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在當前的經濟環境中生存下來系:第1節 (企業債務人有哪些選擇)

Test Blog

在當前的經濟環境中生存下來系:第1節 (企業債務人有哪些選擇)

May 8, 2020 by OLN Marketing

在COVID-19大流行剛開始時,我們遇到不少中小型企業(SME)進入恐慌模式。他們大多對即時或將面臨的現金流量問題和對債權人的處理尋求法律意見。

我們現已經過了3個多月的新生活模式。然而,在商業世界中,有很多2020年第一季度的報告顯示大多數企業的收入損失比例都很大,而裁員,減薪及乾脆關門大吉也是常見。

現在與3個月前相比,我們的法律意見會有所不同嗎?答案是會及不會。法律沒有改變,但是病毒的全球傳播對企業造成了進一步的限制,例如入境限制導致供應鏈中斷。這種變化的情況可能需要重新考慮商業策略,因而衍生再進一步考慮法律策略的需要。

在本系列的第2節,我們將探討目前在某些經濟領域運營的企業公司的方案。在這節,我們先討論公司破產法的基本知識。

商業考慮

董事和股東應首先考慮當前的經濟環境,業務預測和個人喜好,以決定該業務是否值得保留。一個全面的長期性風險評估是必要的,而分析短期內能否履行所有法律上的責任也是需要的。

與債權人的談判

短期性的分析很在乎債權人(例如金融機構,房東,供應商和僱員)是否願意給予企業一些喘息空間。

與債權人進行談判時,要直截了當並提供具體的還款計劃。通常,債權人同樣有誠意讓公司繼續營運,目的是放長線, 希望公司在將來有能力償還債務。具體的還款/籌款計劃會使債權人充滿信心。

如果債權人是銀行,而債務是藉貸產生的,則藉貸通常以公司的某些資產(例如設備,收入),大股東的資產(例如土地資產)以及董事和股東的個人擔保為抵押。因這些擔保及抵押,破產可能是董事和股東面臨的真正風險。與銀行成功達成協議固然是上策,但談判需要很高的技巧,特別是如果該企業是一家談判籌碼比較弱的SME。

在當前的香港經濟中,尤其是在租賃即將到期的情況下,在合約內可以加入以下條款:中斷條款(提前終止租賃的權利),減租條款(在某些情況下容許減租及免租期條款)不可抗力條款(實質上是終止租賃條款)。

我們公司曾討論過不可抗力條款及其操作方式:https://oln-law.com/are-you-frustrated-by-your-force-majeure-clause。對於法律允許處理員工離職或減薪的方法,我們在此發表了一篇文章:https://oln-law.com/employment-matters-to-consider-in-economic-downturn。

Scheme of Arrangement債務重組/清盤的替代方案

如果談判失敗,並且公司無法找到償還債務的方法,應考慮訂立一項Scheme of Arrangement,這個scheme實質上是公司跟債權人及股東的一個和解方案。債權人接受的還債通常遠少於其全額欠款。這是代替清盤的方法。

提案完成後,公司必須向法院申請召集股東和債權人的會議,以尋求他們對方案的同意。在《公司條例》(第32章)第674條框架內達成的協議必需要75%的票數通過。獲得該通過後,方案必須由法院批准。在決定是否批准該計劃時,法院將考慮以下因素(Re China Singyes Solar Technologies Holdings Ltd [2020] HKCFI 467):

(1)該方案是否基於允許的目的;
(2)被召集為同一類的債權人是否具有足夠相似的法律權利,和相同的利益;
(3)會議是否按照法院的指示適當召開;
(4)是否已向債權人提供有關該方案的足夠信息,以使他們能夠作出知情的決定;
(5)是否已取得必要的法定人數;
(6)對方案的支持是否一個平常但誠實及聰明的人會作出的決定,
(7)在國際情況下,該分案與香港之間是否有足夠的聯繫,以及該分案在其他相關司法管轄區是否有效。

一個Scheme of Arrangement的運作需要相當的時間及金錢,特別是因為它涉及單獨的法院申請和會議。即使召開會議,也可能難以獲得75%的支持,例如,如債權人認為他們在單獨的法律程序中可能獲得更好的結果。此外,在該計劃得到法院的全面批准,沒有任何事情可以阻止債權人到法院對公司提出法律訴訟。

