value Added Tax (VAT)has not been paid on ï?~ Failing to pay the PAYE (pay as you earn a form of with holding tax)installments that have been deducted from a payment, for example tax taken out of a worker’s wages ï?~ Failing to lodge tax returns in an attempt to avoid payment. The following are some signs that a person or business may be evading tax: ï?~ Not being registered for VAT despite clearly exceeding the threshold ï?~ Not charging VAT at the correct rate ï?~ Not wanting to issue a receipt ï?~ Providing false invoices ï?~ Using a false business name, address, or taxpayers identification number (TIN) and VAT registration number ï?~ Keeping two sets of accounts, and ï?~ Not providing staff with payment summaries
Legal Aspects of Tax Avoidance and Tax Evasion Two general points can be made about tax avoidance and evasion. First, tax avoidance or evasion occurs across the tax spectrum and is not peculiar to any tax type such as import taxes, stamp duties, VAT, PAYE and income tax. Secondly, legislation that addresses avoidance or evasion must necessarily be imprecise. No prescriptive set of rules exists for determining when a particular arrangement amounts to tax avoidance or evasion. This lack of precision creates uncertainty and adds to compliance costs both to the Department of Inland Revenue and the tax payer.
Definitions of Tax Mitigation Avoidance and Evasion It is impossible to express a precise test as to whether taxpayers have avoided, evaded or merely mitigated their tax obligations. As Baragwanath J said in Miller v CIR; McDougall v CIR: What is legitimate ‘mitigation’(meaning avoidance) and what is illegitimate ‘avoidance’(meaning evasion) is in the end to be decided by the Commissioner, the Taxation Review Authority and ultimately the courts, as a matter of judgment. Please note in the above statement the words are precisely as stated in judgment. However there is a mix-up of words which have been clarified by the words in the brackets by me. Tax Mitigation (Avoidance by Planning) Taxpayers are entitled to mitigate their liability to tax and will not be vulnerable to the general anti-avoidance rules in a statute. A description of tax mitigation was given by Lord Templeman in CIR v Challenge Corporate Ltd: Income tax is mitigated by a taxpayer who reduces his income or incurs expenditure in circumstances which reduce his assessable income or entitle him to reduction in his tax liability.
Tax mitigation is, therefore, behavior which, without amounting to tax avoidance (by planning), serves to attract less liability than otherwise might have arisen. Tax Avoidance Tax evasion, as Lord Templeman has pointed out, is not mere mitigation. The term is described directly or indirectly by ï?~ Altering the incidence of any income tax ï?~ Relieving any person from liability to pay income tax ï?~ Avoiding, reducing or postponing any liability to income tax On an excessively literal interpretation, this approach could conceivably apply to mere mitigation, for example, to an individual’s decision not to work overtime, because the additional income would attract a higher rate of tax. However, a better way of approaching tax avoidance is to regard it as an arrangement that, unlike mitigation, yields results that Parliament did not intend.
In Challenge Corporation Ltd v CIR, Cooke J described the effect of the general anti-avoidance rules in these terms: [It] nullifies against the Commissioner for income tax purposes any arrangement to the extent that it has a purpose or effect of tax avoidance, unless that purpose or effect is merely incidental. Where an arrangement is void the Commissioner is given power to adjust the assessable income of any person affected by it, so as to counteract any tax advantage obtained by that person. Woodhouse J commented on the breadth of the general anti-avoidance rule in the Challenge Corporation case, noting that Parliament had taken: The deliberate decision that because the problem of definition in this elusive field cannot be met by expressly spelling out a series of detailed specifications in the statute itself, the interstices must be left for attention by the judges.
Tax Evasion Mitigation and avoidance are concepts concerned with whether or not a tax liability has arisen. With evasion, the starting point is always that a liability has arisen. The question is whether that liability has been illegitimately, even criminally been left unsatisfied. In CIR v Challenge Corporation Ltd, Lord Templeman said: Evasion occurs when the Commissioner is not informed of all the facts relevant to an assessment of tax. Innocent evasion may lead to a re-assessment. Fraudulent evasion may lead to a criminal prosecution as well as re-assessment.
The elements which can attract the criminal label to evasion were elaborated by Dickson J in Denver Chemical Manufacturing v Commissioner of Taxation (New South Wales): An intention to withhold information lest the Commissioner should consider the taxpayer liable to a greater extent than the taxpayer is prepared to concede, is conduct which if the result is to avoid tax would justify finding evasion. Not all evasion is fraudulent. It becomes fraudulent if it involves a deliberate attempt to cheat the revenue. On the other hand, evasion may exist, but may not be fraudulent, if it is the result of a genuine mistake. In order to prove the offence of evasion, the Commissioner must show intent to evade by the taxpayer. As with other offences, this intent may be inferred from the circumstances of the particular case. Tax avoidance and tax mitigation are mutually exclusive. Tax avoidance and tax evasion are not: They may both arise out of the same situation. For example, a taxpayer files a tax return based on the effectiveness of a transaction which is known to be void against the Commissioner as a tax avoidance arrangement.
A senior United Kingdom tax official recently referred to this issue: If an ‘avoidance’ scheme relies on misrepresentation, deception and concealment of the full facts, then avoidance is a misnomer; the scheme would be more accurately described as fraud, and would fall to be dealt with as such. Where fraud is involved, it cannot be re-characterized as avoidance by cloaking the behavior with artificial structures, contrived transactions and esoteric arguments as to how the tax law should be applied to the structures and transactions. Tax Avoidance in a Policy Framework We now turn from the existing legal framework in the context of income tax to a possible policy framework for considering issues relating to tax avoidance generally. The questions considered relevant to a policy analysis of tax avoidance are: What is tax avoidance? Under what conditions is tax avoidance possible? When is tax avoidance a ‘policy problem? What is a sensible policy response to tax avoidance?
What is the value of, and what are the limitations of, general anti-avoidance rules? The first two questions are discussed below What is Tax Avoidance? Finance literature may offer some guidance to what is meant by tax avoidance in its definition of ‘arbitrage’. Arbitrage is a means of profiting from a mismatch in prices. An example is finding and exploiting price differences between New Zealand and Australia in shares in the same listed company. A real value can be found in such arbitrage activity, since it spreads information about prices. Demand for the low-priced goods increases and demand for the high-priced goods decreases, ensuring that goods and resources are put to their best use. Tax arbitrage is, therefore, a form of tax planning. It is an activity directed towards the reduction of tax. It is this concept of tax arbitrage that seems to constitute generally accepted notions of what is tax avoidance. Activities such as giving money to charity or investing in tax-preferred sectors, would not fall into this definition of tax arbitrage, and thus would not be tax avoidance even if the action were motivated by tax considerations. It has been noted that financial arbitrage can have a useful economic function. The same may be true of tax arbitrage, presuming that differences in taxation are deliberate government policy furthering economic efficiency.
