mercoledì 5 giugno 2013

Establishing a company in Italy

Italian corporate law primarily differentiates between:

Partnership

Generally characterised by:
  • unlimited joint and several liability of partners for company obligations;
  • each partner acts as a director of the company with managing powers;
  • non-transferability, either inter vivos or mortis causa, of the partner status except whereby authorised by all other partners.
Corporations

Generally characterised by:
  • legal personality, autonomous from company owners’ personality
  • limited liability for company owners, i.e. each owner’s liability is limited to the cash or assets he/she has contributed to the company
  • separation of ownership and managing powers; hence company owners are not necessarily also company directors, and directors are not necessarily company owners
  • ownership as freely transferable, either inter vivos or mortis causa.
Limited liability company

The most widespread types of companies in Italy are: Società per Azioni – S.p.A. (companies with liability limited by shares) and Società a responsabilità limitata – S.r.l. (companies with liability limited by quotas).

Both types of companies are to be established via a Memorandum of Association (or Deed of Incorporation) – either a unilateral instrument (whereby there is one founder only) or a contract (in the case of multiple founders). The document is complemented with the Articles of Association (or By-Laws) of the company, i.e. the set of rules governing the company’s operations through its existence. Whereby company’s owners should decide to change one or more of such rules over the years, the Articles of Association shall be consistently amended, whilst the Memorandum of Association shall remain unchanged over time. Accordingly, consideration shall always be ensured to the Articles of Association currently in force.

Società per Azioni (S.p.A.)

A Società per Azioni is the primary form of corporation, i.e. it best meets the needs of enterprises requiring significant capital.

Share Capital and Shares

S.p.A. share capital cannot be lower than € 120,000.00, and is divided into “shares”, which can be even dematerialized securities.

The share capital amount is determined at the moment the S.p.A. is incorporated and shall be subscribed by those establishing the company. In the event of a single founder, one subscription only will therefore exist; in the event of multiple founders, all shall subscribe (varying) portions of share capital until the whole capital has been subscribed.

Via capital subscription, each shareholder undertakes to pay the portion of capital subscribed upon execution of the Memorandum of Association. Payment can take place either by money contribution to the S.p.A. (to its cashier or onto a current account in the company’s name) or, whereby expressly provided in the Memorandum of Association, via in-kind contribution or contribution of receivables, whose value shall be equal to the amount of capital subscribed.

In case of multiple founding shareholders, those paying the capital subscription in cash are not required to pay the entire amount of their share(s) up front. They are entitled to deposit at least 25% initially and agree to pay the remaining 75% at a subsequent date consistently with the managing body’s request.

Conversely, whereby paid in kind or via transfer of receivables, the share capital is to be paid in its entirety. In the event of a single founder, he/she shall pay the entire share capital subscription up front, regardless of whether payment is in cash or in kind (i.e. goods or receivables).
Any share premium the founding shareholders might wish to pay for the shares shall be paid in its entirety upon S.p.A. establishment.

Once the Memorandum of Association has been filed with the competent Register of Enterprises and the S.p.A. company therefore has been incorporated, the company may issues shares representing its own share capital.

Corporate Bodies

Shareholders’ Meeting

The Shareholders’ Meeting is the S.p.A. sovereign corporate body, i.e. the forum within which its shareholders form their will as to the company, then implemented by the managing body. The shareholders pass resolutions collectively. Resolutions legitimately passed during the meeting are binding for all shareholders, including those absent and those who voted against the resolution passed; nevertheless, in some cases it is possible for such parties to withdraw from the company, following procedures established by law.

Managing Body


The managing body is responsible for company management. In performing ordinary and extraordinary management tasks, it is not bound to seek approval from shareholders for its actions, except for corporate administration acts expressly subject to shareholders’ approval as by law.
In any event, the managing body composition depends on the corporate governance model adopted by the company, even if under the so-called “ordinary” model (which is the more common one) the company management is entrusted to a managing body, either composed of multiple directors (i.e. Board of Directors) or a single director (i.e. Sole Director). The Board of Directors may delegate some of its administrative powers to an executive committee or to a Managing Director. The Managing Body may be also a corporate body, unless further legal provisions setting forth restriction or requirements related to certain type of companies.

Control Body
The control body is responsible for overseeing company management and/or auditing its accounts, although the latter may also be entrusted to an independent auditing firm.

Within the so-called “ordinary” model of corporate governance management control is entrusted to a Board of Auditors composed of either 3 or 5 statutory auditors and 2 alternate statutory auditors, while accounts are audited by an external auditor or auditing firm enrolled in the Register of Auditors.

Società a responsabilità limitata (S.r.l.)