清盤

債權人追討債務的選擇中,把公司清盤最為嚴峻。 該過程涉及清盤人代公司執行追討債務的事項,在這途中,幾乎一定涉及董事給予關於資金流動及財政/金融交易的證據(通過宣誓書或上庭作證)。

法院會在以下情況作出清盤命令:

1.債務人在收到法定要求索請書的21天內未支付或未提供足夠的擔保,金額超過10,000港元。
2.債務人未完全或部分地履行法院對有利債主的判決或命令。
3.當債權人證明債務人未能如期償還債務(現金流量測試)或公司資產不足以償還其債務(資產負債表測試)。

反對法庭作出清盤令的其中一個方法是證明債務的存在受爭議。

避免在公司遇到困難時進行商業交易

清盤人具有廣泛的權力調查公司事務及其董事和高級人員的行為。 特別是,清盤人可能會質疑以下類型的交易:

1. 遜值交易(低估交易),定義為:(i)公司在沒有收到任何對價的情況下做出交易;或(ii)交易的對價比較市面的價值為低。有關的審查時間是在公司清盤開始之日(即提出清盤呈請的時間)之前的5年。

2. 不公平的偏好,是指公司給予某些債主比較好的回報或債權優先,債權人處於比通常情況下更好的地位。為了給予與公司有關連的人(即包括董事配偶或跟董事有血緣關係的人)不公平的優惠,受到審查的有關時間範圍是清盤開始之日前兩年 。如果對無關連的人給予不公平的偏愛,則受審查的相關時限為6個月。

如果發現某交易是遜值交易或不公平的交易,清盤人有權開始法律訴訟,以收回資產,而公司董事可能會因批准/允許交易而面臨民事或刑事制裁。

由於上述原因,董事在處理公司交易時,一定要小心行事。

如果您想了解更多有關面臨債務危機的公司的權利,義務及選擇,請隨時與趙君宜律師聯絡。

趙君宜
+852 2186 1885
爭議解決合夥人
高李嚴律師行

Filed Under: 爭議解決

中國2020-2021年《關於加強知識產權保護的意見》的實施

April 29, 2020 by OLN Marketing

作者:楊素滿

中國國家知識產權局於2020年4月20日發佈了2020年至2021年《關於加強知識產權保護的意見》實施計畫(以下簡稱《計畫》),其中詳細介紹了中國在加強知識產權保護的路線圖,涵蓋專利、商業秘密、商標、版權、醫藥產品、電子商務以及打擊盜版、假冒和執法的計畫。

我們將《計畫》中有關商標的部分(包括侵權和假冒)內容總結如下:

1.    商標法律法規 
•    酌情審查和修訂《商標法》,加強商標保護與執法
•    規定知識產權侵權的懲罰性賠償
•    完善刑事訴訟程式和處罰,銷毀侵權和假冒商品,規範政府資訊公開
•    查看地理標誌保護立法研究(2021年12月底前完成)
•    修訂集體商標和認證標誌登記管理辦法(持續推進)
•    引入打擊網路侵權和假冒的司法解釋(2020年8月底前完成)
•    制定最高人民法院、最高人民檢察院關於辦理侵犯知識產權刑事案件具體適用法律的解釋(3)(2020年8月底前完成)
•    修訂有關打擊假冒不正當競爭的某些規定(持續推進)
•    研究制定電子商務平台知識產權保護管理標準,制定控制電子商務平台上盜版、侵權假冒的政策檔(2020年10月底前完成)
•    制定銷毀侵權和假冒商品的政策檔(2020年7月底前完成)

2.    加強知識產權行政執法和司法保護
•    制定和發佈商標侵權判決標準(2020年6月底前完成)
•    發佈專利、商標、著作權、農業植物新品種等典型案例,以及海關和文化市場領域的行政執法和司法保護年度報告(2021年12月底前完成並持續推進)
•    嚴厲打擊危害健康安全隱患的假冒偽劣商品,增加辦案頻率,建立每季度公開發佈上述執法行為資料和資訊的制度(2020年5月底前完成)
•    推進商標侵權糾紛試點檢驗鑒定,完善知識產權侵權糾紛檢驗鑒定制度,研究建立侵權損害評估制度(持續推進)
•    組織知識產權執法保護專項行動,銷毀侵權假冒商品,嚴厲打擊侵犯知識產權行為(持續推進)