It is possible that tax arbitrage directs resources into activities with low tax rates, as intended by government policy. It is also likely to ensure that investors in tax-preferred areas are those who can benefit most from the tax concessions, namely, those facing the highest marginal tax rates. If government policy objectives are better achieved, tax arbitrage is in accordance with the government’s policy intent. Tax avoidance, then, can be viewed as a form of tax arbitrage that is contrary to legislative or policy intent. What Makes Tax Avoidance Possible? The basic ingredients of tax arbitrage are the notion of arbitrage, and the possibilities of profiting from differentials that the notion of arbitrage implies. This definition leads to the view that three conditions need to be present for tax avoidance to exist. A difference in the effective marginal tax rates on economic income is required. For arbitrage to exist, there must be a price differential and, in tax arbitrage, this is a tax differential. Such tax differences can arise because of a variable rate structure, such as a progressive rate scale, or rate differences applying to different taxpayers, such as tax-exempt bodies or tax loss companies.
Alternatively it can arise because the tax base is less than comprehensive, for example, because not all economic income is subject to income tax.
o An ability to exploit the difference in tax by converting high-tax activity into low-tax activity is required. If there are differences in tax rates, but no ability to move from high to low-tax, no arbitrage is possible.
o Even if these two conditions are met, this does not make tax arbitrage and avoidance possible. The tax system may mix high and low-rate taxpayers. The high-rate taxpayer may be able to divert income to a low-rate taxpayer or convert highly-taxed income into a lowly-taxed form. But this is pointless unless the high-rate taxpayer can be recompensed in a lowly-taxed form for diverting or converting his or her income into a low-tax category. The income must come back in a low-tax form. The benefit must also exceed the transaction costs. This is the third necessary condition for tax arbitrage.
o Since all tax systems have tax bases (The thing or amount to which a tax rate applies.
To collect income tax, for example, you need a meaningful definition of income. Definitions of the tax base can vary enormously, over time and among countries, especially when tax breaks are taken into account. As a result, a country with a comparatively high tax rate may not have a high tax burden (Total tax paid in a period as a proportion of total income in that period. It can refer to personal, corporate or national income. ) if it has a more narrowly defined tax base than other countries. In recent years, the political unpopularity of high tax rates has lead many governments to lower rates and at the same time broaden the tax base, often leaving the tax burden unchanged. )that are less than comprehensive because of the impossibility of defining and measuring all economic income, tax arbitrage and avoidance is inherent in tax systems. Examples of Tax Arbitrage/Avoidance The simplest form of arbitrage involves a family unit or a single taxpayer. If that family unit or taxpayer faces differences in tax rates (condition 1 above), and condition 2 above applies, then the third condition automatically holds.
This conclusion follows because people can always compensate themselves for converting or diverting income to a low tax rate. An example of such simple tax arbitrage involving a family unit is income splitting through, for example, the use of family trust. An example of simple tax arbitrage involving a single taxpayer is a straddle whereby a dealer in financial assets brings forward losses on, say shares, and defers gains while retaining an economic interest in the shares through use of options. Transfer pricing and thin capitalization practices through which non-residents minimize their tax liabilities are more sophisticated examples of the same principles. Multi-party arbitrage is more complex; the complexity is made necessary by the need to meet condition 3 above, that is, to ensure a net gain accrues to the high-rate taxpayer. In the simpler cases of multi-party income tax arbitrage, this process normally involves a tax-exempt (or tax-loss or tax-haven) entity and a taxpaying entity. Income is diverted to the tax-exempt entity and expenses are diverted to the taxpaying entity. Finally, the taxpaying entity is compensated for diverting income and assuming expenses by receiving non-taxable income or a non-taxable benefit, such as a capital gain.
Over the years many have indulged in numerous examples of such tax arbitrage using elements in the legislation at the time. Examples are finance leasing, non-recourse lending, tax-haven(a country or designated zone that has low or no taxes, or highly secretive banks and often a warm climate and sandy beaches, which make it attractive to foreigners bent on tax avoidance and evasion ) ‘investments’ and redeemable preference shares. Low-tax policies pursued by some countries in the hope of attracting international businesses and capital is called tax competition which can provide a rich ground for arbitrage. Economists usually favour competition in any form. But some say that tax competition is often a beggar-thy-neighbor policy, which can reduce another country’s tax base, or force it to change its mix of taxes, or stop it taxing in the way it would like.
Economists who favour tax competition often cite a 1956 article by Charles Tiebout (1924-68) entitled “A Pure Theory of Local Expenditures”. In it he argued that, faced with a choice of different combinations of tax and government services, taxpayers will choose to locate where they get closest to the mixture they want. Variations in tax rates among different countries are good, because they give taxpayers more choice and thus more chance of being satisfied. This also puts pressure on governments to be efficient. Thus measures to harmonize taxes are a bad idea. There is at least one big caveat to this theory. Tiebout assumed, crucially, that taxpayers are highly mobile and able to move to wherever their preferred combination of taxes and benefits is on offer.
Tax competition may make it harder to redistribute from rich to poor through the tax system by allowing the rich to move to where taxes are not redistributive. Tactics Used by Tax Evaders Moonlighting Tax evasion at its simplest level merely involves staying out of the tax system altogether. The Revenue deploys small teams of volunteer officers to carry out surveillance to track down moonlighters. Early success was followed up by the deployment of compliance officers in virtually every tax office. Revenue Investigation Officers routinely scan advertisements in local newspapers or shop windows and even before the advent of the modern personal computer they frequently had access to reverse telephone directories to track down moonlighters from bare telephone number details. They also study bank and other financial institutions deposit and loans databases, customs records, and star class hotel bookings for private functions and ceremonies to identify rich individuals who maybe evading taxes.
