Why Does My Business Purchase or Lease Still Go Wrong After Signing a Heads of Agreement and Paying a Deposit?
签了意向书也交了定金,生意或租约交易为何仍可能出问题?
What is a Heads of Agreement (HOA) and Why is it Important?
A Heads of Agreement (HOA) is a preliminary document that outlines the main terms and conditions for a commercial transaction, such as leasing commercial property or purchasing a business.
Although the HOA is typically non-binding, it serves as the foundation for the final contract or lease, establishing the framework of the deal. It is essential that all crucial terms are clearly addressed in the HOA from the start to avoid disputes later on.
什么是意向书,为什么它很重要?
意向书(Heads of Agreement,简称 HOA)是当事方在商业交易中签署的初步协议,概
述了交易的主要条款和条件,例如商业物业租赁或购买生意。虽然意向书通常不具有法
律约束力,但它为最终合同或租赁协议奠定基础,建立了交易框架。因此,确保所有关
键条款从一开始就明确列在意向书中,以避免后续产生纠纷,是非常重要的。
What Happens if Important Terms Are Missing from the HOA?
While most HOAs include descriptions of the business or lease premises, rent or purchase price, deposit amount, and other fundamental details, important terms like conditions precedent, deposit refund conditions, or timelines are sometimes omitted or are unclear, which can lead to serious issues later.
For example:
- If you decide to back out of the deal after discovering that the financial performance of the business is not as ideal as anticipated, or if a strong competitor sets up a similar business nearby, the absence of clear terms may make it difficult to recover your initial deposit.
- Similarly, even if the deal proceeds, a lack of clarity can cause disagreements during the final contract negotiations, with one party arguing that certain terms were never part of the initial agreement.
如果意向书中缺少重要条款会发生什么?
虽然大多数意向书会包括商业或租赁物业的描述、租金或购买价格、定金金额等基本细
节,但交易条件、定金退款条件或交易时间线等重要条款有时会被遗漏或表述不清,这
就可能会导致后续出现严重问题。例如,有买家客户在发现将要购买的生意的财务表现
并不如卖家描述那样好,或者有强有力的竞争者在附近开设了类似生意后,如果决定退
出生意购买或者商业租约,缺乏明确条款可能会导致很难拿回初始定金。同样地,即使
交易继续进行,缺乏清晰性也可能在后续的正式合同条款商议中引发争议,一方可能会
争辩说某些条款从未是初步协议的一部分。
Why the HOA Stage Is So Important
Some people treat the HOA as informal, assuming that the “real” terms will be dealt with in the final lease or contract of sale. However, since the HOA sets out the main terms and an initial deposit is typically required when signing the HOA, it carries significant consequences, especially if the deal later falls through.
In such cases, the HOA is often the only legal document with both parties’ signatures. Therefore, it is important to engage a legal professional early in the process when negotiating the terms of the HOA.
为什么意向书阶段很关键
有些人将意向书视为非正式文件,认为“正式”的条款会在最终的租赁或买卖合同中敲
定。事实上,由于意向书设定了主要条款,且签署意向书时通常需要支付初步定金,意
向书会对交易有重大影响,尤其在交易未能完成时,而意向书往往是唯一一份双方签署
的法律文件。因此,在交易协商阶段,尽早请律师协助商议意向书的条款对交易顺利进
行是至关重要的。
Three Key Tips to Avoid Future Issues
- Do not pay a deposit unless deposit treatment is specified
If a deposit is to be paid, the HOA or written agreement should specify:
- The amount of the deposit
- Who will hold the deposit (preferably in a trust account)
- Whether it is refundable and under what circumstances
- Whether any fees or deductions may apply if the deal does not proceed.
- Clearly record all the intended key terms
The HOA should be comprehensive and include all necessary terms, such as condition
precedents, payment schedules, and any other sale or lease terms that the parties have
agreed upon. This reduces the chances of misunderstandings or disputes later on.
- Ensure the final contract reflects what was agreed in the HOA
We often see differences between the HOA and the final lease or sale contract. Before
signing the final documents, ensure that the key terms match what was originally agreed,
and that nothing important has changed or been added unexpectedly.
三点建议,帮你避免未来纠纷:
- 未写清楚定金处理方式前,不要轻易支付定金
如果需要支付定金,应确保意向书或其他书面协议中明确列出定金金额、由谁保
管定金(建议使用律师或中介的信托账户)、交易不成时是否可退、以及在什么
情况下可退、以及是否对方允许扣除合理费用(如律师费或尽调成本等)。
有书面记录可以帮助双方明确预期,减少误解和争议。
- 写清楚所有关键条款
意向书应当全面且清晰地列出所有必要的条款,例如先决条件、付款计划以及双
方已达成一致的其他买卖或租赁条款。这将减少日后出现误解或纠纷的可能性。
- 正式合同签署前,确认其内容是否与意向书一致
在实践中,我们经常看到正式租赁协议或买卖合同与之前签署的意向书存在出
入。因此在签署正式文件前,应再次确认合同内容是否与原先的意向一致,并确
保没有增加任何未商议的新条款。
Conclusion
The HOA is a crucial starting point in any business transaction. If not handled carefully, it may lead to delays, disputes, or complications when finalising the deal. Engaging a lawyer early ensures that all essential terms are properly addressed and helps protect your interests throughout the process.
If you are entering into a commercial transaction and need advice or have any questions, please contact our contract lawyers in Melbourne Mr Richard Mackenzie or Ms Kate Mak on (03) 8621 1000 or our solicitors in Essendon on (03) 9331 1144 or via email at advisors@emlawyers.com.au at Eales & Mackenzie Legal and Corporate Advisors.
结语
意向书是任何商业交易的关键起点。如果处理不当,可能会导致交易完成时的延迟、争
议或复杂问题。尽早聘请律师可以确保所有必要条款得到妥善处理,并在整个过程中保
护你的利益。
如果你正要进行商业交易并需要法律咨询或有任何问题,请联系 Eales & Mackenzie 法律
与企业顾问 Richard Mackenzie 律师或 Kate Mak 律师。我们的墨尔本办公室的电话是
(03)8621 1000,或请致电我们的 Essendon 办公室(03)9331 1144,您亦可通过电子
邮件与我们联系: advisors@emlawyers.com.au