3.    完善知識產權大型保護機制建設
•    研究建立商標行政確認和重大侵權行政執法案件聯動和資訊共用機制,開展試點工作(持續推進)
•    開展知識產權領域信用分級分類監管試點,規範惡意商標註冊(2021年12月底前完成並持續推進)

4.    優化知識產權快速保護的關鍵環節
•    加強商標審查能力, 並將審查時間縮短至4個月以下(2021年12月底前完成)
•    探索商標註冊、修改、續期和其他申請的快速審查機制(持續推進)
•    加強巡迴商標審查案件,建立重大案件公開審查機制(持續推進)
•    制定知識產權保護中心管理、培訓和品質控制相關規定,提高快速協作保護能力(2020年12月底前完成)

5.    擴大知識產權保護領域的對外交流與合作
•    完善境外知識產權資訊服務、預警等平台,加強主要貿易國(地區)知識產權法律法規修訂和重大爭議案件動態跟蹤研究機制建設,建立境外商標糾紛案件資料庫(持續推進)

6.    加強知識產權保護資源保障
•    加強侵權假冒行政執法和刑事司法資訊共用平台建設(持續推進)
•    推動建立打擊侵犯知識產權案件的資訊系統平台(持續推進)
    
7.    推進知識產權保護宣傳與文化建設
•    繼續舉辦全國知識產權宣傳周、中國知識產權年會、中國國際商標及品牌節等大型宣傳活動(持續推進)
 
8.    加強知識產權保護組織保障
•    開展打擊侵犯知識產權和制售假冒偽劣商品的績效考核(持續推進)
•    完善侵犯知識產權舉報獎勵機制(持續推進)

您將看到中國國家知識產權局正在兩年內積極尋求知識產權保護方面的變化/實施,因此,我們可能需要等待並查看未來幾年中國國家知識產權局的更新,以等待該計畫的結果。  

實施計畫的完整版本可從以下連結找到: https://www.cnipa.gov.cn/art/2020/4/20/art_53_118147.html

任何疑問,請聯繫楊素滿律師 (evelyne.yeung@oln-law.com)。 免責聲明:本文僅供參考。高李嚴律師事務所對任何人因本文所所載的任何內容而行所造成的任何損失和/或損害不承擔任何責任。

Filed Under: 知識產權法

New Trend of Japanese Corporates Retreating from China

April 28, 2020 by OLN Marketing

In early April 2020, the Japanese Government announced its plan to earmark about USD$2.2 billion as part of its economic stimulus package to help manufacturers to shift their production out of China.  This effort has surfaced following the outbreak of coronavirus in China and its devastating disruptions to supply chains after temporary suspension of production bases in various parts of the country. 

According to latest statistics, there are over 30,000 Japanese entities having establishments and presence in the PRC.  Not surprisingly, most of them structure their investment in China via Hong Kong intermediaries for tax efficiency reasons.  With the rolling out of the stimulus measures, will we be witnessing a new trend of Japanese companies moving out from China?  What are the factors the enterprises should consider on their decision to “exit” China? What is the most tax efficient way to structure the investment post-exit? Should the Japanese enterprises maintain their regional head office in Hong Kong post-exit?

To leave or not to leave?

Targeting at Japanese manufacturers whose production is highly dependent on China (including pharmaceutical products, automobile, electronic components and other computer components), this new funding aims to encourage these manufacturers to build a stronger supply chain by shifting more high-value added productions back to Japan (Total: JPY 220 billion) and diversifying other manufacturing activities to neighbouring ASEAN countries (Total: JPY23.5 billion yen).  Depending on the company size, these subsidies will cover from at least one half (for large corporations) to two-third (for SMEs) and even 75% (for SME groups) of their relocation expenses, including building and equipment acquisition and installation.

Though the proposed domestic return may gain support from export-oriented companies due to the rising labour costs in China and the US-China Trade War while some others may consider strengthening their procurement chain from outside China, there might be hesitation for enterprises with strong domestic market demand in China (notably the automobile industry).  In addition, it is expected that the Mainland authorities, with a very strong desire to attract foreign enterprises to develop its high-technology (e.g. AI and 5G), will continue to provide more incentives to convince them to stay in China.  At present, the tax incentives to such sector include a 15% preferential Corporate Income Tax (“CIT”) rate designated to foreign enterprises which are qualified as new/high technology enterprises, key software enterprises, technology-advanced service providers and those operating in Qianhai Shenzhen-HK Modern Services Industry Cooperation Zone and Zhuhai Hengqin New Area.  Besides, tax reductions and exemptions also apply to specific industries and projects.  For instance, qualified new/high-tech enterprises (established in certain parts of PRC) and software enterprises are entitled to enjoy a “2+3” tax holiday, meaning that they could enjoy first two years of exemption from CIT followed by three years of 50% CIT reduction.

