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Imagine a world where struggling property businesses can find alternative ways to survive, avoiding the dreaded liquidation process.

In this blog post, we will provide you with valuable “property business liquidation advice,” introducing the concept of property business liquidation, its impact on assets and stakeholders, and the role of insolvency practitioners.

Additionally, we’ll explore various alternative solutions, such as restructuring, streamlining operations, refinancing, and asset-based lending.

By the end of this post, you’ll be well-equipped with essential knowledge and advice on how to navigate the complex world of property business liquidation and its alternatives, thanks to our property business liquidation advice service.

Short Summary

  • Property business liquidation is a process of selling company assets to pay creditors and maximise dividends.
  • Insolvency practitioners are responsible for overseeing the process and protecting tenants and creditors with tailored advice.
  • Alternatives such as restructuring, refinancing & asset-based lending can help property businesses in financial distress avoid liquidation.

Understanding Property Business Liquidation

The liquidation of a property business involves selling company assets to pay creditors and settle stakeholder claims.

Financial distress in property management companies can be attributed to factors such as the prohibition of lease forfeiture, the shift to remote work, and the accumulation of rent arrears.

The impact of liquidation on assets may include a decrease in value, job losses for employees, and no dividends for shareholders, with creditors paid according to their priority.

The primary objective of the office-holder, such as an insolvency practitioner managing the liquidation process, is to maximise dividends for creditors.

This involves a fair and transparent process, with the insolvency practitioner investigating company activities, reporting to creditors, and acting as a liquidator in shut-down liquidation cases.

Reasons for Financial Distress in Property Businesses

Typical causes of financial distress in property businesses include frequent cash flow mismanagement, inadequate credit control and collection procedures, and low or negative profitability.

The Covid-19 pandemic has also significantly impacted the property management industry.

Demand for commercial offices and property management companies has decreased as many people have shifted to working remotely, leading many offices and property management company businesses to confront substantial financial difficulties just in staying afloat.

Other contributing factors to financial distress in limited companies in the property business include the ban on lease forfeiture, the shift to remote work, and rent arrears.

In such cases, it is crucial for businesses to consult a licensed insolvency practitioner for advice on how to navigate these challenges.

The Impact of Liquidation on Company Assets and Stakeholders

Liquidation can lead to a decrease in the value of company assets, job losses for employees, and no dividends for shareholders, with creditors paid according to their priority.

To maximise dividends for creditors, an insolvency practitioner should be appointed to manage the liquidation process of an insolvent business.

The insolvency practitioner’s responsibilities include identifying all assets belonging to the company, collecting and selling these assets, distributing proceeds to the company’s creditors in accordance with the prescribed order, and ensuring the process is conducted in a fair and transparent manner.

This helps protect the interests of creditors and stakeholders during the company’s liquidation process.

Types of Liquidation for Property Businesses

Creditors’ Voluntary Liquidation (CVL) and Members’ Voluntary Liquidation (MVL) are the two types of liquidation available to property businesses.

It is crucial for an insolvency practitioner to be appointed to handle the liquidation process, as they play a vital role in managing the sale of assets, allocation of funds to creditors, and termination of the business.

CVL is a type of liquidation available to insolvent businesses, with the process managed by an appointed insolvency practitioner.

On the other hand, MVL is a type of liquidation available to solvent property businesses, including those with commercial landlords.

Each of these liquidation types has its own procedures and implications, which we will discuss in more detail below.

Creditors’ Voluntary Liquidation (CVL)

Creditors’ Voluntary Liquidation is a formal insolvency procedure that enables directors to close an insolvent company of their own volition.

Initiated when the company is unable to meet its financial obligations and has no realistic possibility of recovery, the CVL procedure involves liquidating the company’s assets to settle its debts, with any remaining funds distributed to shareholders.

The duration of the CVL process typically ranges from 6-24 months, depending on the size of the company and its individual financial position.

At the end of the process, the company will be dissolved, and the cash flow to pay its debts and assets will be liquidated and distributed to creditors accordingly.

Members’ Voluntary Liquidation (MVL)

Members’ Voluntary Liquidation is a formal process to facilitate the closure of a solvent company, initiated by the directors and shareholders. MVL provides an opportunity to extract the cash flow and assets at a reduced rate of taxation. Generally, the process takes between six months and a year.

The distinction between striking off and MVL lies in their costs and tax advantages. Striking off incurs a fee of £10, while MVL is a more tax-advantageous method of extracting income from a solvent business.

This makes MVL a more favourable option for property businesses that are still solvent and looking to close down or restructure.

Role of Insolvency Practitioners in Property Business Liquidation

Insolvency practitioners play a pivotal role in property business liquidation, managing the identification, collection, and sale of company assets, as well as the allocation of proceeds to creditors in accordance with the prescribed order.

They are also responsible for providing tailored advice on director liability,, assessing director redundancy, attending director creditors meetings, and managing creditors.

Tenants are directly impacted by insolvency practitioners, who must notify them of the liquidation procedure and provide up-to-date banking information.

This law ensures that the interests of both tenants commercial landlords and creditors are protected during the liquidation and administration process.

Choosing the Right Insolvency Practitioner

Selecting the right insolvency practitioner is crucial for the success of the liquidation process. Important criteria to consider include their qualifications, experience, reputation, and adherence to ethical and professional standards.

Confirming that the practitioner is licensed and authorized by the applicable regulatory body is essential to guarantee they possess the necessary qualifications and experience to manage the liquidation process.

This ensures that the company’s liquidation is handled professionally and efficiently, maximizing dividends for creditors and protecting stakeholder interests.