A Società a responsibilità limitata (S.r.l.) – i.e. company the liability of which is limited by quotas – has a much more streamlined corporate structure than an S.p.A., particularly due to the broader freedom that Italian law grants to the founding quotaholder(s) in establishing its functioning, organisation and other features and adapting them to their specific needs. Indeed, the Memorandum and Articles of Association may derogate from much of the legislation governing an S.r.l.

Capital and Quotas

S.r.l. capital may not be lower than € 10,000.00 and is divided into “quotas”. The amount of capital is determined at the time the S.r.l. is incorporated and (likewise S.p.A.s) shall be subscribed in its entirety by founding quotaholder(s). Quotas are dematerialized.

As the S.p.A.s, in the case of multiple founders, those paying the subscription of capital in cash are not required to pay the entire amount of their quota; they may deposit 25% initially and agree to pay the remaining 75% at a subsequent date upon the managing body’s request. Conversely, sole quotaholder is required to pay its capital contribution in its entirety, likewise multiple quotaholders intending to make in-kind contributions or contributions of receivables. Any premium on quotas shall always be fully paid up front.

Unlike S.p.A.s, quotaholders may also contribute the value of services to be provided to an S.r.l. by one or more of them. The subscribed capital shall be paid in its entirety by those quotaholders electing to contribute the value of their services; such contribution shall take the guise of a formal undertaking by the quotaholders to provide such services to the S.r.l.

Each S.r.l. quotaholder holds only one quota, which represents a varying portion of subscribed capital. In the case of sole quotaholder, his/her quota represents the whole capital.

Unless otherwise specified in the Memorandum of Association, the value of each quota is calculated proportionately to the value of the quotaholder’s contribution to the company, and his/her rights (e.g. voting rights, and the right to share in profits) are also proportionate. For instance, if a quotaholder holds 60% of an S.r.l. capital, he/she is the owner of a quota equal to 60% of total capital, is entitled to 60% of the company’s earnings, and his/her vote represents 60% of the quorum required for passing quotaholders’ resolutions.

Nevertheless, quotaholders may establish – either in the Memorandum of Association or, subsequently, in the Articles of Association – quotas not proportionate to the value of the contribution to the company, and may also establish special rights for specific quotaholders.

Corporate Bodies and Governance

Quotaholders’ Meeting


Quotaholders may take decisions provided for by law or company’s Articles of Association in the collegial manner typical of Shareholders’ Meetings. However, the Articles of Association may also provide for such resolutions (unless related to specified matters) to be taken through more streamlined procedures, such as written consultation or written consent.

Management Body

Unless otherwise specified in the Articles of Association, S.r.l. management is entrusted to one or more shareholders appointed by the quotaholders themselves.

As such, an S.r.l. may be managed by a Sole Director or by multiple Directors. In the latter case, the company may adopt one of the following administration systems: (i) Board of Directors; (ii) Several Management; (iii) Joint Management.

The Managing Body may be also a corporate body, unless further legal provisions setting forth restriction or requirements related to certain type of companies. The Articles of Association may establish that multiple administration systems be used, each for a specific set of issues for which the managing body is called upon to decide. In any event, all directors’ decisions shall be documented in a dedicated corporate book.

Control Body

In S.r.l.s. management control and accounts auditing are entrusted to a Board of Auditors or a Sole Auditor. Control Body is not mandatory, except if certain circumstances occur, that is if the company:
  • has got a capital equal or more than Euro 120,000.00; or
  • must keep a consolidated balance; or
  • controls a company obliged to statutory audit; or
  • for two years has exceeded the following limits: (i) total assets of the balance sheet: Euro 4,400 million; (ii) revenues from sales and services: Euro 8,800 millions Euros; (iii) workers employed on average during the year: 50 units.
Whenever the company may got an income or a net worth equal or higher than Euro one million, the Control Body must be a Board of Auditors, not a sole Auditor.The Statutory Audit will be carried out by the Control Body, unless the Quotaholders’s Meeting deliberate to entrust it to an Auditor or an Auditor Firm; any revocation must be approved only by the resolution of quotaholders, according by the law. 

Recently, in addition to the ordinary model, other two new types of S.r.l. have been introduced:

1. Low capital S.r.l. (Società a responsabilità limitata a capitale ridotto) – “S.r.l.c.r.”; and 2. Simplified S.r.l. (Società a responsabilità limitata semplificata) – “S.r.l.s.”.

