Blockchain: hype vs reality

Over the past 1-2 years, a great deal of information concerning the revolutionary technology that is “blockchain” has been published on many business, legal and technology news sources, and innumerable self-proclaimed authorities on the subject have emerged to contribute articles and presentations (ourselves among them). Sometimes the information offered is insightful and helpful, but far too often the message is a surface level parroting of various platitudes that have become associated with all things blockchain without more meaningful explanation, leaving the audience with no useful information and only a vague sense that blockchain is important somehow. Using words such as “transformational” and “revolutionary”, industry leaders have described this technology as the next major step in human technological progress. We certainly agree that it appears to be important; however, we advise approaching the subject with the normal healthy skepticism with which you would approach any other subject matter which you might not fully understand. This can be difficult with so many blockchain evangelists dominating the media, and too few people pointing out its limitations.

 

In this briefing, we explore some of the most common claims that are made about blockchain technology in an effort to curb what strikes us as often irrational enthusiasm and to encourage critical thought.

 

Brief Summary of Blockchain

 

Blockchain can best be described as a ledger system that, rather than recording and storing information on a central system or server, is stored and maintained on multiple servers that are connected over a network using a blockchain application. Hence the term “distributed ledger”. Every time there is new information added to the ledger (i.e., any transaction occurring on that particular blockchain network), the new entry is verified by a majority of the network nodes (members of that blockchain network) with reference to past transactions recorded on that blockchain, and periodically groups of entries at a time are consolidated into what is referred to as a “block”. Block after block of data entries are created and are linked in chronological order, and this is the “chain” or “blocks”. The creation of a block, and the linking of each block to the last and the next in the chain, are simply cryptographic events carried out by the software and in total can be thought of as a process of protecting the entries through encryption. Do not visualize blocks and chains; just understand that the data is being powerfully encrypted to render it very difficult to retroactively alter. It therefore seems to us that, in the simplest of terms, blockchain can be regarded as a new method of storing and sharing information electronically.

 

We will now set out a series of claims or statements that are frequently made about blockchain and will give our views on each.

 

Blockchain takes [X] process and makes it transparent (like a manufacturing process plus shipping and distribution of the end-product).

 

This often-cited claim envisages a scenario where all interested parties (such as buyer, seller, manufacturer, shipping line, banks) are members of a particular blockchain application which would record all steps in the lifecycle of a given transaction, from placement of an order to different phases of raw material acquisition and manufacturing, packaging, shipping, delivery and payment. The transparency claim is based on the fact that everyone on that particular blockchain network would have access to all of the entries on that blockchain, and assumes that entries would be made throughout the process in question, providing a running real time update. Users would then be able to see the provenance of all materials used in a manufacturing process, how the process is going at any given time, and where the goods are. This claim is perfectly laudable, but it is far from revolutionary. This is essentially an observation that data can be shared electronically, and that being a member of a blockchain network is one way to do that. Email is another way. Posting updates to any forum accessible to the relevant parties is another. Proponents will cite the improved reliability of the information when it is made available through a blockchain application because it cannot be “hacked”, and therefore reduced fraud.  This is positive, but the incremental nature of the benefit should not be lost amidst claims that attempt to credit blockchain technology with enabling electronic communication.

 

Putting information relating to a transaction (such as a shipment of goods) onto a blockchain prevents fraud. 

 

While it may be accurate to say that putting information relating to a transaction onto a blockchain reduces the costs and time delay in multi-party business activities, the mere act of recording and sharing information in blockchain format clearly cannot prevent underlying fraud in a commercial transaction. The source of the information being entered must be understood (human or machine?  reliable?). It is important to understand that a blockchain verification process does not guarantee that any entry will be factually correct. Indeed, it has nothing to do with that. Blockchain software only verifies that the transaction was entered by a valid user (or someone with the password) and that it is a logical possibility when considering the past transactions (e.g., you cannot create fake goods where none existed on the blockchain, but you can say they are complete when they are not). To take an example, imagine a commercial transaction concerning the sale of ballpoint pens. The purchaser wishes to purchase 5,000 black ball point pens and the seller offers to sell the purchaser 5,000 black ball point pens. Unknown to the purchaser, blue ballpoint pens are substantially cheaper to manufacture than black ones, and the seller could save a substantial amount of money by shipping blue pens rather than black pens. In the event that the seller chooses to ship blue pens instead of black pens, the fact that the underlying contract is stored and exchanged on a blockchain will not eliminate the ability of the seller to ship blue pens, should it decide to do so, and to enter confirmation on the blockchain that the order is filled and shipped, just as the seller could have done by sending an email to that effect.