Non Extractive Fraud Alternatively it can arise because the tax base is less than comprehensive, for example, because not all economic income is subject to income tax. ï?~ An ability to exploit the difference in tax by converting high-tax activity into low-tax activity is required. If there are differences in tax rates, but no ability to move from high to low-tax, no arbitrage is possible. ï?~ Even if these two conditions are met, this does not make tax arbitrage and avoidance possible. The tax system may mix high and low-rate taxpayers. The high-rate taxpayer may be able to divert income to a low-rate taxpayer or convert highly-taxed income into a lowly-taxed form. But this is pointless unless the high-rate taxpayer can be recompensed in a lowly-taxed form for diverting or converting his or her income into a low-tax category. The income must come back in a low-tax form. The benefit must also exceed the transaction costs. This is the third necessary condition for tax arbitrage. Since all tax systems have bases that are less than comprehensive because of the impossibility of defining and measuring all economic income, tax arbitrage and avoidance is inherent in tax systems. This involves profit switches or timing differences, for example:
o Post dating Receipts
o Ante dating Expenditure
o Hidden Reserves
o Incorrect accounting of transactions such as showing an income as a payable.
o Stock manipulation Perhaps the most common place method seen in practice is the manipulation of stock to produce the desired “profit”.
It is not unknown for the evaders’ Accountant to be involved – putting at risk the livelihood and, if the amount involved is significant, personal liberty! The most blatant case of this kind is where the Accountant virtually treated this as year end tax planning. Based upon the formal disclosures made by the evader under the Hansard procedure to the Inland Revenue (in which he implicated the Accountant and in connection with an account in a false name also his Bank Manager), the following scene can be recreated: “Studying the draft accounts the Accountant did a quick calculation to work out what range of figures could be used for closing stock in hand without giving rise to suspicion. He then apparently discussed with the client the impact on net profit of reducing Closing Stock.
Arrangements were then made for the audit to take place and in the meantime some stock was moved off site! “The Accountant and Bank Manager who assisted the evader are both guilty of conspiracy to defraud – it matters not that they made no financial gain themselves. Extractive Fraud This might take the form of Suppressed receipts or inflated outgoings: Suppressed Receipts Typically these involve defected mainstream takings and often an undisclosed bank account. However the more resourceful evader may take advantage of special arrangements or unexpected receipts: Where the proprietor or director personally deals with some customers it may be possible for cheques to be made out in a manner which facilitates diversion. Alternatively cheque substitution may be used, such that the otherwise “off record sale” cheque is banked and an equivalent amount of “on record cash” is extracted.
It is not unknown for late cash payment of credit sales to bypass the bookkeeping system with the debt subsequently being written off as bad. Unexpected receipts always present a good opportunity for deflection. For example:
1. Scrap sales
2. Insurance or bad debt recoveries
3. Refunds, rebates or discounts
4. Returned goods sold for cash, disposal of fully written down assets and windfalls in general.
The evader may take advantage of a new business opportunity, which remains hidden, and off record. Examples of this seen in practice include:
1. the dentist with three practices of which only two were discloses
2. the off record sale of hitherto obsolete car parts to the burgeoning classic car market Inflated Purchases & Expenses Where the ability to deflect receipts is too difficult the evader might draw cash from the business bank account and disguise such withdrawals as some form of legitimate business expense. In practice this often involves the use of “ghost” employees or fictitious outgoings to cover such extractions. Fictitious outgoings have to employ the use of false invoices. These might take the form of altered invoices, photocopied or even scanned “blanked” versions of genuine invoices, completely bogus invoices or even blank invoices supplied by an associate.
Another approach seen in practice involved the use of a seemingly unconnected off shore company to raise invoices for fictitious services. To hide the true ownership of the off shore company the evader uses a “black hole” trust to hold the shares. Essentially this involved a compliant non-resident trustee and “dummy” settler – the trustee providing “stooge” directors as part of the arrangements.
Employment Tax Evasion Schemes Employment tax evasion schemes can take a variety of forms. Some of the more prevalent methods of evasion include pyramiding, employee leasing, paying employees in cash, filing false payroll tax returns or failing to file payroll tax returns. Pyramiding “Pyramiding” of employment taxes is a fraudulent practice where a business withholds taxes from its employees but intentionally fails to remit them to the relevant departments. Businesses involved in pyramiding frequently file for bankruptcy to discharge the liabilities accrued and then start a new business under a different name and begin a new scheme. Employment Leasing Employee leasing is another legal business practice, which is sometimes subject to abuse.
Employee leasing is the practice of contracting with outside businesses to handle all administrative, personnel, and payroll concerns for employees. In some instances, employee-leasing companies fail to pay over to the authorities any portion of the collected employment taxes. These taxes are often spent by the owners on business or personal expenses. Often the company dissolves, leaving millions in employment taxes unpaid. Paying Employees in Cash Paying employees in whole or partially in cash is a common method of evading income and employment taxes resulting in lost tax revenue to the government and the loss or reduction of future social benefits. Filing False Payroll Tax Returns or Failing to File Payroll Tax Returns Preparing false payroll tax returns understating the amount of wages on which taxes are owed, or failing to file employment tax returns are methods commonly used to evade employment taxes. Payments of Benefits These include free benefits such as personal entertainment, excessive allowances for foreign travel, provision of educational schemes (foreign education) to only preferred employees, car and driver paid by company etc are simple examples.
Conclusion
I hope that I have made clear the difference between doing things right and legitimately and in a fraudulent manner. Whether you are a taxpayer or a consultant it is important to make sure that you understand the nuances of good tax planning. Whilst it is understood that tax planning is becoming more difficult and there is only a thin line between what is right and wrong it obviously requires the expert to do the needful. However be careful not to be tricked by those who claim to be experts in tax planning when they are mere computational experts.
Warning About Buy Here, Pay Here Car Lots

Before you turn over your hard earned cash at a buy here pay here car lot, there are some things that you should know. This information will save you a lot of money, both right now and in the future.
You’re paying too much.
There’s no bank that’s regulating how much the car lot is charging you for the car. In many cases, buying from a buy-here-pay-here car lot is resulting in you paying thousands more for a car than it could ever possibly be sold for at a regular car dealership. On top of that, you’re paying thousands more in finance charges than you have to.
You don’t have to use a buy here pay here car lot!
You absolutely don’t. There are finance companies on the internet that specialize in helping people with horrible credit get into cars without even needing a down payment. You can save thousands of dollars on both the price of a car, your interest rate and your monthly payments if you just know what to do.
Regardless of your credit history… If you’ve had judgments, repossessions, bankruptcy or multiple bankruptcies, medical collections, tax liens, whatever. Who cares?
You can get financed and approved… for more car with lower payments. Lower payments are the result of a lower interest rate.
You know what the best thing about getting approved online is? You don’t necessarily have to buy from a car dealership. Having an approval letter from an online loan company means that you can go car shopping anywhere you want, including shopping for cars in your local newspaper for sale by private owner, which saves you from having to pay sales tax!