The main differences among ordinary S.r.l. and a S.r.l.c.r. or a S.r.l.s. are the following:
(i) S.r.l.c.r. can be only incorporated by individuals (a wholly-owned S.r.l.c.r. is allowed); therefore, legal entities (such as companies) are excluded. Quotaholders of a S.r.l.s. can be only individuals (not corporations or other entities) who are less than 35 years old. Conversely, an ordinary S.r.l. can be incorporated by individuals as well as legal entities;

(ii) S.r.l.c.r. or S.r.l.s. capital may not be lower than Euro 1.00 and higher than 9,999.99. Conversely, the capital of an ordinary S.r.l. may not be lower than Euro 10,000.00;

(iii) S.r.l.c.r. or S.r.l.s. capital contributions can be carried out in cash only. Conversely, in the event of ordinary S.r.l., in-kind contributions, contributions of receivables, and contributions of services may be also made. In particular, in cash contributions towards the S.r.l.c.r. or S.r.l.s. have to be paid-in directly to the Managing Body when the company is being incorporated. It implies that the Managing Body must attend the company’s incorporation before the Notary Public in order to immediately accept its charge and it has to formally state, before the Notary, that the corporate capital has been paid-in. The foregoing is different from an ordinary S.r.l., whereby in the latter case, preliminary to the execution of the Memorandum of Association, the founders shall open a temporary account with a bank, and shall deposit there the future company’s capital, so that the Notary Public needs only the bank’s receipt in order to assess the corporate capital existence and deposit. As a consequence the directors can accept their relevant charge also once the company has been incorporated.

(iv) Directors of S.r.l.s. should be necessary company’s quotaholders, while Directors of S.r.l.c.r. should be natural persons, quotaholders or less. Otherwise, Directors of the ordinary S.r.l. may be individual or corporate entity, quotaholders or less.

Real estate in Italy - brief regulatory framework

In order to help you to achieve your dream of relocating to Italy, on a permanent or temporary basis, please find below a Q&A document aimed at briefly introducing you to key aspects to be evaluated during the purchase of a property in Italy. This document does not constitute legal advice and is provided for your information only.

Q: Why the engagement of an Italian lawyer is important if I want to buy a property in Italy?  
A: As the Italian legal system is highly regulated, real estate transactions usually involve specific administrative, environmental (national and local) as well as tax provisions which may have a significant impact on the transaction. Your lawyer must be able to provide you with a perfect understanding of all legal aspects involved in the potential transaction since the preliminary assessment of the investment. Basically, although it may seem pretty obvious, your legal consultant shall be able to communicate directly with you in English without the intermediation of third party and make you comfortable during the whole transaction since the first approach with the potential seller (or real estate broker) until the closing of the transaction.

Q: What kind of activities a qualified Italian lawyer must provide if I decide to evaluate the purchase of a property in Italy?
 
A: First of all, according to your instructions, your legal consultant shall deal on your behalf with the potential seller and the real estate broker through the request of all preliminary data and information relevant to the property that you are interested to buy. Needless to say that if the provided package of documents and information is not complete, your legal consultant shall perform independent activities in order to evaluate if possible legal risks, existing or potential, may affect the transaction. 

By way of example only, your legal consultant shall collect all documents aimed at proving that no encumbrances or third party rights exist on the property, the property does not fall under particular provisions pursuant to a local zoning plan which can forbid you to build, pending or potential litigations relevant to the property do not exist, environmental law has been duly complied with as well as taxes connected to the property have been duly paid by the owner. Having said that, only an Italian qualified lawyer is able to perform such assessment and, as a consequence, negotiate and draft the necessary and appropriate representations and warranties as well as the requested indemnification clauses necessary to protect your investment.

Q: Can the activity of an Italian Notary replace the role of an Italian lawyer and guarantee the positive outcome of the transaction?
A: Without prejudice to the above, according to the Italian law the purchase and sale of a property shall occur with the mandatory assistance of an Italian Notary. The Notary, acting as public official of the Italian Republic and independent subject between the buyer and seller, grants the formal correctness of the transaction (by way of example, the Notary attests that the seller is in attendance to sign the notarial deed).

Q: Can I directly buy a property in my own name? Am I entitled to buy the asset through a special purpose company vehicle? 
A: Depending upon specific characteristics and a prior evaluation relevant to personal, privacy and tax convenience, if you are an individual you are entitled to buy a property on your own name, jointly with other individuals or other legal entities, in the name of your children as well as in name of somebody who will eventually inherit the asset from them. In addition to the above, in light of potential reasons connected to limitation of liability, privacy and tax aspects, you can buy the asset through a dedicated special purpose company vehicle regulated under the Italian law or foreigner legal system already existing or to be newly incorporated.

Q: What is the first step to do if I am sure to buy a property?
 
A: Once all necessary and appropriate activities for the positive assessment of the investment have been duly completed (by way of example, you have planned the best tax structure, the obtaining of financial resources is secured as well as the outcome of the preliminary due diligence process performed by your legal consultant is positive), you have the clear overview in order to submit an offer to the potential seller for the purchase of the property.

Q: Can you explain the effects of the offer above? 
A: Under the Italian real estate market it is customary that a potential buyer submits an offer (offerta ferma e irrevocabile) aimed at taking the property off the market for a limited period of time. The offer will establish the limited period within which it must be accepted by the potential seller as well as the key terms and conditions which will be encapsulated in the preliminary agreement (by way of example, a condition precedent represented by the prior obtainment of a mortgage or the issuance of a specific authorization from the competent public administration to perform particular variations to the property).