Costs of exiting China – How to shut down a WFOE?

However attractive the stimulus measures might be, if the costs outweigh the benefit one could potentially receive, Japanese enterprises might still have hesitation to exit China. Currently, there are a number of ways to shut down a wholly foreign-invested enterprise (or commonly called “WFOE”) in China, with the most common being a formal dissolution.  After paying up all the salaries and social insurances, taxes and debts, the WFOE must submit dissolution applications with various Chinese authorities one by one (including Commerce Bureau, Industrial and Commercial Administration Bureau, Statistic Bureau, Finance Bureau, Tax Bureau, State Administration of Foreign Exchange, etc.).  The entire process, though complicated and time-consuming (often take around one year), remains the prudent way for management and shareholders as non-compliance by simply walking away and abandoning the WFOE may result in severe repercussions (including penalty, criminal and personal liability and failure to establish a new business in China again).  The likely costs involved shall include administrative and other dissolution expenses, publication of notice and tax clearance prior to dissolution.  Investors should therefore be mindful and seek independent advice for the best course of action before terminating their operation in China.

Whether to Keep Hong Kong Regional Head Office

Historically, Hong Kong is preferred over Singapore as a better option for Japanese enterprises to expand their business, likely because of the vibrant capital market, the more volatile stock market, an independent judiciary and a simple and competitive tax system.  More importantly, Hong Kong’s strategic location in the post-CEPA regime allows Japanese investors to have access to the opportunities in Mainland market. 

As alternative to the manufacturing bases in China, Japanese enterprises have found vigour by establishing more than 10,000 bases (2019) in other Southeast Asian countries, such as Thailand (3,925 bases, representing 5.2%), Indonesia (1,911, 2.5%), Vietnam (1,816, 2.4%), the Philippines (1,502, 2.0%) and Malaysia (1,295, 1.7%).  Despite the similarity between the tax system in Hong Kong and Singapore, in determining whether Hong Kong or Singapore is more appropriate to set up their regional head office, enterprises should also consider the following factors:-

  1. The relevant Double Taxation Agreements (“DTAs”) that HK and Singapore have each signed with these ASEAN countries —  While business profits are not generally at issue because they are taxed in the country where they are derived (and not in Hong Kong or Singapore on the basis of territorial source concept), attention should be paid to the reduction of withholding tax levied on incomes (e.g., dividends, interest and royalty) to be received by the Hong Kong or Singaporean head office.  The relevant applicable withholding tax rates under the DTAs with the eight ASEAN countries are summarised in the table below.

Financing Needs and Future Investors’ Pitching — Hong Kong remains the market leader in equity and debt capital raisings in Asia possessing US$2.4 trillion worth of bank assets (triple of its keen competitor Singapore).  With strong physical and technological infrastructure, Hong Kong has edge over Singapore to meet corporate financing needs with a domestic market capitalisation of US$4 trillion (as compared to US$0.8 trillion in Singapore) and its corporate bond issuance stands at US$33 million (more than double of Singapore).  Coupled with Hong Kong’s proximity to their underlying businesses in Japan, better access to strong equity and debt capital raising markets in Hong Kong will continue to attract Japanese corporations seeking a stronger presence or expansion in the region.

  1. While two cities appear to be on par in terms of various tax incentives, regard must be made to other non-tax factors, e.g. availability of talent pool, corporate structure, etc.

If you have any question regarding the topic discussed above, please contact our partner Ms. Anna Chan at anna.chan@oln-law.com for further assistance.

Disclaimer: This article is for reference only. Nothing herein shall be construed as Hong Kong legal advice or any legal advice for that matter to any person. Oldham, Li & Nie shall not be held liable for any loss and/or damage incurred by any person acting as a result of the materials contained in this article.