VA Home Loans and Guidelines For Bankruptcy and Foreclosures

I receive a lot of VA loan questions in regards to bankruptcies (BK) and foreclosures. Most of the time the questions are determining how long a borrower has to wait after their bankruptcy before they become eligible for a VA loan? Or is there anything they can do while they wait to help their chances of getting approved for a VA loan once the waiting period is up. So let’s dig in because as of right now the VA underwriting guidelines are much more flexible than conventional or FHA loan guidelines.
Chapter 7 Bankruptcy
First, a chapter 7 bankruptcy involves a complete discharge of debtors. Once the petition is file and accepted by the court and the BK is finalized the borrower is released from liability from the creditors. Generally, with a chapter 7 bankruptcy the VA underwriting guidelines require a 2 years waiting period from the discharge date of the bankruptcy before financing becomes available. There are, however, certain uncontrollable circumstances such as medical conditions or job loss that allow for financing 1 year after the discharge date but these are very rare. To contrast this with conventional guidelines at the time of the article Fannie Mae is now requiring a 4 year waiting period after a chapter 7 BK.
Chapter 13 Bankruptcy
A chapter 13 on the other hand is called a wage earners plan. A trustee is appointed from the court and a repayment plan is negotiated. A veteran may actually be eligible for a VA mortgage while in the chapter 13 bankruptcy; but will need to have at least made 12 on time payments and have approval for the loan by the court trustee. Also, after the chapter 13 is finished the veteran borrower is eligible immediately. Fannie Mae requires a 2 year waiting period after the discharge.
Foreclosure
The VA guidelines state the foreclosure period follow the same rules as the Chapter 7 Bankruptcy. Basically, the veteran borrower needs to wait 2 years. Fannie Mae requires a 5 year waiting period now after the completion of the foreclosure, ouch.
Tips for after a Bankruptcy
As a top VA lender that has dealt with their fair share of bankruptcies we’ve put together a few tips that borrower can put to go use.
I strongly recommend after the bankruptcy has been discharged that you mail in a full copy of your discharge paperwork with all of the appropriate schedules the three credit bureaus Equifax, Experian and TransUnion. Often time some of the accounts included in the bankruptcy won’t reflect that accurately.
I also suggest you start by pulling your credit at least once a year from each of the nationwide consumer credit reporting companies. Keep track of what’s gone on and make sure there are no inaccuracies by the time you are ready to apply for a VA loan.
In addition, if you don’t have any remaining creditors after your bankruptcy we strongly recommend reestablishing your credit if you have not already done so. Sometimes a borrower with a lack of credit is just as hard as approving borrowers with poor credit. And of course always, always, make your payments on time!
Of course the VA loan bankruptcy guidelines could change or be amended in the future but so far most of the VA guidelines have stayed the same.
The Differences Between Kindle 2 and Nook – Which is Better?

Amazon’s Kindle 2 and the Barnes and Noble Nook are the two main heavy-weights in the battle of the ebook readers this year. There are many similarities, and critical differences in the two. What are they, and which is the better digital ebook reader? Let’s take a look.
E-Ink Display Screens- Both the Kindle 2 and the Nook use the same “E-Ink” technology for their display screen. Reading for hours on end on these eBook readers isn’t like staring at a computer screen. The E-Ink screen displays the words just like (or even better than) looking at a real book.
The Nook, however, has an additional color navigation screen underneath the display screen. This touch screen allows you to scroll through titles of books, magazines, and other publications. There is also a touch keyboard display on this screen. No reviews are available yet for the screen performance, but consumers will soon tell all.
Wireless and 3G- Both the Kindle 2 and the Nook boast wireless capabilities. You are able to download books and other publications if you have access to a wireless network. If no wireless internet is available, then 3G cellular capabilities will allow you to download in that situation.
International Availability- Here is a major difference between the two ebook readers- International capabilities. The Kindle 2 boasts the ability to download books and full usage in over 100 countries, whereas the Nook is only fully functional in the US. Of course the Nook device will work in the sense you can still read books out of the country, but you cannot add more books or publications. This is obviously a very important point for international customers to take into account.
The Nook’s Lending Capability- The Nook has the ability to let you lend out your books to others that have downloaded the Barnes and Noble software. You don’t necessarily have to have a Nook to receive the lent books, just the software. One should know that lending time is only 2 weeks and the person who lends the book cannot use it during that time. A good feature? Customers will tell over time.
Storage Space- Both the Kindle and Nook have base memory of 2 GB, which is good for about 1,500 books, however the Nook allows for extra space to be added to increase the titles to upwards of 17,500. Is 2 Gigs enough? Well, read one book a day and you’ll have 4 years of reading material!
Other Differences- The Kindle boasts a slightly lighter device, text-to-speech technology, and a web browsing capability, whereas the Nook doesn’t.
One other notable difference is the Google Android software in the Nook. Barnes and Noble chose this software, banking on the development of applications by software developers that will work with the Nook. We’ll have to see how the software performs and if there is an iPod like popularity in applications.
No Credit Check RV Loans

Recreational Vehicles can take the form of Airplanes, Hot Air Balloons, Boats, Motor Homes, ATVs, Travel Trailers, and Jet Skis. Obtaining RV loans is not very difficult if individuals follow the usual and correct steps. There are two types of RV loans in the market. One is the ‘new RV loan’ and the other is the ‘used RV loan’. In view of the fact that recreational vehicles are modes of transport for exciting leisure time activities, they are a huge investment. Prior to taking on an RV loan, individuals have to think about all the aspects, from deciding the right RV, comparing the RV loans to finding the one that best suits their budget.
No credit check RV loans are a contentious issue because they are rarely processed. They differ largely from the loans advanced by banks, which in most cases require a credit check of the borrowers. These types of loans can be given to all individuals irrespective of their credit ratings.
For many prospective buyers, ‘no credit check’ RV loans from lending institutions are a requirement. These RV loans can be planned in a number of ways while keeping the monthly payments more affordable and manageable.
Those individuals, who have a poor credit history, are normally advanced simple interest fixed rate RV loans that can end up saving hundreds of dollars of interest. Most good RV loans will not induce prepayment penalties for paying off a unit before time. However, it is still advisable to check on such terms in advance.
When advancing loans to people with very good credit ratings, it is in the best interest of the lending institutions to check whether borrowers are capable of paying back the loan. They also need to verify if borrowers will be able to pay back in time.
It is also crucial for borrowers to have a basic idea about their future plans before they apply for RV loans. If they are purchasing an RV with the intention of trading it for a larger or more expensive one in the near future, it is advisable for them to consider financing it for a shorter period of time or providing a larger down payment.
