More Info About Letters of Credit
The parties to a letter of a credit are as follows:
Issuer – the bank or thrift issuing the letter of credit is the Issuer.
Account Party –
the party who obtains the letter of credit from the Issuer is the
Account Party. Often, the Account Party arranging for a standby letter
of credit delivers cash or other collateral to the Issuer to secure
repayment of any draws on the letter of credit.
Beneficiary –
the party who holds the standby letter of credit and who is authorized
to draw under the letter of credit on the conditions stated in the
letter of credit is the Beneficiary.
A
standby letter of credit is issued by the Issuer to the Beneficiary at
the request of the Account Party, and requires the Issuer to pay a
specified sum to the Beneficiary upon satisfaction of the conditions of
drawing specified in the standby letter of credit. The standby letter of
credit will specify the maximum amount that may be drawn, the
expiration date, the place where drafts must be presented and what
certifications or deliveries must be made in connection with the draw
request. Virtually all letters of credit utilized in real estate
transactions are “sight draft” letters of credit, which means that the
Beneficiary can require payment under the letter of credit upon delivery
of a simple sight draft, which looks very much like a bank check,
together with any other required certifications.
Letters
of credit are governed by Article 5 of the Uniform Commercial Code (the
“UCC”), which has been enacted in every state and the District of
Columbia. In addition, parties generally agree that the letter of credit
will be governed by the Uniform Customs and Practice for Documentary
Credits (the “UCP”) or the International Standby Practices 98 (the
“ISP”), both of which are promulgated by the International Chamber of
Commerce. Standby letters of credit issued by US financial institutions
are also subject to regulation by one or more of the Federal Deposit
Insurance Corporation, the Office of Thrift Supervision, the Federal
Reserve Board and the Office of the Comptroller of the Currency.
Standby
letters of credit are generally issued and held pursuant to a separate
contract between the Account Party and the Beneficiary – such as a
lease, loan agreement, purchase agreement or public improvement
agreement. The “underlying contract” between the Account Party and the
Beneficiary is separate and independent of the letter of credit as a
legal matter, but it will specify the requirements that the letter of
credit must satisfy and when it can be drawn. If these documents are
drafted properly, they will generally contain language that requires the
Issuer to meet certain specified standards as to its financial
strength.
Following is some typical lease language (although any actual language you use should be crafted to fit the particular case):
The
Letter of Credit shall be issued by a commercial bank acceptable to
[Landlord] and (1) that is chartered under the laws of the United
States, any State thereof or the District of Columbia, and which is
insured by the Federal Deposit Insurance Corporation; (2) whose
long-term, unsecured and unsubordinated debt obligations are rated in
the highest category by at least two of Fitch Ratings Ltd. (Fitch),
Moody’s Investors Service, Inc. (Moody’s) and Standard & Poor’s
Ratings Services (S&P) or their respective successors (the Rating
Agencies) (which shall mean AAA from Fitch, Aaa from Moody’s and AAA
from Standard & Poor’s); and (3) which has a short term deposit
rating in the highest category from at least two Rating Agencies (which
shall mean F1 from Fitch, P-1 from Moody’s and A-1 from S&P)
(collectively, the LC Issuer Requirements). If at any time the LC Issuer
Requirements are not met, or if the financial condition of such issuer
changes in any other materially adverse way, as determined by [Landlord]
in its sole discretion, then [Tenant] shall within [five (5)] days of
written notice from [Landlord] deliver to [Landlord] a replacement
Letter of Credit which otherwise meets the requirements of this [Lease]
and that meets the LC Issuer Requirements (and [Tenant]’s failure to do
so shall, notwithstanding anything in this [Lease] to the contrary,
constitute an Event of Default for which there shall be no notice or
grace or cure periods being applicable thereto other than the aforesaid
[five-day] period). Among other things, [Landlord] shall have the right
under such circumstances to immediately, and without further notice to
[Tenant], present a draw under the letter of credit for payment and to
hold the proceeds thereof.
Following
is some typical language for the governing documents (and once again,
any actual language you use should be crafted to fit the particular
case):
In
the event the issuer of any letter of credit held by [Landlord] is
insolvent or is placed into receivership or conservatorship by the
Federal Deposit Insurance Corporation, or any successor or similar
entity, or if a trustee, receiver or liquidator is appointed for the
issuer, then, effective as of the date of such occurrence, said Letter
of Credit shall be deemed to not meet the requirements of this Section,
and then [Tenant] shall within [five (5)] days of written notice from
[Landlord] deliver to [Landlord] a replacement Letter of Credit which
otherwise meets the requirements of this [Lease] and that meets the LC
Issuer Requirements (and [Tenant]’s failure to do so shall,
notwithstanding anything in this [Lease] to the contrary, constitute an
Event of Default for which there shall be no notice or grace or cure
periods being applicable thereto other than the aforesaid [fiveday]
period); or, alternatively, [Tenant] shall, within such [five-day]
period deliver cash to [Landlord] in the amount required above.
Letters
of credit typically follow a fairly pre-determined format. However, the
Issuer will often agree to include customized language which might
include, among other things, the Beneficiary’s automatic right to draw
in the event the letter of credit is due to expire without being renewed
or replaced, or if the Issuer’s credit rating drops below a specified
level.
It
is obvious that a Beneficiary is in a much better position if it draws
upon a letter of credit for payment, and retains the proceeds, before
the Issuer is subject to a receivership or conservatorship order by
FDIC. Failure to do so could render the letter of credit worthless and
leave the Beneficiary without a viable course of action to re-establish
the deposit or other security.
While
beyond the scope of this article, the type of account in which the
proceeds are held, in the case of a tenant security deposit, should be
carefully considered in order to minimize potential bankruptcy risks.
These
posts are for informational/educational purposes and I make them mostly to educate
our highly esteemed prospective customers. If you have interest in these posts or
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