 

We have no doubt that blockchain can indeed help with the reduction of fraud in commercial transactions, especially with the growing integration of sensors and devices which automate reporting, removing the factors of human error or deceit to some extent. The creation of an immutable audit trail on the blockchain should help deter fraud as well. However, it is important to place things in context and to appreciate that as things stand at present, you should stress test claims of fraud prevention by asking questions about the source of the information that will be added to the blockchain and understanding whether (or rather how easily) it can be manipulated.

 

Blockchain removes the need for “trust” in a transaction because all transactions get verified by the network (put another way, blockchain disrupts the disruptors by removing the need for trusted intermediaries like Air BnB or Uber).  

 

It is often said that by placing a contract on a blockchain (i.e., by creating a “smart contract”), parties to a contract eliminate counterparty risk and also eliminate the need for “trust” in a commercial transaction, and by extension trusted third parties like banks, aggregators, brokers, escrow agents, etc. This is, in our view, perhaps the boldest claim that is asserted frequently, with the least compelling evidence in support. The issue relates to two main things: 1)  information verification, and 2)  smart contracts.

 

Information verification:  the argument is something like this. Companies like Air BnB or Uber are aggregators and middle men that help connect individual users to individual service providers, and their role is essentially one of quality control and oversight of behaviour on their service, and also to accept a measure of responsibility for the product being provided to users. If those services were blockchain-based, listings would be verified by the network and would be fully transparent, so there would be no need for a company to fill the role of supervisor or quality controller. With reliable information at their fingertips, users could rely on the technology instead of an intermediary. Our concern with this proposition again relates to the quality of the source of the information being entered. Simply because the information is verified by the network as having been validly entered does not mean the information is accurate. Nothing would prevent an Air BnB user from posting a misleading description or photographs of a house. At least with an administrator involved there is some level of accountability and a party that actively takes an interest in verifying the quality of listings and organizing them. Absent this, you would presumably rely on comments and feedback against the listing and with those, just as with the listing, you would have no way of knowing whether they were genuine. It may well be that, from a user experience point of view, we would all very much prefer to retain a responsible/trusted third party to organize and police the service. Most users would probably not find the prospect of reviewing entries on a blockchain very appealing, even if it meant they could extract reliable information from it.

 

Smart contracts:  A smart contract is said to be beneficial because it “executes itself” or “executes automatically”, without the need for human intervention, approval or action. For most types of contract, this is simply not true. While it is correct to say that a smart contract contains a certain set of rules to deal with a set of variables (e.g. if Y happens than X must happen), such contracts are not (yet) in a position where they can eliminate counterparty risk in any but the most simplistic and mechanical of transactions. To take a common example, assume that a truck full of fruit is ordered and is being transported from Dubai to Abu Dhabi. The parties enter into a smart contract stipulating that so long as the temperature in the truck has not fallen outside of the permitted range (e.g., -1 to 2) for more than 3 minutes throughout the journey, payment for the fruit will automatically be transferred to the seller. Such an example assumes several things. First, it assumes that the technology on the truck will give reliable temperature readings which are beyond dispute and will transmit them (perfectly plausible). GPS readings will also be sent automatically to confirm when the truck leaves and arrives (also perfectly plausible). These two objective pieces of information are “internet of things” benefits, which are entirely unrelated to blockchain technology. Since that data is online, it can be made available automatically to the blockchain network on which the smart contract resides (i.e., the smart contract will know the temperature and location of the truck, so this is good). However, the example also assumes that the seller has loaded the required type and quality of fruit. This requires human verification, and the smart contract cannot know this unless someone inputs that confirmation to the blockchain network. It also assumes the right quantity of fruit has been loaded. The truck could be weighed, but the weight could be comprised of anything, not necessarily the expected fruit. The factors that a smart contract must rely upon, but which it cannot know without human input, are called “external dependencies”, and as soon as you have even one external dependency, you lose the theoretical benefit of self-execution. This is one example of one type of limitation that affects the viability/usefulness of smart contracts in a conventional commercial world, but there are several others, which we will not elaborate on due to space constraints in this article. Our point is not that smart contracts have no use (they surely do), but rather that their utility is often overstated and that it is important to think critically about how any given smart contract operates.