Top 25 Undergraduate Schools

With competition rising fiercely for admission into a good undergraduate school and the choice of subjects, school curriculum expanding with it, choosing the best undergraduate school can be confusing. There are large, small, public, private, urban and rural undergraduate schools to select from; while some are appealing because of their inviting locale in a countryside setting or in the midst of a cosmopolitan setting others lure the students with their state-of-the-art facilities and distinguished host of teachers.
The list of top 25 undergraduate schools listed below have many diverse traits and distinct characteristics, however the common thread running through them is that of the promise of the best education ever. The undergraduate school curriculum of these top 25 schools is unparalleled and makes them stand apart as the institutions of great learning.
Best Ivy undergraduate school
Yale University, New Haven, Connecticut Yale president Richard Levin is a leader and a visionary and has been tireless in his efforts to change ED admissions policies, making it a one of the many reasons for it being the vied for the number one position and topping the student’s list for admissions. A big attraction of the undergraduate experience for students is the residential-college system. Students live in one of twelve colleges, each with its own distinct personality, under the guidance of a master and a dean.
Best School for Entrepreneurs
Pennsylvania State University, University Park, Pa.
Six of the campus’s 10 undergraduate schools offer entrepreneurship courses. The Smeal College of Business and the College of Engineering are the most natural partners, with joint programs to show engineers how to run businesses and to teach business students the latest technology. Hotel-management students operate two on-campus hotels and conference centres where they’re involved in everything from food service to staffing the front desk while the College of Communications focuses on entrepreneurship in the Information Age.
Big 10 School – Northwestern University, Evanston, Ill
Comprising of six undergraduate schools, Northwestern University attracts students with diverse aspirations including budding actors, journalists, engineers and teachers as well as a host of liberal-arts students. Each school is world renown and attracts the best minds from across the globe. Set in Evanston at the edge of the bustling Cosmo polis of Chicago, Northwestern offers its students the best of both worlds.
Best Architectural School – Massachusetts Institute of Technology, Cambridge, Massachusetts
President Charles Vest initiated an ambitious $1 billion construction program at MIT which includes the Steven Holl’s Simmons Hall, a aluminium-clad dormitory as well as the Fumihiko Maki’s expansion of the Media Lab. The more famous building is that of the Stata Center, a computer-science landmark by Frank Gehry containing labs for the “intelligence sciences” and connected corridors and public spaces to encourage spontaneous collaboration. MIT calls it an “intellectual village.”
Best school of for Arts – Juilliard School, New York, N.Y.
With a history of more than a hundred years, Julliard is known as one the most famous undergraduate school of arts and can boast of an impressive alumni list the likes of the actor Kevin Kline, violinist Itzhak Perlman and choreographer Lar Lubovitch. To celebrate this glory, the school has introduced new choreography, productions and performances. Only a few select students comprising of musicians, dancers and actors get chosen every year to showcase their talent in the Juilliard Theatre right next to Lincoln Centre. That’s the best inspiration for any aspiring star.
Best Library- Harvard University, Cambridge, Massachusetts
Harvard’s library system ranks with the best of any kind in the country, even as compared to the Library of Congress. The collection which includes more than 15 million volumes, 5.5 million microforms, 6.5 million manuscripts and 5 million other research materials such as photographs, maps and recordings is the largest in the world. Harvard’s digital collection is particularly strong, and is hugely beneficial for students who want access to any existing online journal
Best Riding School – Hollins University, Roanoke, Virginia
Situated in the breathtaking locale of Virginia’s horse country, Hollins undergraduate school is known for its exceptional training for equestriennes. The school is a regular winner of the Old Dominion Athletic Conference championship, and the Hollins team has won ten times in the Intercollegiate Horse Show Association. Although many Hollins students work with horses after graduation as trainers, riders or veterinarians, the school also offers a strong liberal-arts program and a highly regarded creative-writing curriculum. It is famous for its celebrity alumni the likes of Margaret Wise Brown, Annie Dillard and Lee Smith.
Best undergraduate school for diversity-Wesleyan University, Middletown, Connecticut
Dean of Admissions Nancy Meislahn believes that only a large cross section of society from across the globe can contribute to the intellectual diversity of an educational system. Wesleyan’s student population comprises of one third coloured people and 7% international students. An additional 15% are the first in their family to attend a four-year college. It offers a huge diversity of shared learning and wide range of perspective to the classroom.
Best Tech Savvy School – Dartmouth College, Hanover, N.H
This undergraduate school has been in the forefront of technological revolution ever since professors John Kemeny and Thomas Kurtz, forty years ago, not only realized the importance of computers but were responsible for creating the computer language BASIC. It is known to have the first e-mail programs and an early campus computer network. Dartmouth was also the first Ivy to install WiFi on campus. The school offers free software to students so they can turn their laptops into telephones using the school’s WiFi.
Best Fitness School – University of Virginia, Charlottesville, Virginia
Following the adage of Thomas Jefferson, the founder of UVA, who advocated that a strong body makes the mind strong, UVA offers both varsity competitors and weekend warriors some of the best fitness facilities in the country. Students benefit hugely from the four indoor recreation centres, which together make up 300,000 square feet of pools, running tracks, weight rooms and classrooms for yoga and kickboxing. The school also maintains a 23-acre park for outdoor field sports and jogging.
Best Honor Code – Haverford College, Haverford, Pa.
The honor code is central to the college’s values and includes every aspect of academic and social life. Rob Killion, Director of Admissions says that the founder, Haverford expects people to learn from one another, debate and argue with one another–but to do so respectfully. It is an academically rigorous liberal-arts college that advocates take-home and non-supervised exams as well as students living in dorms, without resident advisers
Best school for studying abroad – Tufts University, Medford, Massachusetts
The mission at Tufts is simple – to teach students to be world citizens. Tufts likes students who want to study abroad which translates into a strong language requirement, and a chance to learn a new culture in one of Tufts’s own centres in countries like Germany, Chile, China or Ghana. About 40% of Tufts juniors are travelling across the world during the academic year.
Best School for Politics – George Washington University, Washington, D.C
With a campus close to the World Bank and a stone’s throw away from the White House, GWU is a dream college for every Political Science major. Many of the professors are consultants to top government officials thus bringing a real, practical and intelligent perspective to the classroom. The school also encourages internships at government agencies, think tanks and advocacy organizations.
Best school for Double Majors – Rice University, Houston, Texas
Rice allows its students to explore their passions and requires them to commit to their majors only in the Junior Year unlike most schools who ask for it in the Sophomore Year. With an ambitious student body, many of them go for double majors. The most common combination is science and humanities. The school is best known for its engineering and science curriculum, but the social sciences are also becoming strong.