Filed Under: 日本事務

Constructive dismissal in a nutshell in the time of COVID-19 pandemic

April 24, 2020 by OLN Marketing

Prelude
With the worldwide economy being hit hard with the COVID-19 pandemic, employers, irrespective of the scale of the business, have been forced to reduce costs to survive this economic ice age. With the diminished demand for labour force due to the stagnant economy, it is always tempting for employers to start cutting costs by downsizing the labour force or making alternative working arrangements with their employees (including requesting the employees to take no pay leave or to have a pay cut). Employers should, however, beware of constructive dismissal in the course of implementing such downsizing plan or alternative working arrangements; otherwise the additional costs incurred thereof might outweigh the costs saved by these costs-cutting measures. 

Constructive dismissal – General legal position
Subject to the factual matrix of each particular case, common circumstances which give rise to a claim for constructive dismissal include but not limited to unilateral variation of the contract of employment (for example, reduction in wages or substantial reduction in working hours), failure to pay wages, failure to provide reasonable amount of work, failure to pay statutory entitlements and discriminatory conduct at workplace etc.
In the event of constructive dismissal, an employee may terminate his employment contract without notice or payment in lieu of notice. In such case, although the employee is the party who terminates the employment contract, such dismissal is referred to as a “constructive dismissal” because the laws construe the employee’s termination of employment as a de facto dismissal by his employer. That being said, such finding might be rebutted by acts of the employee pointing to the otherwise.

Unilateral variation of the terms of employment
The relevant general legal position in Hong Kong is that an employer may not unilaterally vary the terms of employment (including imposing a substantial reduction in working hours (thus a reduction in pay) and requesting its employees to take on no pay leave), unless the relevant employment contract contains an express provision allowing the employer to do so. In the absence of any express provision to that effect, any unilateral variation of the terms of employment can therefore amount to constructive dismissal. This allows the employee to terminate their employment contracts without the need to give notice or payment in lieu of notice to the employer, and to bring common law claims for damages against the employer for any loss suffered by them as a result of the constructive dismissal. Damages which can be recovered by the employees might include:- (a) the amount which the employees would have earned has their employment been terminated with proper notice (including any outstanding wages, payment in lieu of notice, end of year payment, annual leave pay, holiday pay, bonus payment and other benefits and other payments due under the employment contract); (b) damages for breach of implied term of trust and confidence which the Court may assess the same by considering the potential loss of salary and contractual benefits on the employees’ part caused by the constructive dismissal; and (c) the legal costs of the claims.

In addition, section 32A(1)(b) of the Employment Ordinance (Cap. 57 of the laws of Hong Kong) (“EO”) confers upon an employee who has been employed under a continuous contract the right to claim remedies for “unreasonable dismissal” in the circumstances where his employer unilaterally varies the terms of his employment contract by the reason that his employer intends to extinguish or reduce any statutory right or benefit conferred upon such employee by the EO. 

Section 32A(3) of the EO further presumes that “the variation of the terms of the contract of employment by the employer as referred to in that subsection [i.e. section 32A(1)(b) of the EO] shall, unless a valid reason is shown for that variation within the meaning of section 32K, be taken to be a variation of the terms of the contract of employment by the employer by reason that the employer intends to extinguish or reduce any right, benefit or protection conferred or to be conferred upon the employee by this Ordinance [i.e. the EO]”.

Given that section 32K(c) of the EO specifically sets out that a dismissal, or the variation of an  employment contract, may be regarded as valid in the circumstances where the same is resulting from the redundancy of the employee or other genuine operational requirements of the business of the employer, it is therefore arguable that the COVID-19 pandemic triggers the application of section 32K and protects the employer from the statutory claim of “unreasonable dismissal”.

Notwithstanding the foregoing, the provisions under section 32K of the EO may only protect employers from the statutory claim of “unreasonable dismissal”. The general legal position remains that employers may not unilaterally vary the terms of employment on their employees in Hong Kong, unless the relevant employment contracts contain an express provision to allow the employers to do so. 

Requesting for voluntary resignation by the employees
It is commonly seen that an employer would ask an employee to resign “voluntarily” for face saving or in return for a favourable reference letter; otherwise the employment would still be terminated by the employer by way of dismissal.

 If an employer gives notice to an employee requiring him to resign, or giving him the option to resign or be dismissed, and subsequently the employee tenders his resignation, the Court is likely to characterize such termination as constructive dismissal rather than a resignation. That being said, the situation could be quite different in circumstances where an employer wishes to give an employee the genuine option of being able to resign rather than being dismissed by way of summary dismissal. 