 

If it’s on a blockchain, it’s impossible to hack. 

 

The security and integrity of a blockchain relies on the underlying encryption and on the fact that a blockchain is a distributed ledger. Each block in a blockchain builds upon the block immediately prior to it, and a would-be hacker would not be able to tamper with the last block without also tampering with all of the previous blocks and also ensuring that each copy of the ledger maintained on at least a majority of the nodes on any given blockchain is uniformly tampered with simultaneously. We have to take the truth of that statement at face value, although as with so many of the accepted benefits of blockchain, we as legal advisors cannot claim to have independently verified that this is accurate from a technical/coding/encryption perspective. Assuming it is accurate, then it is true that in order for a hacker to undertake such an exercise, he or she would require an enormous amount of computing power. It is also true that such computing power is probably not mainstream at present. However, this may change as technology develops and blockchain gains prevalence.  We have no reason to doubt the extreme difficulty of hacking data stored on a blockchain application.

 

You may ask yourself, what about all of the high profile bitcoin and ethereum hacks that have resulted in so many people having their cryptocurrencies stolen? These were not hacks of the underlying information on the blockchain, which in the case of cryptocurrencies records and tracks who owns and transfers how much of the cryptocurrency. Rather, they were hacks of the exchange or the user accounts, which can be thought of as access points to the blockchain such that instructions to transfer appeared to be from a legitimate source. It is comparable to stealing someone’s gmail password:  as far as gmail is concerned the activity appears legitimate, and gmail was not hacked, only your device was hacked.

 

The takeaway to bear in mind is that while blockchain-style encryption is probably extremely difficult to hack, access points remain vulnerable just as with any other application. If your credentials can be misappropriated or authorized users impersonated, information on a blockchain is still vulnerable.

 

As an individual using a blockchain-based application, what will you see or do differently from today?

 

Looking at the actual entries in a blockchain application is not very user friendly, and it is not intended to be read and interacted with by humans. It is back-end infrastructure, upon which user-friendly interfaces are built, just like website interfaces that sit on top of underlying code. The look and feel of interacting with a blockchain application should be no different than the applications and websites we see today. The revolutionary nature of the technology is attributable to its underlying merits around security and transparency, and what will change is how the information is recorded and shared, but it should not require any special skills or learning simply to interact with it as a user. On the other hand, if you wish to learn to read the code that drives a smart contract, this will require learning to read code and will not be intuitive with that skill set.

 

We are optimistic about the benefits that blockchain technology and its uses can and certainly will bring, and we hope that the above is taken in the manner intended, which is only to advise that enthusiasm around all things blockchain be tempered by healthy skepticism and thorough understanding.■

Off-plan sales: risks and rewards

Whether buyers are looking to expand their real estate portfolio or buyers are simply looking to find their ideal home, great deals can be found in Dubai’s off-plan real estate sector as developers face pressure to shift their inventory amid a concern that the market is over supplied.

 

However, it is critical that prospective buyers do their homework; work with a reputable broker and a reputable lawyer who understand the off-plan market in Dubai; and ensure that they purchase a quality off-plan investment.

 

This article discusses the risks and rewards of Dubai’s off-plan real estate sector, and the legal protections afforded to off-plan buyers.

 

Rewards

 

Over the last few years off-plan buyers have had the opportunity to invest and make returns with minimal capital outlay. Investors, in particular, have been able to spread their investments and hedge their purchases over several projects in order to maximize future gains. And while off-plan investors do not see the immediate rental return from those investing in the secondary market, buyers of units in some new communities have been able to attract tenants at the expense of some older communities, which has helped with occupancy rates and attractive yields. The affordable sector in particular has seen strong returns with yields exceeding 8% in the last year in communities such as Jumeirah Village Triangle, Jumeirah Village Circle and International City.

 

For the end user (as well as the attraction of living in a ‘box fresh’ home), low first payments and attractive payment plans have brought home ownership within reach of many residents previously priced out of the secondary market due to the 25% deposit requirement. This has been an important factor in enabling the younger generation to take that all important first step on to the property ladder and has further driven strong demand in the affordable sector.