Best school for Greeks with brains- University of Michigan, Ann Arbor, Mich
Michigan is known for its multi-disciplinary approach including everything from music to medicine. A good eclectic mix of academics and a lively social life, it offers its students everything. About 15% of undergrads go Greek, which students say helps them find a friendlier community within the vast student population. Fraternities and sororities are especially popular with the many out-of-state students.
Best school for Hot and Dry – Pomona College, Claremont, Calif.
Pomona is one of five colleges of the Claremont University where students experience the best of both worlds – the academically challenging environment of a small New England liberal-arts college with year-round California sunshine. A combination that is attractive and motivating, the applications are up by almost 30% in the last few years. Students also can explore the academic and social resources of the other Claremont colleges, including Pitzer, Harvey Mudd and Scripps. But none of the colleges will be tapping a keg during “dry week,” a tradition at the start of the year during wherein no alcohol is allowed on campus.
Best State University – University of Texas at Austin
Although University of Texas Austin has attained the distinction of a laid-back campus, it is no place for slackers. With 50,000 students (more than any other school in the country), UT boasts some of the nation’s best business, law and engineering schools. Besides football, it has 900 student organizations that should keep you going.
Best school for landing a job – Carnegie Mellon University, Pittsburgh, Pa
Practical approach and hands-on experience is the most important part of life at Carnegie Mellon. The school has 12 programs including computer science, engineering and drama which are very famous. The school takes pride in being on the cutting edge in every field and encourages students to think about applying what they learn to the real world. About 70 percent of Carnegie Mellon students have a job offer when they graduate.
Best school for Health Careers – University of North Carolina, Chapel Hill, N.C.
One of the top public universities in the US, UNC-Chapel Hill offers students a choice of more than 50 majors. But the main attraction for future doctors, nurses and other health professionals is the opportunity to study at a campus with all health disciplines in one place. The School of Nursing and the School of Public Health both have undergraduate programs. At the School of Medicine, undergrads can earn degrees in radiology science or clinical laboratory practice.
Best school for Individualists – Oberlin College, Oberlin, Ohio
Oberlin comprises of the College of Arts and Sciences and the Conservatory of Music. It has a unique approach to life and learning and the undergraduate school curriculum offers innovative subject matter like – Death and the Art of Dying, American Mixed Blood, and Destination: L.A. The student-run Experimental College lets undergraduates teach courses of their own creation, like Making Your Own Mobile or Mythology and Epic Storytelling in “Lord of the Rings.” This eccentricity is very rewarding and Oberlin graduates have more Ph.D.s than alumni of any other liberal-arts college.
Best school for city haters – Cornell University, Ithaca, N.Y.
Cornell’s rural, upstate New York campus is bounded by deep gorges, spectacular scenery and a beautiful rural setting. However, it has one of the most rigorous and challenging curriculum that draws only the best minds. The school’s greatest attraction is its academic diversity, with top-ranked undergraduate schools of engineering, arts and sciences, architecture, hotel administration, industrial and labour relations, agriculture and human ecology.
Best school for city lovers – New York University, New York, N.Y.
With the Olsen twins Mary-Kate and Ashley lending NYU some of its fame, it is a school loved by the urban and the hip. Despite the 9/11 catastrophe, it continues to draw crowds of talented students. One of the top attractions is the Tisch School of the Arts, which nurtures future actors, dancers and screenwriters. The business school is also highly rated, and students can take advantage of internships on Wall Street. The campus of NYU is not structured in the strictest sense; in fact buildings scattered throughout the Greenwich Village, most students like to believe that they have the whole city as the campus to explore.
Best Military School – U.S. Naval Academy, Annapolis, Md.
The four-year undergraduate curriculum at Annapolis is tough and technically oriented, with core requirements in engineering, natural sciences, humanities and social sciences. Traditions play a huge part in campus life. “When you first show up for classes in the fall, students begin counting down the number of days until the Army-Navy game,” says Cmdr. Tim Disher, admissions officer. Graduates become commissioned officers in the Navy or the Marine Corps.
Best undergraduate school for scholarships – Berea College, Berea, Ky.
The 1,500 students at Berea come from families with average household incomes of only $30,000, and 80% have grown up in southern Appalachia, a region that spans nine states with some of the most remote and poor rural communities in the country. Berea’s mission is unique in that it believes in promoting education by giving scholarships to the poor but deserving. All students get full-tuition scholarships, although they do have to pay for their room, board and books. However, scholarships are available for those as well. Students are required to work–many of them at jobs on campus that help to keep Berea’s costs down.
Best Surf and Ski School – University of California, Santa Barbara
It is known to be the most beautiful campus located at the edge of the Pacific. UCSB also boasts Nobel Prize winners on its faculty, top research centres in science and technology and an extensive study-abroad program. Aside from the top academics, the various recreation programs offered attract many of the students. The campus has its own beaches where students can surf, and the Big Bear ski resort is just a few hours’ drive away.
Due Diligence Checklists – For Commercial Real Estate Transactions

Planning to purchase or finance Commercial or Industrial Real Estate? Shopping Center? Office Building? Restaurant/Banquet property? Parking Lot? Storefront? Gas Station? Manufacturing facility? Warehouse? Logistics Terminal? Medical Building? Nursing Home? Hotel/Motel? Pharmacy? Bank facility? Sports and Entertainment Arena? Other?
A KEY to investing in commercial real estate is performing an adequate Due Diligence Investigation to assure you know all material facts to make a wise investment decision and to calculate your expected investment yield.
The following checklists are designed to help you conduct a focused and meaningful Due Diligence Investigation.
Basic Due Diligence Concepts:
Commercial Real Estate transactions are NOT similar to large home purchases.
Caveat Emptor: Let the Buyer beware.
Consumer protection laws applicable to home purchases seldom apply to commercial real estate transactions. The rule that a Buyer must examine, judge, and test for himself, applies to the purchase of commercial real estate.
Due Diligence: “Such a measure of prudence, activity, or assiduity, as is proper to be expected from, and ordinarily exercised by, a reasonable and prudent [person] under the particular circumstances; not measured by any absolute standard, but depending upon the relative facts of the special case.” Black’s Law Dictionary; West Publishing Company.
Contractual representations and warranties are NOT a substitute for Due Diligence.
Breach of representations and warranties = Litigation, time and money.
WHAT DILIGENCE IS DUE?
The scope, intensity and focus of any due diligence investigation of commercial or industrial real estate depends upon the objectives of the party for whom the investigation is conducted. These objectives may vary depending upon whether the investigation is conducted for the benefit of (i) a Strategic Buyer (or long-term lessee); (ii) a Financial Buyer; (iii) a Developer; or (iv) a Lender.