Discriminatory conduct at workplace
Under the anti-discrimination laws in Hong Kong, an employer is prohibited from treating an employee less favourably in relation to employment on the grounds of an employee’s sex, disability, family status, or race. An employee may treat himself as constructively dismissed if he is subjected to discrimination or victimization conduct by his employer under the Sex Discrimination Ordinance (Cap. 480 of the laws of Hong Kong), the Disability Discrimination Ordinance (Cap. 487 of the laws of Hong Kong), the Race Discrimination Ordinance (Cap. 602 of the laws of Hong Kong), or the Family Status Discrimination Ordinance (Cap. 527 of the laws of Hong Kong), if it can be shown that the conduct complained about is initiated, encouraged or tolerated by the employer.

It is not unusual for an employer to consider (subject to the employee’s consent, if the circumstances may require):- (a) requesting some or all employees to take no pay leave; (b) requesting some or all employees to lower their working hours thus the salary on a pro-rata basis; or (c) implementing lay-off, in order to manage its costs in the time of COVID-19 pandemic. However, when implementing any of these costs-cutting measures, an employer is prohibited from selecting the employees pertaining on the employees’ sex, disability, family status, or race; otherwise, that could amount to constructive dismissal. 

How can OLN helps?
As can be seen, the downsizing of labour force by an employer in the time of the COVID-19 pandemic could easily give rise to constructive dismissal. We have practical experience in helping an employer with the implementation of temporary employment measures during the time of the COVID-19 pandemic and the review relevant documentation to ensure the same complies with the employment law regime in Hong Kong and to protect the employer from any potential claims. 

On the other hand, we also assist, from time to time, an employee on the review of the employment measures implemented by employers and advise the employee to take appropriate legal actions against the employer if any of the employment measures are in contravention of the employment laws.

If you have any question regarding the topic discussed or other employment issues, please contact our senior associate Mr. Victor Ng at victor.ng@oln-law.com or our associate Ms. Barbara Kwong at barbara.kwong@oln-law.com for further assistance.

Shall you be interested to download this article as a brochure, please click on the following link: Constructive dismissal in a nutshell in the time of COVID-19 pandemic


Disclaimer: This article is for reference only. Nothing herein shall be construed as Hong Kong legal advice or any legal advice for that matter to any person. Oldham, Li & Nie shall not be held liable for any loss and/or damage incurred by any person acting as a result of the materials contained in this article.

Filed Under: 香港僱傭法和商業移民法

假期通信- 知識產權團隊

April 24, 2020 by OLN Marketing

 假期通信

由於公眾假期,我們的中國和香港辦事處將在以下日期關閉。請注意,2020年4月26日星期日和2020年5月9日星期六在中國是工作日。在這兩天內,有關中國商標事項的截止日期不能推遲。

辦事處辦事處關閉恢復工作日期特別工作天
由至
中國辦事處2020年5月1日2020年5月5日2020年5月6日星期日, 2020年4月26日星期六, 2020年5月9日
香港辦事處2020年4月30日2020年5月3日2020年5月4日N/A

高李严律师事务所知识产权团队祝劳动节快乐!

Filed Under: 知識產權法

合約受挫失效原則:冠狀病毒大流行(Covid-19)是否為商業租戶不支付租金提供了法律依據?

April 22, 2020 by OLN Marketing

作者:陳韻祺, 謝昇餘及何樂為

與世界其他地區一樣,香港正竭力應對冠狀病毒在不同方面造成的影響。冠狀病毒大流行不僅奪走了無數生命,而且大肆破壞了經濟。您是否租用了你以為就能負擔得起的房屋,直至冠狀病毒改變一切之前?您是否打算以冠狀病毒為由而退出已經簽署了的租賃協議?在本文中,我們將列出一些常見問題並為您提供答案,以便您可以了解公共衛生突發事件(例如冠狀病毒)可能對房東和房客的權利和義務產生什麼影響。

問題1:是否有人曾因病毒爆發而提起訴訟以終止租賃協議/擺脫租賃義務?↓

問題2:Li Chun Wing的判決是否使未來的租戶不再因Covid-19大流行而依賴合約受挫失效原則?↓

問題3:那麼,租戶如何才能立即終止租約並要求退還預付了的租金/押金?↓

問題4:鑑於上述情況,房東應採取什麼行動?↓

問題5:如果我打算簽訂新的租賃協議,應該注意什麼?↓

問題1:是否有人曾因病毒爆發而提起訴訟以終止租賃協議/擺脫租賃義務?