 

Risks

 

While the Dubai Land Department (DLD) recorded that off-plan transactions were up 36% in 2017, there are signs in recent months that demand in the sector has softened with the pendulum slowly swinging back to the secondary market. A major concern for many is that recent off-plan demand has driven a surge in development, and the potential of significantly increased upcoming supply will have a negative impact on future values. Memories of the 2008/2009 market crash still loom large and the fear is that with 42,000 units under construction, where will the demand for these units come from?

 

It is clear that there is a large amount of supply in the pipeline, but delivery rates may not live up to expectations. Q1 of 2018 saw only approximately 3,500 units handed over, and while that will increase in the coming months, the supply of good quality projects may be more in line with future population projections. But while todays development may be catering for tomorrows population, there is a risk that in the short term poor quality projects may suffer loss in value and those buying off plan should choose their investment carefully.

 

Increased supply creates choice for end users both for the resale and rental of any off-plan investment and the savvy investor will have the requirements of the future occupier of the property firmly in mind when buying. Picking off-plan projects with attractive amenities and services such as schools, shops and recreational facilities, coupled with good transport links and infrastructure, will help future proof any off-plan investment. Build quality and the reputation of the developer are also important factors to consider, especially if you are hoping for the property to be handed over on time.

 

Legal Protections

 

Off-plan real estate investment in Dubai is governed by a set of real estate laws and regulations aimed at protecting buyers’ interests, the most important of which are discussed below.

 

The interim registration law (Law 13 of 2008 (as amended)) requires all sales (and all other disposals) of off-plan units to be registered on the interim real estate register maintained by the DLD. If a sale is not registered, it is considered null and void.

 

The interim registration law (Law 13 of 2008 (as amended)) also governs the developer’s right to terminate a sale contract for an off-plan unit in the event that the buyer falls into default, and sets out: (i) the termination procedure to be followed; and (ii) the monies that may be retained by the developer in the event of termination which is linked to the percentage of completion of the off-plan unit as follows:

 

• if the percentage of completion of the unit exceeds 80%, the developer may retain up to 40% of the price of the unit specified in the off-plan sale contract;

 

• if the percentage of completion of the unit is between 60% and 80%, the developer may retain up to 40% of the price of the unit specified in the off-plan sale contract;

 

• if the developer has commenced construction work on the project as per the designs approved by the competent authorities and the percentage of completion of the real estate unit is less than 60%, the developer may retain up to 25% of the price of the real estate unit specified in the off-plan sale contract; and

 

• if the developer has not commenced the execution of the project for reasons beyond his control and without negligence on his part, the developer may deduct not more than 30% of the amounts paid by the buyer.

 

Furthermore, the trust account law (Law 8 of 2007) protects buyers by requiring developers selling off-plan units to be registered with the Real Estate Regulatory Agency (RERA), and to deposit all amounts paid by purchasers into an escrow account with an escrow agent accredited by the DLD. The amounts deposited in the escrow account are exclusively allocated for the purposes of construction of the particular real estate project (and directly related activities) and may only be withdrawn by the developer on application to RERA in accordance with the law.

 

Finally, pursuant to the jointly owned property law (Law 27 of 2007) and the Directions released in 2010, developers must disclose all relevant information pertaining to their off-plan development in a “Disclosure Statement” to prospective buyers as well as have a jointly owned property declaration describing the common areas and the rules and regulations associated with them including the calculation of service charges.

 

Although off-plan buyers can take comfort in the protections afforded by the legislation described above, we recommend that purchasers check that:

 

• the real estate project is registered with RERA;

 

• there is an escrow account for the real estate project;

 

• the percentage of completion of the real estate project and the expected date of completion;

 

• the developer is registered with RERA;

 

• the developer owns the land or there is a development agreement between the owner and the developer; and

 

• the developer has the required permits and approvals from the DLD and RERA to sell units off-plan in that particular real estate project.

 

Conclusion

 

Dubai’s off-plan real estate laws and regulations serve to increase investor confidence and attract more foreign investment.

 

With respect to the market, there are some excellent deals to be had from developers in Dubai today and off-plan enquiries remain high. However, today’s off-plan buyers should not expect immediate gains, but should shop around and choose a quality product that will deliver long term sustainable returns, or provide a stable, affordable home for themselves and their family.