Q: What happens if the potential seller fails to accept the offer?
A: If on one side the submitted offer binds the potential buyer for the limited period contained therein, on the other  side the potential seller is not legally bound until the offer is duly accepted. Therefore, in case the offer is not accepted by the potential seller, it will not produce any binding effect towards the latter.

Q: What happens if the offer is accepted by the potential seller?
A: In case the potential seller accepts the offer mentioned above, both parties have duly entered into a binding agreement that is customary to be encapsulated into a  preliminary contract for the purchase of the property. In detail the preliminary contract, inter alia, shall correctly identify the potential buyer and seller, the cadastral data of the property and its extension, the price as well as the timing for payment of the relevant instalments, the amount of deposit, the right of the buyer to appoint a third individual/company as party executing the final notarial deed, the conditions precedent under which the obligation to enter into the final notarial deed are subject to, the term for the execution of the notarial deed, an appropriate package of representations and warranties provided by the potential seller with reference to the property as well as indemnification clauses able to protect the potential buyer in case the potential seller breaches the provisions under the preliminary contract.

Q: Do I have to pay a deposit to enter into a preliminary agreement?  
 
A: It is customary that, at the same time on which the preliminary contract is executed, the potential buyer pays a deposit usually ranging between 10% up to 15% of the final price.

Q: What happens if the potential seller fails to enter into the notarial deed?
A: If one of the conditions precedent under the preliminary contract is not met, the potential buyer is entitled to obtain the repayment of the deposit already paid. If the potential buyer fails to enter into the notarial deed for the purchase of the property due to reasons not connected to the occurrence of the provided conditions precedent, the  amount paid as deposit will be retained by the potential seller. In case the potential seller fails to enter into the notarial deed, an amount equal to the double of the deposit paid by the potential buyer shall be paid by the potential seller.

Q: What happens if the conditions precedent are met and both parties decide to duly complete the purchase and sale of the property? 
A: Once all conditions precedent are met and both parties decide to complete the transaction, as a final step, a Notary shall be appointed to draft the deed for the sale and purchase of the property. The notarial deed shall have no novative effect therefore all key terms and conditions (representations and warranties, indemnification clauses, price and terms of payment) set forth under the preliminary agreement shall be duly repeated in the notarial deed. It is customary the Notary is appointed by the potential buyer as such party shall pay the relevant fees. The final payment that will occur at the date of the notarial deed will include the balance to be paid to the seller, notarial fees and taxes arising from the completion of the purchase.

Q: Can you provide me with a brief overview of tax obligations and duties applicable if I buy a property in Italy? 
A: The applicable tax regime (registration tax “imposta di registro” and VAT “Iva”) changes on the basis of the characteristics of the seller, individual or company, as well as the nature of the property sold. The sale and purchase, inter alia, is subject to mortgage tax “imposta ipotecaria” and cadastral tax “imposta catastale” due to the registration of the transaction into the Italian dedicated Property Registers.

Q: Can you provide me with an example of taxes above? 
A: If the seller is an entity operating in the real estate sector (real estate companies or construction companies), the purchase price agreed in the notarial deed is charged with (1) VAT (whose percentage depends on the nature of the property sold); (2) fixed amount of 168,00 Euros as registration tax; (3) other taxes. If the seller is an individual or a company not operating in the real estate sector, taxes to be paid are calculated on the basis of different percentages.

Q: Do I have to pay taxes if I own a property in Italy?
 
A: Additional taxes may apply if you own a property in Italy (by way of example the municipal tax on real estate “IMU” as well as local tax for collection of garbage “TARSU”). In addition to the above, please note that non Italian residents shall pay taxes on the basis of income arising from properties located in Italy (by way of example, rental income).

martedì 4 giugno 2013

Legal services in Italy

Welcome. If you need legal assistance in Italy you have found the right place. So, please, stop and take thirty seconds of your time to understand how I can help you.  

Solving a legal issue in Italy may be not so easy for many reasons. Italian law framework is highly regulated and unclear most of the times so you really need to be provided with the right advice. 

Think about the following cases. What happens if you want to buy/sell a property in Italy and you did not properly understand provisions relevant to price and future obligations after the sale and purchase agreement? Or what happens if you want to execute an agreement with an Italian counterpart and you did not clearly understand the content of all provisions?  

I will help you to properly understand any kind of legal issues and find together the best solution to protect your rights. 

I can assist you if your issue involves (i) real estate; (ii) inheritance cases; (iii) contracts; (iv) civil law litigation; (v) personal injury; (vi) divorce and family law; (vii) debt recovery and (viii) translation.

For any contact, send me an email to info@studiolegale-dec.it.