回答:

是的,但是相關案例是關於家庭租賃的情況。

2003年,香港因嚴重急性呼吸系統綜合症(SARS)爆發而遭受重創。該綜合症在全球感染了8,096人,造成744人死亡。香港的私人住宅淘大花園E座不幸有共107人被感染。鑑於形勢嚴峻,政府對該處施加了10天的隔離令,強行撤離其中的所有居民。隨後,科學研究發現污水處理系統中的U型渠乾涸,導致病毒從建築污水處理系統傳播回公寓。

不幸的淘大花園E座租戶面臨兩難困境:在這種情況下,他們是否有法律根據終止租約?還是應該在隔離令期滿後繼續留在這個對許多人來說並不安全的場所?

該問題在香港區域法院Li Chun Wing v Xuan Yi Xiong [2004] 1 HKLRD 754一案中得到了法庭的指引。在此案中,E座的租戶(“ T”)在隔離令失效後終止了他的兩年租約,而房東(“ L”)針對T向法庭申請簡易判決,對T索取應計租金和因據稱拒絕租賃協議而造成的損失。因此,在該案中法院要考慮的是,T是否有權終止租賃協議。

T主要依賴的法律原則是合約受挫失效。這個原則所指的是,當發生重大事件(沒有任何一方違約且合同未提供清楚足夠的條款)時,從而大大改變了當事方可以合理考慮的未履行的合同權利和/或義務在執行時,法庭可以決定各方毋須進一步執行合同。但是,該重大而突發的事件不僅必須增加簽約方的負擔,而且必須要如此重要以至於要完全從合同中解除當事人,否則會造成不公平的情況。在考慮合約受挫失效的論點時,區域法院指出,此案的10天隔離令就房舍的整體使用而言是微不足道的,因為有關租賃協議的期限為2年。因此,法院駁回了關於合約受挫失效的論點,並裁定租賃令不受隔離令的影響。

T的另一種論點是,租賃協議中應該有一個隱含的約定使該場所適合租客居住。法院同樣駁回了這個論點,因為法院通常不會在租賃協議中加入這種隱含的約定,而且無論如何,在該案件中並沒有證據表明在隔離令期滿後該棟大廈仍然是不安全的。

問題2:Li Chun Wing的判決是否使未來的租戶不再因Covid-19大流行而依賴合約受挫失效原則?

回答:

不一定。

法院在Li Chun Wing的判詞中強調:導致承租人對房屋的預期使用中斷的事件不會使租賃受挫失效,除非該中斷預計會持續至租賃的完結,或至少會持續在未到期的期限內很長一段時間。

這就是說,流行病的持續時間,或更確切地說,與租期相比流行病的相對持續時間,是決定租約是否受挫的重要因素。正如傳染病專家指出的那樣,Covid-19可能不會迅速消失,我們可能不得不與之展開長期戰爭。這可能與SARS疫情形成鮮明對比。SARS疫情最初對香港造成了沉重打擊,但在數週內迅速得到緩解。

因此,對於租期短的租戶來說,他們可能更容易依賴合約受挫失效原則。但是,這並不意味著長租約永遠都不能同樣地依賴挫敗原則,因為Li Chun Wing只是區域法院的裁決。另一方面,在最近的英國高等法院Canary Wharf (BP4) T1 Limited & ors v European Medicines Agency [2019] EWHC 335 (Ch)一案中,有人提出這不僅僅是租約時長的問題,而取而代之的是,法院應通過綜合考慮所有情況來決定合同的“共同目標”是否受到挫敗。這將要求我們超越租賃本身並考慮以下的因素:

– 租約簽署時的背景或上下文

– 租約訂立時雙方(特別是關於風險)的知識,期望,假設和考慮

– 重大事件的性質;和

– 各方對在新情況下對能否履行合同未來表現的可能性進行的合理和客觀推測

問題3:那麼,租戶如何才能立即終止租約並要求退還預付了的租金/押金?