 

Dubai remains an attractive proposition for domestic and international investors alike with globally high rental yields and relatively low prices per square foot. Dubai itself continues to attract hard working and entrepreneurial people from across the world and the market place is maturing as more people choose to settle and raise families in the UAE. There is much to be positive about regarding the future of the Dubai property market and the off-plan sector will continue to play a big role in such market. ■

 

The new UAE Pledge Law – promulgation of regulations that make registration available

UAE Federal Law 20 of 2016 (Regarding the Pledge of Movables as Security for a Debt) (the Pledge Law) introduced a new regime for registering a pledge over moveable assets which are pledged as security for the repayment of a debt. We reported on this law in our inBrief of January 2017, New UAE Pledge Law Over Moveable Assets, and our Legal Alert of 19 February 2018, The New UAE Pledge Law – Security Registration.

 

The Emirates Development Bank has been appointed as the registrar, and the registry is known as the Emirates Movable Collateral Registry (the Registry).

 

The actual registration of pledges was subject to promulgation of the implementing regulations under the Pledge Law. The implementing regulations have now been issued by way of Cabinet Resolution 5 of 2018 dated 1 March 2018 (the Implementing Regulations). In addition, Ministerial Resolution 42 of 2018 dated 19 March 2018 provides detailed instructions relating to registration of security over movables (the Instructions).

 

We are examining the Implementing Regulations and the Instructions and will report separately on the contents of the same. In the meantime, we have made enquiries to the Emirates Development Bank concerning the new regulations, and we have been informed as follows:

 

• Registration establishes priority but is not required for the creation of a valid security interest.

 

• Any movable asset located in the UAE (other than the free zones) may be registered, including bank accounts, assignments of receivables and guarantees.

 

• Assets in the free zones are outside the coverage of the Registry.

 

• The holder of the security interest may be a UAE entity or a foreign entity.

 

• The security agreement need not be notarized and need not be in Arabic.

 

• When a security interest is registered, the holder of the security interest is required to notify the provider of the security, which party then has a fixed period of time to file its objections.

 

It was previously required that holders of security interests predating the Pledge Law would have to register their security interests under the Pledge Law by 15 March 2018. This deadline is no longer in effect. Instead, Emirates Development Bank expects to notify banks of the new deadline in the near future. ■

Part-time work

Now that the Ministry of Human Resources and Emiratisation has issued the new regulations addressing part-time employment, let us take a closer look at what this means.

 

The new measure is Ministerial Resolution 31 of 2018. It does not address part-time work as such, but rather part-time work for someone other than the employee’s regular employer. Before this new measure was promulgated, the Labour Law accommodated part-time work for an employee working for only a single employer. Nothing in the Labour Law prevented an employee from working, say, 6 hours in lieu of 8 hours a day, as long as the employer agreed.

 

But a problem arose when an employee sought another job outside normal working hours. The laws of the UAE require that a person may be employed only by the party that sponsors the employee’s labour permit. Working for a party other than the sponsor of one’s labour permit presents multiple violations, on the part of each of the two employers and on the part of the employee.

 

The Ministry had procedures for granting approvals on a case-by-case basis for this kind of part-time employment, provided that the employee’s “regular” employer issued a non-objection certificate. But now it appears that the Ministry will issue approvals on a more routine basis.

 

The new Resolution applies to an employee who is hired as a part-time employee, with working hours of less than 8 hours a day and 48 hours a week. (There is scope in the Resolution for a temporary increase up to 60 hours per week when necessary, provided that the Ministry consent to the same based on the employee’s request, and provided that employee be  given at least one day off per week.) The new Resolution applies only to employees at skill level 1 or skill level 2. Skill level 1 employees hold bachelor’s or master’s degrees and are employed in professional positions. Skill level 2 employees hold technical diplomas or certificates and are employed in technical or supervisory positions.

 

When an employer specifically hires an employee on such a part-time basis, the relationship is memorialized by a form of part-time employment contract promulgated by the Ministry. A part-time employee serving under such a contract may work on a part-time basis for a second employer, provided consent for the arrangement is obtained from the Ministry. Each employer remains responsible to pay to the employee the salary agreed in the applicable employment contract. The primary employer remains responsible for the employee’s statutory benefits such as annual leave and end of service gratuity.

 

An employer who hires an employee on this basis as a principal employer must therefore be aware that the employee will be able to seek other part-time employment with the consent only of the Ministry. The employer would not be able to prevent the employee from obtaining part-time employment elsewhere by imposing non-compete or confidentiality provisions. Accordingly, this would not be an appropriate employment relationship for an employee that had access to significant employer or client data or other intellectual property.

