Why Deals Fall Apart — Loss of Momentum

Deals fall apart for many reasons – some reasonable, others unreasonable.

For example:

• The seller doesn’t have all his financials up to date.
• The seller doesn’t have his legal/environmental/administrative affairs up to date.
• The buyer can’t come up with the necessary financing.
• The well known “surprise” surfaces causing the deal to fall apart.

The list could go on and on and this subject has been covered many times. However, there are more hidden reasons that threaten to end a deal usually half to three-quarters of the way to closing. These hidden reasons silently lead to a lack of or loss of momentum.

This essentially means a lack of forward progress. No one notices at first. Even the advisors who are busy doing the necessary due diligence and paperwork don’t notice the waning or missing momentum. Even though a slow-down in momentum may not be noticeable at first, an experienced business intermediary will catch it.

Let’s say a buyer can’t get through to the seller. The buyer leaves repeated messages, but the calls are not returned. (The reverse can also happen, but for our example we’ll assume the seller is unresponsive.) The buyer then calls the intermediary. The intermediary assures the buyer that he or she will call the seller and have him or her get in touch. The intermediary calls the seller and receives the same response. Calls are not returned. Even if calls are returned the seller may fail to provide documents, financial information, etc.

To the experienced intermediary the “red flag” goes up. Something is wrong. If not resolved immediately, the deal will lose its momentum and things can fall apart quite rapidly. What is this hidden element that causes a loss of momentum? It is generally not price or anything concrete.

It often boils down to an emotional issue. The buyer or seller gets what we call “cold feet.” Often it is the seller who has decided that he really doesn’t want to sell and doesn’t know what to do. It may also be that the buyer has discovered something that is quite concerning and doesn’t know how to handle it. Maybe the chemistry between buyer and seller is just not there for one or the other of them. Whatever the reason, the reluctant party just tries to ignore the proceedings and lack of momentum occurs.

The sooner this loss of momentum is addressed, the better the chance for the deal to continue to closing. Because the root of the problem is often an emotional issue, it has to be faced directly. An advisor, the intermediary or someone close to the person should immediately make a personal visit. Another suggestion is to get the buyer and seller together for lunch or dinner, preferably the latter. Regardless of how it happens, the loss of momentum should be addressed if the sale has any chance of closing.

Copyright: Business Brokerage Press, Inc.


Procision Business Brokers - Philadelphia market area


Procision Commercial Realty brokers the acquisition of 303,000 Sf Industrial Site in Warminster, PA

imageWarminster, PA ‐‐ Procision Commercial Realty, an affiliate of Procision Business Brokers, represented LRS Corp in the acquisition of 955 Mearns Road in Warminster, PA. This 303,000 SF facility features flexible space including office, warehouse, and light

fabrication users. At the time of closing, the building was 96.5% occupied and featured a varied tenant mix and attractive lease terms.  The transaction was completed at just over $16 Million.

The seller, MIM-Hayden Mearns LP, was represented by Dan Mayock and Adam Gillespie of SSH Real Estate.  “955 Mearns was a great cash flow producer for MIM‐Hayden,” said Mayock. “In the past few years, every time a tenant left the building they had a new tenant in place within months. It is a testament to the newfound strength in the American manufacturing sector, and how tight the industrial market is in Bucks County right now.”

Robert Beach, President of Procision Commercial Realty handled the negotiations on behalf of the buyer and helped them emerge from the competitive field of potential suitors. With a roster of quality tenants, the building is anchored by several International tenants, including SP Industries and ChemPump, who collectively occupy over 50% of the property. “Considering the limited product available, 955 Mearns represented an excellent opportunity for my client to acquire a quality asset with a stabilized and diverse tenant base. We are quite pleased with the purchase,” said Beach.

About Procision Commercial Realty

Founded as a Business and Commercial Real Estate Brokerage, Procision Commercial Realty offers one-stop, synergistic services for Business Owners, Investors, Landlords and Tenants alike.  Through their Comprehensive Suite of Real Estate Services and Transaction Solutions, Procision Commercial Realty serves the needs of the Greater Philadelphia and South Jersey Region.  For additional information, please visit the company’s website at www.Procisionbb.com or contact Robert Beach at 856-228-5151.

Old City District releases its a new report on the Philadelphia community. – Philadelphia…

Old City is young, smart and undergoing a resurgence in residential development and job growth, according to an inaugural report by Old City District called, The State of Old City.
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Personal Goodwill: Who Owns It?

Personal Goodwill has always been a fascinating subject, impacting the sale of many small to medium-sized businesses – and possibly even larger companies. How is personal goodwill developed? An individual starts a business and, during the process, builds one or more of the following:

• A positive personal reputation
• A personal relationship with many of the largest customers and/or suppliers
• Company products, publications, etc., as the sole author, designer, or inventor

The creation of personal goodwill occurs far beyond just customers and suppliers. Over the years, personal goodwill has been established through relationships with tax advisors, doctors, dentists, attorneys, and other personal service providers. While these relationships are wonderful benefits, they are, unfortunately, non-transferable. There is an old saying: In businesses built around personal goodwill, the goodwill goes home at night.

It can be difficult to sell a business, regardless of size, where personal goodwill plays an integral role in the business’ success. The larger the business, the less likely that one person holds the key to its profitability. In small to medium-sized businesses, personal goodwill can be a crucial ingredient. A buyer certainly has to consider it when considering whether to buy such a business.

In the case of the sale of a medical, accounting, or legal practice, existing clients/patients may visit a new owner of the same practice; they are used to coming to that location, they have an immediate problem, or they have some other practical reason for staying with the same practice. However, if existing clients or patients don’t like the new owner, or they don’t feel that their needs were handled the way the old owner cared for them, they may look for a new provider. The new owner might be as competent as, or more competent than, his predecessor, but chemistry, or the lack of it, can supersede competency in the eyes of a customer.

Businesses centered on the goodwill of the owner can certainly be sold, but usually the buyer will want some protection in case business is lost with the departure of the seller. One simple method requires the seller to stay for a sufficient period after the sale to allow him or her to work with the new owner and slowly transfer the goodwill. No doubt, some goodwill will be lost, but that expectation should be built into the price.

Another approach uses some form of “earnout.” At the end of the year, the lost business that can be attributed to the goodwill of the seller is tallied. A percentage is then subtracted from monies owed to the seller, or funds from the down payment are placed in escrow, and adjustments are made from that source.

In some cases, the sale of goodwill may offer some favorable tax benefits for the seller. If the seller of the business is also the owner of the personal goodwill, the sale can essentially be two taxable events. The tax courts have ruled that the business doesn’t own the goodwill, the owner of the business does. The seller thus sells the business and then also sells his or her personal goodwill. The seller’s tax professional will be able to give further advice on this matter.


Copyright:Business Brokerage Press, Inc.