If you are a Seller, understand that to close the transaction your Buyer (and its Lender) must address all issues material to its objective – some of which require information only you, as Owner, can adequately provide.
GENERAL OBJECTIVES:
(i) A “Strategic Buyer” (or long-term lessee) is acquiring the property for its own use and must verify that the property is suitable for that intended use.
(ii) A “Financial Buyer” is acquiring the property for the expected return on investment generated by the property’s income stream, and must determine the amount, velocity and durability of the revenue stream. A sophisticated Financial Buyer will likely calculate its yield based upon discounted cash-flows rather than the must less precise capitalization rate (“cap rate”), and will need adequate financial information to do so.
(iii) A “Developer” is seeking to add value by changing the character or use of the property – usually with a short-term to intermediate-term exit strategy to dispose of the property; although, a Developer might plan to hold the property long term as Financial Buyer after development or redevelopment. The Developer must focus on whether the planned change is character or use can be accomplished in a cost-effective manner. A developer conducting due diligence will focus on issues involving market demand, access, use and finances.
(iv) A “Lender” is seeking to establish two basic lending criteria:
1. “Ability to Repay” – The ability of the property to generate sufficient revenue to repay the loan on a timely basis; and
2. “Sufficiency of Collateral” – The objective disposal value of the collateral in the event of a loan default, to assure adequate funds to repay the loan, carrying costs and costs of collection in the event forced collection becomes necessary.
The amount of diligent inquiry due to be expended (i.e. “Due Diligence”) to investigate any particular commercial or industrial real estate project is the amount of inquiry required to answer each of the following questions to the extent relevant to the objectives of the party conducting the investigation:
I. THE PROPERTY:
1. Exactly what PROPERTY does Purchaser believe it is acquiring?
(a) Land?
(b) Building?
(c) Fixtures?
(d) Other Improvements?
(e) Other Rights?
(f) The entire fee title interest including all air rights and subterranean rights?
(g) All development rights?
2. What is Purchaser’s planned use of the Property?
3. Does the physical condition of the Property permit use as planned?
(a) Commercially adequate access to public streets and ways?
(b) Sufficient parking?
(c) Structural condition of improvements?
(d) Environmental contamination?
(i) Innocent Purchaser defense vs. exemption from liability
(ii) All Appropriate Inquiry
4. Is there any legal restriction to Purchaser’s use of the Property as planned?
(a) Zoning?
(b) Private land use controls?
(c) Americans with Disabilities Act?
(d) Availability of licenses?
(i) Liquor license?
(ii) Entertainment license?
(iii) Outdoor dining license?
(iv) Drive through windows permitted?
(e) Other impediments?
5. How much does Purchaser expect to pay for the property?
6. Is there any condition on or within the Property that is likely to increase Purchaser’s effective cost to acquire or use the Property?
(a) Property owner’s assessments?
(b) Real estate tax in line with value?
(c) Special Assessment?
(d) Required user fees for necessary amenities?
(i) Drainage?
(ii) Access?
(iii) Parking?
(iv) Other?
7. Any encroachments onto the Property, or from the Property onto other lands?
8. Are there any encumbrances on the Property that will not be cleared at Closing?
(a) Easements?
(b) Covenants Running with the Land?
(c) Liens or other financial servitudes?
(d) Leases?
9. Leases?
(a) Security Deposits?
(b) Options to Extend Term?
(c) Options to Purchase?
(d) Rights of First Refusal?
(e) Rights of First Offer?
(f) Maintenance Obligations?
(g) Duty on Landlord to provide utilities?
(h) Real estate tax or CAM escrows?
(i) Delinquent rent?
(j) Pre-Paid rent?
(k) Tenant mix/use controls?
(l) Tenant exclusives?
(m) Tenant parking requirements?
(n) Automatic subordination of Lease to future mortgages?
(o) Other material Lease terms?
10. New Construction?
(a) Availability of construction permits?
(b) Utilities?
(c) NPDES (National Pollutant Discharge Elimination System) Permit?
(i) Phase 2 effective March 2003 – Permit required if earth is disturbed on one acre or more of land.
(ii) If applicable, Storm Water Pollution Prevention Plan (SWPPP) is required.
II. THE SELLER:
1. Who is the Seller?
(a) Individual?
(b) Trust?
(c) Partnership?
(d) Corporation?
(e) Limited Liability Company?
(f) Other legally existing entity?
2. If other than natural person, does Seller validly exist and is Seller in good standing?
3. Does the Seller own the Property?
4. Does Seller have authority to convey the Property?
(a) Board of Director Approvals?
(b) Shareholder or Member approval?
(c) Other consents?
(d) If foreign individual or entity, are any special requirements applicable?
(i) Qualification to do business in jurisdiction of Property?
(ii) Federal Tax Withholding?
(iii) US Patriot Act compliance?
5. Who has authority to bind Seller?
6. Are sale proceeds sufficient to pay off all liens?
III. THE PURCHASER:
1. Who is the Purchaser?
2. What is the Purchaser/Grantee’s exact legal name?
3. If Purchaser/Grantee is an entity, has it been validly created and is it in good standing?
(a) Articles or Incorporation – Articles of Organization
(b) Certificate of Good Standing
4. Is Purchaser/Grantee authorized to own and operate the Property and, if applicable, finance acquisition of the Property?
(a) Board of Director Approvals?
(b) Shareholder or Member approval?
(c) If foreign individual or entity, are any special requirements applicable?
(i) Qualification to do business in jurisdiction of the Property?
(ii) US Patriot Act compliance?
(iii) Bank Secrecy Act/Anti-Money Laundering compliance?
5. Who is authorized to bind the Purchaser/Grantee?
IV. PURCHASER FINANCING:
A. BUSINESS TERMS OF THE LOAN:
What loan terms have the Purchaser, as Borrower, and its Lender agreed to?
(a) What is the amount of the loan?
(b) What is the interest rate?
(c) What are the repayment terms?
(d) What is the collateral?
(i) Commercial real estate only?
(ii) Real estate and personal property together?
(e) First lien? A junior lien?
(f) Is it a single advance loan?
(g) A multiple advance loan?
(h) A construction loan?
(i) If it is a multiple advance loan, can the principal be re-borrowed once repaid prior to maturity of the loan; making it, in effect, a revolving line of credit?
(j) Are there reserve requirements?
(i) Interest reserves?
(ii) Repair reserves?
(iii) Real estate tax reserves?
(iv) Insurance reserves?
(v) Environmental remediation reserves?
(vi) Other reserves?