 

Although the new Resolution will only apply to a small portion of the workforce in the UAE, the additional flexibility that the Resolution introduces must be welcomed. ■

The new UAE Pledge Law – security registration

UAE Federal Law 20 of 2016 (Regarding the pledge of moveables as a security for debts) (the Pledge Law) introduced a new regime for registering a pledge over moveable assets which are pledged as security for the repayment of a debt. We reported on this law in our inBrief of January 2017, New UAE Pledge Law Over Moveable Assets.

 

The actual registration of pledges was subject to establishment of a security register pursuant to the implementing regulations issued under the Pledge Law. This security register has now been established by the Emirates Development Bank and is known as the Emirates Movable Collateral Registry.

 

The Emirates Movable Collateral Registry allows:

 

1. free public searches of registered securities;

 

2. certified searches of registered securities;

 

3. registration of notices of security interests against assets of the primary obligors as well as third party security providers, including non-resident foreign persons (legal or natural) and UAE entities incorporated by federal decrees, for a minimal fee; and

 

4. registration of notices of termination of security interests (whether by mutual consent of the parties or by way of a court order) free of charge.

 

All parties holding pledges over moveables in the UAE by way of possession have until 15 March 2018 to register their precedence with the Emirates Movable Collateral Registry. To our knowledge, it is unlikely that an extension of time will be granted. Therefore, we recommend this is done as a priority. ■

UAE VAT designated zones defined

The UAE Ministry of Finance has released Cabinet decision No. 59 of 2017 specifying all Designated Zones to be effective from 1 January 2018 for the purposes of implementing the Designated Zone provisions in Federal Decree Law No 8 of 2017 on Value Added Tax.

 

The Cabinet has the authority to amend the list of Designated Zones as required.

 

A Designated Zone is required to be a specific fenced area with security measures and Customs controls in place to monitor entry and exit of individuals and the movement of goods to and from the area.

 

Concessional VAT treatment may be available for transactions involving the supply of physical goods within Designated Zones. No VAT concessions are available for transactions involving the supply of services within Designated Zones.

 

The list of Designated Zones for UAE VAT purposes are as follows:

 

No.  Designated Zones (Abu Dhabi)

 

1. Free Trade Zone of Khalifa Port

2. Abu Dhabi Airport Free Zone

3. Khalifa Industrial Zone

 

No.  Designated Zones (Dubai)

 

1. Jebel Ali Free Zone (North-South)

2. Dubai Cars and Automotive Zone (DUCAMZ)

3. Dubai Textile City

4. Free Zone Area in Al Quoz

5. Free Zone Area in Al Qusais

6. Dubai Aviation City

7. Dubai Airport Free Zone

 

No.  Designated Zones (Sharjah)

 

1. Hamriyah Free Zone

2. Sharjah Airport International Free Zone

 

No.  Designated Zones (Ajman)

 

1. Ajman Free Zone

 

No.  Designated Zones (Umm Al Quwain)

 

1. Umm Al Quwain Free Trade Zone in Ahmed Bin Rashid Port

2. Umm Al Quwain Free Trade Zone on Sheikh Monhammed Bin Zayed Road

 

No.  Designated Zones (Ras Al Khaimah)

 

1. RAK Free Trade Zone

2. RAK Maritime City Free Zone

3. RAK Airport Free Zone

 

No.  Designated Zones (Fujairah)

 

1. Fujairah Free Zone

2. FOIZ (Fujairah Oil Industry Zone)

Certificate of good conduct required for all UAE employment visas

A new requirement will be introduced shortly that will affect all applications for employment visas. Beginning 4 February 2018, a Good Conduct and Behavior Certificate must be submitted along with the other supporting documents when an employer seeks to sponsor a residence visa for a new employee who is not a UAE national. It appears that the requirement will apply throughout the UAE, including the nation’s many free zones.

 

Like any other foreign document, the prospective employee’s Good Conduct and Behavior Certificate must be notarised in the country of origin and thereafter authenticated up to that country’s Ministry of Foreign Affairs, the UAE Embassy for that country, and finally by the UAE Ministry of Foreign Affairs and International Cooperation. This authentication process often consumes several weeks.

