Williams & Associates
Quality Real Estate and Business Law Legal Services For Businesses Nationwide
What’s New Fall 2020

Norma Williams was the Moderator and a Panelist on a commercial real estate program at the Annual Meeting of the American College of Mortgage Attorneys entitled “Loan Defaults and Two Not So Tough Acts to Follow,” highlighting strategies for loan workouts and practice under the Uniform Assignment of Rents Act and the Uniform Commercial Real Estate Receivership Act, September, 2020

What’s New Winter 2020

“2020 Legislative Changes Affecting California Commercial Real Property,” Attorney at Law Magazine (Los Angeles Edition, (Volume 6, No. 1, 2020)

Norma Williams was selected statewide to receive the inaugural Excellence in Practice Award given by the California Lawyer’s Association’s Solo and Small Firms Section; Award Ceremony, June, 2019

Selected Recent Transactions:

Representation of bank in loan modification adding California shopping center owned by new guarantor as additional collateral

Representation of employees credit union in refinance loan secured by Southern California shopping center.

Local counsel in financing transaction for the construction of a Performing Arts Center at a Southern California private high school, using the federal New Markets Tax Credit program

Re-structure of limited partnership interests in partnership owning major transit-oriented multi-family real estate project

Holding company formation and advice on real estate subsidiary structure

Transaction counsel in initial phase of re-structure of limited partnership interests in partnership owning major multi-family real estate project

Recent Publications:

“2019 California Laws Affecting Commercial Real Property,” Attorney at Law Magazine (Los Angeles Edition (Vol. 5, No. 2, 2019)

“Priority Of Liens On California Real Property, Part 2: Subordination Agreements,” Points of Interest Magazine (California Mortgage Association, Spring, 2019)

“Priority Of Liens On California Real Property, Part 1: General Rules of Priority, Deeds of Trust,” Points of Interest Magazine (California Mortgage Association, Fall, 2018)

Representative Transactions

Real Estate Financing Transactions: Clients and Transactions

  • Representation of out of state employees’ credit union in $14MM term loan secured by shopping center in Southern California; representation of same credit union in $4 million additional advance under same loan.
  • Representation of borrower in financing for the construction of a Performing Arts Center at a major Los Angeles-area high school using the complex federal New Markets Tax Credit Program.
  • Representation of Texas bank in loan for the construction of an assisted living facility in Northern California
  • Local counsel to borrower and affiliates comprising a major Southern California University, hospital and other facilities system in re-structuring of loan including issuance of opinions
  • Representation of out of state community bank in obtaining licensing approval to open a commercial and real estate loan production office in California
  • Representation of Administrative Agent and Lender as local counsel in loan to borrower to be formed by a REIT with respect to multi-tenant office building complex in Orange County, CA.
  • Representation of smaller banks on specific issues
  • Other limited representation as a) preparation or review of loan documents for specific lending programs; b) preparation of form loan documents to be used by members of trade association; c) review of loan files prior to lender taking enforcement action and d) other matters.
  • State pension fund – construction and rehabilitation loan for theater property
  • Small business borrower – industrial development bond conduit loan to purchase building and expand manufacturing operation
  • Commercial bank – agent in syndication of five bank/$150 million line of credit to housing developer
  • Public agency lender – restructure of loans in revitalized areas of downtown Los Angeles
  • National life insurance company – assumptions of loans to national homebuilder
  • Individual seller of office building – Seller financing to purchaser
  • Trade association for category of commercial lenders – preparation of form loan documents for California secured-assets
  • Real estate developer – financing of development under federal New Market Tax Credit program
  • National life insurance company – preparation of Subordination, Nondisturbance and Attornment Agreements
  • Numerous out of state lenders – local counsel for loans secured by California real estate
  • Commercial lenders and borrowers – Review of loan files, preparation of one or more documents in transactions and/or advice on one or more issues in transactions
  • Out of state bank – notifications/approvals to open California office