回答:

除非合同另有規定,否則房東和租戶通常無權在合同規定的期限屆滿之前隨時終止租約。在大多數情況下,即使使了用不可抗力條款,它們也僅允許暫停租金或減租,而不允許終止租賃。但是,除了上述可能引起合約挫敗失效的情況外,在某些情況下,如果發生了毀約性違約,則非違約方有權終止租賃。

通常,只有在違反合同的程度足以使非違約方被剝奪合同“實質上所有利益”的情況下,才產生毀約性違約。如果房東單方面決定關閉租賃地點,除非雙方另有同意,房東有可能會違反了默示的隱含的安靜享受條款。但是,在政府強制關閉的情況下,會比較難將錯誤歸咎於房東並聲稱房東違反了租約。

就租戶預付的租金或預付款(例如兩個月的租金)而言,首先,必須轉向實際的租賃協議,並檢查雙方方是否就如何處理定金達成協議。如果合同在此問題上不清楚或沉默,則需要對租賃協議和情況進行逐案分析。在簡單直接的情況下,即房東違反了租賃協議以致引起毀約性違約,則租戶幾乎可以確定終止租賃並要求退還押金。相反,如果承租人是違約方,則房東可能會將押金用於支付因承租人違約造成的損失。

但是,如上所述,很多時候承租人可能不能夠客易地確定他/她是否有權以其他理由(例如沮喪)撤銷合同或終止合同(請參閱上文問題2的答案)。這是房客必須格外謹慎的地方,因為如果後來裁定該違規行為不是毀約性的違規行為,則他們可能有責任向房東賠償未付的租金,間接損失和法律費用。

問題4:鑑於上述情況,房東應採取什麼行動?

回答:

對於房東,在開始任何法律收取租金之前,請務必考慮您收取租金的權利是否受到Covid-19的影響。如下所述,您的租賃協議中可能包含合同條款(例如不可抗力條款和“重大不利變化”條款),這些條款已經考慮到了流行病/大流行的情況,並使當事方在特定情況下不必履行合同。當然,答案將在很大程度上取決於當事方的意圖和其他環境因素。

問題5:如果我打算簽訂新的租賃協議,應該注意什麼?

回答:

除了明確的合同終止條款外,各方還必須注意不可抗力條款和“重大不利變化”(MAC)條款。

有關不可抗力條款的討論,請參閱我們的高級合夥人Gordon Oldham撰寫的文章:https://oln-law.com/are-you-frustrated-by-your-force-majeure-clause。締約方可考慮提供明確明確的不可抗力條款,以包括流行病/大流行事件。

此外,合同中通常會包含MAC條款,其中明確規定,某些重大改變一方當事人的業務、營運、資產、負債、狀況(例如財務狀況)的事件可能會產生終止協議的權利。同樣,與不可抗力條款一樣,如果各方希望依靠MAC條款,該條款必須明確地包括流行/大流行事件。如果以一般方式起草MAC條款,則法院傾向於狹義地解釋該條款並將Covid-19排除為MAC事件。在確定是否觸發MAC子句時,還必須針對以下情況進行案例分析:

– 雙方的意圖

– 雙方對處理Covid-19情況的討論;

– 該方業務的市場可比性;和

– 將該方的業務績效與可比市場的績效進行比較。

結語

隨著Covid-19形勢的不確定性發展,我們認為可能會出現一些案例,測試合約受挫失效原則是否可以將租戶從租約中解僱,以及在什麼情況下會發生這種情況。在有明確的指導方針之前,我們建議房東和租戶都留意情況並審查關鍵的租賃協議條款,以評估Covid-19對他們造成的具體影響。與大多數其他爭端類似,最好的解決辦法是始終考慮各種商業現實和實用性來嘗試友好的談判和討論。如果租戶發現不可避免地要放棄租金,我們建議他/她與房東進行討論,並嘗試在採取任何法律行動之前理清租金減免是否可行。

如果您希望獲得法律意見以評估您的當前狀況,請隨時與我們聯繫(anna.chan@oln-law.com或martin.tse@oln-law.com),我們很樂意為您提供解答和幫助。

免責聲明:本文僅供參考。本文中的任何內容均不得解釋為對任何人的香港法律意見或任何與此有關的法律意見。高李嚴律師樓對因本條所載材料所造成的任何行為所造成的任何損失和/或損害不承擔任何責任。

Filed Under: 爭議解決

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