 

In many countries, a Good Conduct and Behavior Certificate may be obtained from the concerned national law enforcement authorities. Here in the UAE, the Ministry of Interior issues such Certificates in respect of UAE nationals and residents, pursuant to a formal and recognised application process. However, many countries do not have central law enforcement authorities. For example, in the United States, a Good Conduct and Behavior Certificate (or a “Police Clearance Certificate”) would be sought from the local municipal police.

 

The Certificate must be issued in the employee’s home country or the country where the employee resided for the five years prior to the application. The Certificate is required only in respect of an employment visa application. It is not required for visas for any of the employee’s dependent family members, nor is it required for other types of visas such as transit and visit visas. Presumably, the new requirement will not apply to visa applications that have already been approved by the authorities. It is not clear whether the new requirement will apply to pending applications that have not been approved. ■

 

Changes to law allowing developers to terminate off-plan sales contracts

On 16 November 2017, Law No. (19) of 2017 was gazzetted which amends the procedures contained in Law No. (13) of 2008 on Interim Property Registration in Dubai. This law stipulates the procedures which developers must follow if a buyer breaches an off-plan sales contract.

 

The new law is an important development in Dubai and will assist developers who are facing a difficult real estate market and increasing buyer default.

 

What’s the Key Change?

 

The new law has not drastically changed the existing procedures contained in Law No. (13) of 2008, but has rather built on them and provided timeframes within which a developer must return excess money to buyers who have defaulted.

 

Under the new law, if a buyer breaches its obligations under an off-plan sales contract:

 

a. the developer must notify the Land Department and the Land Department will serve a notice on the buyer giving it 30 days to fulfill its contractual obligations; and

 

b. if the buyer fails to fulfill its contractual obligations or reach an amicable settlement with the developer within the 30-day notice period, the Land Department may issue an official document stating that the developer has fulfilled his legal obligations and specifying the percentage of completion of the property; and

 

c. after the developer receives this document from the Land Department, the developer may take any of the following actions, without approaching the court or pursuing arbitration:

 

i. if the percentage of completion of the real estate unit exceeds 80%, the developer may:

 

1. continue with the performance of the contract concluded between the developer and the purchaser, retain the whole amounts paid and request the purchaser to pay the outstanding amount of the contract price;

 

2. request the Land Department to sell the real estate unit by public auction so that the developer may collect the outstanding balance payable to the developer by the purchaser; or

 

3. terminate the contract unilaterally, retain up to 40% of the price of the real estate unit specified in the off-plan sales contract and return any excess amount to the purchaser within one year of the date of termination of the contract or within (60) sixty days of the date of re-selling the real estate unit to another purchaser, whichever is earlier;

 

ii. if the percentage of completion of the real estate unit is between 60% and 80%, the developer may terminate the sale contract unilaterally, deduct not more than 40% of the price of the real estate unit specified in the off-plan sales contract and return any excess amount to the purchaser within one year of the date of termination of the contract or within (60) sixty days of the date of re-selling the real estate unit to another purchaser, whichever is earlier;

 

iii. if the developer has commenced construction work on the project as per the designs approved by the competent authorities and the percentage of completion of the real estate unit is less than 60%, the developer may terminate the contract unilaterally, retain up to 25% of the price of the real estate unit specified in the off-plan sales contract and return any excess amount to the purchaser within one year of the date of termination of the contract or within (60) sixty days of the date of re-selling the real estate unit to another purchaser, whichever is earlier; and

 

iv. if the developer has not commenced the execution of the real estate development project for reasons beyond his control and without negligence on his part, the developer may terminate the contract unilaterally, deduct not more than 30% of the amounts paid by the purchaser and return any excess amount to the purchaser within (60) days of the date of terminating the contract.

 

Additionally, where the development project is cancelled by the Real Estate Regulatory Agency, the real estate developer must refund all payments received from the purchaser, pursuant to the procedures and provisions stipulated in the said Law No. (8) of 2007.

 

What’s the commercial and practical impact?

 

Developers must follow the procedure set out in Law No. 19 of 2017 if they wish to recover from a buyer who has breached an off-plan sales contract.■

 

Dawn raids: do you have a policy in place, and is it fit for purpose?

The term “dawn raid” refers to an unanticipated visit to commercial premises by a regulatory authority. Examples of this could include a squad of policemen entering a warehouse, a team from a financial-services regulator checking trading records at a bank, or an official from the UAE Ministry of Human Resources and Emiratisation entering your office to check the work permits of all employees present there (an increasingly common practice).