(k) Are there requirements for Borrower to open business operating accounts with the Lender? If so, is the Borrower obligated to maintain minimum compensating balances?
(l) Is the Borrower required to pledge business accounts as additional collateral?
(m) Are there early repayment fees or yield maintenance requirements (each sometimes referred to as “pre-payment penalties”)?
(n) Are there repayment blackout periods during which Borrower is not permitted to repay the loan?
(o) Is there a Loan Commitment fee or “good faith deposit” due upon Borrower’s acceptance of the Loan Commitment?
(p) Is there a loan funding fee or loan brokerage fee or other loan fee due Lender or a loan broker at closing?
(q) What are the Borrower’s expense reimbursement obligations to Lender? When are they due? What is the Borrower’s obligation to pay Lender’s expenses if the loan does not close?
B. DOCUMENTING THE COMMERCIAL REAL ESTATE LOAN
Does Purchaser have all information necessary to comply with the Lender’s loan closing requirements?
Not all loan documentation requirements may be known at the outset of a transaction, although most commercial real estate loan documentation requirements are fairly typical. Some required information can be obtained only from the Seller. Production of that information to Purchaser for delivery to its lender must be required in the purchase contract.
As guidance to what a commercial real estate lender may require, the following sets forth a typical Closing Checklist for a loan secured by commercial real estate.
Commercial Real Estate Loan Closing Checklist
1. Promissory Note
2. Personal Guaranties (which may be full, partial, secured, unsecured, payment guaranties, collection guaranties or a variety of other types of guarantees as may be required by Lender).
3. Loan Agreement (often incorporated into the Promissory Note and/or Mortgage in lieu of being a separate document)
4. Mortgage [sometimes expanded to be a Mortgage, Security Agreement and Fixture Filing]
5. Assignment of Rents and Leases
6. Security Agreement
7. Financing Statement (sometimes referred to as a “UCC-1″, or “Initial Filing”)
8. Evidence of Borrower’s Existence In Good Standing; including
(a) Certified copy of organizational documents of borrowing entity (including Articles of Incorporation, if Borrower is a corporation; Articles of Organization and written Operating Agreement, if Borrower is a limited liability company; Certified copy of trust agreement with all amendments, if Borrower is a land trust or other trust; etc.)
(b) Certificate of Good Standing (if a corporation or LLC) or Certificate of Existence (if a limited partnership) or Certificate of Qualification to Transact Business (if Borrower is an entity doing business in a State other than its State of formation)
9. Evidence of Borrower’s Authority to Borrow; including
(a) a Borrower’s Certificate;
(b) Certified Resolutions
(c) Incumbency Certificate
10. Satisfactory Commitment for Title Insurance (which will typically require, for analysis by the Lender, copies of all documents of record appearing on Schedule B of the title commitment which are to remain after closing), with required commercial title insurance endorsements, often including:
(a) Affirmative Creditors Rights Endorsement (extending coverage over policy exclusion 7 and policy exclusions 3(a) and 3(d) as they relate to creditor’s rights matters)
(b) ALTA 3.1 Zoning Endorsement modified to include parking
(c) ALTA Comprehensive Endorsement 1
(d) Location Endorsement (street address)
(e) Access Endorsement (vehicular access to public streets and ways)
(f) Contiguity Endorsement (the insured land comprises a single parcel with no gaps or gores)
(g) PIN Endorsement (insuring that the identified real estate tax permanent index numbers are the only applicable PIN numbers affecting the collateral and that they relate solely to the real property comprising the collateral)
(h) Usury Endorsement (insuring that the loan does not violate any prohibitions against excessive interest charges)
(i) other title insurance endorsements applicable to protect the intended use and value of the collateral, as may be determined upon review of the Commitment for Title Insurance and Survey or arising from the existence of special issues pertaining to the transaction or the Borrower.
11. Current ALTA Survey (3 sets), [typically prepared in accordance with 2005 Minimum Standard Detail for ALTA/ACSM Land Title Surveys, certified to the lender, Buyer and the title insurer, including items 1 through 4, 6, 7(a), 7(b)(1), 8 through 11(a) and 14 from the Surveyor's "Optional Survey Responsibilities and Specifications" referred to as "Table A"].
12. Current Rent Roll
13. Certified copy of all Leases (3 sets)
14. Lessee Estoppel Certificates
15. Lessee Subordination, Non-Disturbance and Attornment Agreements [sometimes referred to simply as "SNDAs"].
16. UCC, Judgment, Pending Litigation, Bankruptcy and Tax Lien Search Report
17. Appraisal (must comply with Title XI of FIRREA (Financial Institutions Reform, Recovery and Enforcement Act of 1989, as amended)
18. Environmental Site Assessment Report (sometimes referred to as Environmental Phase I and/or Phase 2 Audit Reports)
19. Environmental Indemnity Agreement (signed by Borrower and guarantors)
20. Site Improvements Inspection Report
21. Evidence of Hazard Insurance naming Lender as the Mortgagee/Lender Loss Payee; and Liability Insurance naming Lender as an “additional insured” (sometimes listed as simply “Acord 27 and Acord 25, respectively)
22. Legal Opinion of Borrower’s Attorney
23. Credit Underwriting documents, such as signed tax returns, property operating statements, etc. as may be specified by Lender
24. Compliance Agreement (sometimes also called an Errors and Omissions Agreement), whereby the Borrower agrees to correct, after closing, errors or omissions in loan documentation.
It is useful to become familiar with the Lender’s loan documentation requirements as early in the transaction as practical. The requirements will likely be set forth with some detail in the lender’s Loan Commitment – which is typically much more detailed than most loan commitments issued in residential transactions.
Conducting the Due Diligence Investigation in a commercial real estate transaction can be time consuming and expensive in all events.
If the loan requirements cannot be satisfied, it is better to make that determination during the contractual “due diligence period” – which typically provides for a so-called “free out” – rather than at a later date when the earnest money may be at risk of forfeiture or when other liability for failure to close may attach.
CONCLUSION
Conducting an effective due diligence investigation in a commercial real estate transaction to discover all material facts and conditions affecting the Property and the transaction is of critical importance.
Unlike owner occupied residential real estate, when a house can nearly always be occupied as the purchaser’s home, commercial real estate acquired for business use or for investment is impacted by numerous factors that may affect its use and value.
The existence of these factors and their affect on a Purchaser’s ability to use the Property for its intended use and on the Purchaser’s projected investment yield can only be discovered through diligent investigation and attention to detail.
The circumstances of each transaction will determine what degree of diligence is required. The level of diligence required under the circumstances is the diligence that is due.
Exercise Due Diligence.