Purchase and Sale Transactions: Clients and Transactions

  • Representation of corporation in disposition of industrial real property
  • Representation of affiliate of entities owning 13 Southern California supermarkets in acquisition of its first shopping center and re-configuration of the shopping center including lease terminations
  • Owner of industrial facility- sale of a 20-acre industrial multi-use facility
  • Utility Company – Option to purchase 800,000 square foot office space office park
  • Purchaser of 8 unit apartment complex – in tax deferred exchange
  • California-based municipal pension fund – purchase of seven building, 248 unit luxury apartment community in Atlanta, Georgia
  • Multi-national media conglomerate – co-counsel representation of largest office building in a Southern California region
  • Oil company – disposition of over twenty environmentally impaired excess properties, primarily in California and in other sections of the U.S.
  • LLCs with pension fund, REIT and celebrity members – acquisition of regional grocery anchored shopping centers
  • Large state pension fund: due diligence review in joint representation to acquire office building complexes
  • Public agency – consensual acquisition of regional water systems

Leasing Transactions: Clients and Transactions

  • Representation of regional childcare provider as tenant in eight leasing transactions to acquire space for operations Representation of foreign-based biotech company in due diligence and proposed lease review required prior to acceptance of letter of intent including evaluation of municipal and third party requirements (see Testimonial on Firm Website)
  • Representation of regional child care provider as tenant in leasing approximately 8500 square feet of uniquely configured space in three different areas of a church complex and including new installations Representation of law firm tenant in lease of space in major downtown Los Angeles office building owned by a life insurance company
  • National Bank – 32 ground leases or space leases entered into in expansion of its branch network
  • Law Firm – Tenant in lease of 2000 square office in major downtown Los Angeles office building (life insurance company landlord)
  • Major California utility – corporate headquarters transaction involving sublease, long term lease related to 200,000 square feet of office space, option to purchase and other transactions related to approximately 800,000 square feet office park
  • National bank – substantially all of its then southern California ATM leases
  • Regional child care provider – tenant representation in leasing of approximately 8500 square feet of uniquely configured space at church complex
  • Regional shopping center owner – lease terminations in connection with upgrading of the center for occupancy by national tenants
  • Insurance affiliate of major national bank – leases of office space
  • Public utility – 50,000 square foot office lease for advanced metering facility
  • Shopping center owners – negotiation and documentation of lease transactions with banks, restaurants, apparel retailers, health centers and other retail and office uses. Tenants have been national, regional and local companies
  • Lenders and borrowers – ancillary lease matters related to financing including Subordination, Non-disturbance and Attornment Agreements, requirements for major leases, lender requirements for financing ground leases; priority issues and considerations in assignments of rents and leases

Loan Workout Transactions

  • Major national bank – restructure of two loans (construction loan and line of credit for tenant improvements) secured by office buildings.
  • Non-profit (publicly affiliated) Lender – workouts and enforcement action with regard to real estate and asset based loans
  • Federal agency – receivership appointment and non-judicial foreclosure of airport ground lessee’s interest in property involving 55 hangar subleases
  • Major national bank: loan modification transactions and in documentation of deed in lieu of foreclosure transactions
  • Federal agency – workout of largest loan in the portfolio of an institution ($80 million dollar participated loan secured by mixed use commercial and residential project

Commercial Lending: Clients and Transactions

  • Public agency-affiliated lender: all asset based loans to individual and entity borrowers and to all borrowers in specific retail projects
  • Commercial bank: multiple interest rate options loans with accounts receivable, inventory, equipment as collateral
  • Commercial bank: workout which required as additional collateral, limited partnership interests of borrower affiliate convertible to shares of stock of borrower’s corporate general partner
  • Financial institution: loan to borrower to enable the borrower’s purchase of a real estate secured promissory note and deed of trust from an institutional real estate lender

Entity Formation and Counseling: Clients and Transactions

  • Representation of Canadian corporation in transaction to transfer property in California purchased in a portfolio transaction to an LLC formed for that purpose; advice to entity on doing business in California
  • Representation of real estate owner/investors to restructure real estate ownership entities and raising capital for additional acquisitions
  • Representation in initial phase of re-structure of limited partnership interests in partnership who, together with affiliates, acquires and develops major multi-family and mixed use transit-oriented real estate projects across Los Angeles County
  • Representation of major area entertainment venue in review of proposed Operating Agreements and other agreements between the client and an adjacent outlet mall for the joint acquisition and development of land contiguous to both
  • Expert witness report in major California litigation on topic of typical structures of real estate development entities
  • Entity formation work for client in connection with conversion of client’s debt to an entity into equity investments by the entity in limited liability companies controlled by the client

Practice areas