 

If your business is subject to a dawn raid, it generally means something has already gone wrong. Regulators only have limited resources, and they typically don’t engage in random inspections. If they are visiting you there is almost certainly a good reason for it. How you handle the raid itself will have a significant impact on the discussions and negotiations that are sure to follow.

 

A calm, professional and pragmatic interaction with the regulators will serve your organisation much better than a disorganised and panicked response. Having a written policy in place provides your team with a script to follow, and prevents inappropriate behaviour by untrained staff. Unfortunately, dawn-raid policies used in other parts of the world are often fatally flawed when reviewed in the context of the UAE.

 

All dawn-raid policies should include training of your receptionists, with specific directions for the contact people who must be immediately informed of the raid. These might include the manager of the office, the compliance officer (if any) and the organisation’s lawyers (internal and/or external). The receptionists will almost certainly be the first people that the regulators come into contact with.

 

The organisation’s lead representative should then attempt to agree an approach with the raiding authority. The aim is to allow the search to take place in a manner which minimises the inevitable disruption to normal business activity. If possible, you will also want to agree the extent of the search and to place limits on the types of materials that the raiding authority can inspect. Much will rely upon the charm and negotiating ability of your lead representative at this stage. Many regulators will resist efforts to curtail the scope of the inspection.

 

The policy should document the fact that, in the event of a raid, documents must not be destroyed or amended. Normal document-destruction procedures should be suspended. An ill-guided attempt to hide evidence from inspectors will make a bad situation much worse. The policy should also specify that all employees receive regular training on this point. In the event that someone does destroy a document, it may help the organisation if you can point to the policy and the training and thereby state that you had told employees not to do this.

 

The policy should also include a communications plan. This would deal with both internal communication to employees, plus external communication to the general media, other industry regulators, and competitors. Employees will need to be reminded that they should keep details of the investigation confidential. The amount of detail disclosed externally needs to be carefully considered. Too little information suggests that the company is trying to hide a problem. Too much (or too early) will prejudice your ability to reach a negotiated settlement with the regulator.

 

The reason that dawn-raid policies from other parts of the world are fatally flawed when used in a UAE context is due to the concept of legal privilege. The concept of legal privilege is engrained in many legal systems, and is often seen as a fundamental principle of justice. It grants a protection from disclosing evidence. A key issue in dawn raids in other parts of the world is therefore identifying which documents are protected by legal privilege, and therefore need not be disclosed to regulators. A client must be confident that his discussions with his lawyer are confidential. This means that all correspondence between a client and his lawyer (in many parts of the world) is protected by legal privilege.

 

The situation is somewhat different in the UAE. Lawyers owe a duty of confidentiality to their client, but this falls short of being legal privilege, which is a right enjoyed by the client. In the context of a UAE dawn raid, you risk antagonising a regulator (and increasing the disruption to the business) if you attempt to argue that certain documents need not be disclosed as they are protected by legal privilege. There is a danger of this happening if you adopt a dawn-raid policy developed overseas and do not amend it to accord with local conditions. Please contact us if you would like us to review your dawn-raid policies, or to assist you in developing a new policy. ■

Cap restored on Abu Dhabi Court fees

Abu Dhabi has put an end to a four-year experiment – widely viewed as unsuccessful – with uncapped court fees.

 

Prior to 2013, court fees in Abu Dhabi were calculated as a percentage of the amount in controversy, subject to a cap of AED 20,000. But Abu Dhabi Law 6 of 2013 introduced a new formula of 3% of the amount in controversy without any cap. This imposed significant costs on claimants, even taking into account the power of the courts to charge fees to the losing party. Resort to the courts was deterred, even for an action such as the enforcement of an arbitral award where the role of the courts was restricted.

 

This has now been remedied by Abu Dhabi Law 13 of 2017, which repealed Law 6 of 2013. Law 13 of 2017 provides for a court fee of 5% of the amount in controversy, provided that the fee shall be not less than AED 100 and not more than AED 40,000. The formula is the same for appellate fees, but with a maximum fee of AED 10,000. For a lawsuit of indeterminate value, a fixed fee will be charged initially depending on the type of case, with the balance of the fee to be calculated following pronouncement of judgment on the basis of the amount of the award using the normally-applicable formula.

 

Law 13 of 2017 also sets a cap of AED 10,000 for fees for additional electronic services provided by the Abu Dhabi Judicial Department. ■