The Insolvency Practitioner’s Responsibilities

An insolvency practitioner in property business liquidation is responsible for providing the business with service and tailored business advice, administration, assessing director redundancy, attending creditors meetings, and handling creditors. Additionally, tenants and landlords must be notified, and new bank details provided.

The insolvency practitioner is tasked with overseeing the affairs of an insolvent company, realizing assets, and allocating proceeds to creditors.

They may also evaluate the behaviour of the company’s directors. This ensures that ownership and administration of the company and the liquidation and administration process is conducted fairly and transparently, protecting the interests of all parties involved.

Navigating Commercial Property Issues During Liquidation

Commercial properties can be sold during the liquidation process, with leaseholders having the right to purchase the freehold under the Landlord and Tenant Act, of 1987.

The liquidator may disclaim the freehold if it holds little value, in which case the tenant will continue with the lease under its pre-existing terms and conditions, while the landlord’s responsibilities under the lease are terminated.

In this section, we will discuss how to navigate commercial property issues during liquidation, including dealing with tenant rights and lease agreements, as well as selling commercial properties during the liquidation process.

Dealing with Tenant Rights and Lease Agreements

In the event of liquidation, the tenant’s lease may be disclaimed, effectively ending the lease. If the lease is disclaimed by the liquidator, rent is not required to be paid.

Otherwise, the property management company or landlord may terminate the lease upon notice to the tenant.

Upon disclaimer, the tenant’s right to remain at the premises terminates, and the landlord may retake possession.

The landlord is required to provide notice to the tenant of any termination of the lease and to give the tenant a reasonable amount of time to vacate the premises upon the disclaimer of the lease.

This ensures that both tenant rights and landlord obligations are properly addressed during the liquidation process.

Selling Commercial Properties During Liquidation

To sell commercial properties during liquidation, the initial step is to acquire title documents from the applicable authorities.

The contract should specify the purchase price, terms of payment, and any conditions of the sale.

The liquidator may opt to sell the property via an auction or other means, with the goal of generating the highest dividend possible for creditors.

The demand for commercial properties during liquidation may be high, particularly if the property is well-maintained and situated in an advantageous location.

By selling commercial properties during liquidation, property businesses can generate revenue to pay off creditors and settle their liabilities and stakeholder claims.

Alternative Solutions for Property Businesses in Financial Distress

Struggling property businesses can explore alternative solutions such as restructuring, streamlining operations, refinancing, and asset-based lending.

These alternatives can help businesses avoid the liquidation process and improve their financial position. Seeking professional advice is recommended before embarking on any alternative solution.

In this section, we will delve deeper into the alternative solutions available for property businesses in financial distress, discussing the advantages and potential risks of restructuring and streamlining operations, as well as refinancing and asset-based lending.

Restructuring and Streamlining Operations

Restructuring and streamlining operations can result in cost savings, enhanced efficiency, and better tax management for property businesses.

Additionally, it can facilitate greater employee engagement in the success of the business. To restructure and streamline operations, one must identify areas of inefficiency, develop a plan to address those areas, implement the plan, and monitor the results.

Potential risks associated with restructuring and streamlining operations include disruption to operations, increased costs, and potential legal issues.

To effectively manage these risks, it is imperative to ensure that the plan is thoroughly planned, all stakeholders are consulted, the plan is executed promptly, and the outcomes are monitored closely.

Refinancing and Asset-Based Lending

Refinancing is the act of replacing an existing loan with a new loan featuring different terms, while asset-based lending is a form of financing in which a company’s assets are used as collateral for a loan.

Refinancing can assist property businesses in decreasing their monthly mortgage payments and diminishing their interest rates, while asset-based lending can provide businesses with access to capital based on the value of their assets, offering a quicker and more convenient way to obtain funding than traditional bank loans.

The primary risk associated with refinancing and asset-based lending is that should the loan remain unpaid, the lender is able to take possession of the assets used as collateral.

Refinancing can also be costly and may not be the most suitable option for businesses with inadequate credit.

Property businesses should be mindful of the loan terms, interest rate, and repayment schedule when evaluating refinancing and asset-based lending options.


In conclusion, property business liquidation is a complex process that requires a deep understanding of the different types of liquidation, the role of insolvency practitioners, and the potential impact on company assets and stakeholders.

However, alternative solutions such as restructuring, streamlining operations, refinancing, and asset-based lending provide property businesses with options to avoid the liquidation process and improve their financial position.

By arming your team and yourself with the knowledge shared in this blog post, you and your team will be better prepared to navigate the challenging world of property business liquidation and its alternatives, ensuring the best possible outcome for your business, team and its stakeholders.

Frequently Asked Questions

What happens to property when a company is liquidated?

When a company enters the liquidation process, its assets, such as property and stock, are converted into cash to pay off the creditors.

This is done in order of priority, which ultimately leads to the disposition of all of the creditor interests in the company’s property.

Can I lose my house if my limited company goes bust?

It is possible for a Limited company director to face the loss of their home as a result of the company going bust, although this is unlikely unless there are personal guarantees or misconduct.

However, it is important to be aware of the potential risks and to take steps to protect yourself and your family.

This further legal action could include the company taking out insurance, setting up a trust, or seeking professional advice on the law.

What are the pitfalls of liquidation?

Liquidation is a difficult decision to make as it carries certain risks and drawbacks. The most significant disadvantage is that all assets of the company must be sold, often for less than their true value, in order to pay off debt.

Additionally, there may be tax liabilities arising from liquidating the business, which can lead to further financial strain. Finally, liquidation can be a costly process and incur additional legal and administrative costs.

What is the cheapest way to liquidate a company?

The most cost-efficient way to liquidate a company is to handle the process yourself.

This involves selling assets and using the proceeds to pay off creditors and insolvency practitioners, all while minimising costs.

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