celia flowers and eric schmalbach march 20, 2014 flowers davis, p.l.l.c. now that there is no...
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Celia Flowers and Eric SchmalbachMarch 20, 2014
FLOWERS DAVIS, P.L.L.C.
NOW THAT THERE IS NO STANDARD LEASE FORM – WHAT PROVISONS CAN WE
EXPECT TO SEE MINERAL OWNERS NEGOTIATE?
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The Oil and Gas Lease is No Longer a Form
+
= No Standard Form
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How to Determine What New Terms Mean
– Understand how courts interpreted old provisions
– Contract Interpretation: Read the lease carefully
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Roadmap
– Initial Lease Negotiations: Bonus and Royalty
– Secondary Lease Negotiations: Lease Clauses
– Unusual Clauses– Surface Use
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Initial Lease Negotiations - BONUS
• What to Expect from Lessor:– Unconditioned check– Clause increasing bonus if more net
acreage is discovered
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Initial Lease Negotiations - ROYALTY
• VALUATION:– Amount realized vs.
Market value– Lessor may add language
protecting decline in market value
• POST PRODUCTION EXPENSES:– Dehydration, Processing,
Transporting– Lessor may add “no costs
provision”
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Secondary Negotiations – Lease Clauses
• Habendum Clause• Shut-In Royalty Clause• Temporary Cessation
of Production Clauses• Force Majeure Clause• Pugh Clauses
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Habendum Clause
• Defines duration of lease– “So long thereafter
as operations are conducted”
• Lessor Wants:– So long thereafter as
oil, gas, and minerals are being produced
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Shut-In Royalty Clause
• Payments in lieu of production
• No market
• Lessor may attempt to negotiate:– The amount paid – The amount of time
can be used– The number of times
which can be used
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Shut-In Royalty Clause - Examples
• Make sure to read carefully for problems:
AVOID: “Lease may not be maintained by shut-in longer than two years past primary term.”
AVOID: “Shut-in royalty paid in same amount as delay rentals” if no delay rental clause.
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Temporary Cessation of Production
• Implied judicial doctrine– Mechanical problems– Operations Clause strictly interpreted
• Lessor Wants:– Limit or define operations– Limit the time to get production restored
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Force Majeure Clause
• Lessee wants:– Events that are
unforeseeable AND– Events that are
inconvenient– Long list of events
• Lessor Wants:– Limit the events– Strike or omit
inconvenient acts
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Pugh Clauses
• Vertical Pugh Clause
• Horizontal Pugh Clause (Depth Severance)
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Horizontal Pugh Clauses – Examples
• Lessor wants to release everything above and below depth
• Severance at a particular depth:– 10,000’ below the surface– 100’ below the stratigraphic equivalent of the deepest
well drilled• Avoid using terms which could be open to interpretation
(zone, strata, horizon)
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Insertion of Unusual Clauses by Lessor
• Entire tract to be included in unit• Anti-dilution provisions• Assignment upon approval of
lessor• Changes to warranty language• Rights to title opinions,
accounting and other documents, access to rig floor
• Payment clauses for tracts with a horizontal wellbore
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Surface Estate – Rights to Use Surface
• Rights of Lessee:– Rights to develop
and produce– Rights to
ingress/egress– Rights to use as
much of tract as reasonably necessary
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Surface Estate – Limitations
• Limitations of Lessee to use surface:– Not to use more than is
reasonably necessary– Non-negligent use– Due
regard/Accommodation– City ordinances– Express provisions
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Surface Estate – Use by the Mineral Owner
• Rights under the lease and case law
• Roads?• Use of sand/gravel?• Well location?• Can lessee drill the
opening weekend of deer season?
?
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Surface Estate – Use by the Mineral Owner
• Can lessee conduct seismic operations on the land without further permission?
• Does Lessee have to pay damages? Even to crops? Improvements?
• Any duty to fence? Any duty to restore?• Can Lessee use the water from a lake, drill a
well?
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Surface Estate – Lease Granting Clause
• Grants the ability of the lessee to produce and explore for minerals
– Watch for the placement of the word “exclusive”
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Surface Estate – Express Provisions
• Restrictions to Lessee’s use of surface– Limit the location of drilling– Limit the location of roads,
pipelines, etc.– Require the lessee to bury
pipelines– Require the surface to be
restored to its original condition– Restrict the Lessee’s use of both
surface and subsurface water
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Surface Estate – Express Provisions
• Damages for Use– Pay for reasonable
damages to land, pastures, crops, fences
– Pay for use of water– Payment may be a rate
or fee schedule– Limited to the
imagination of the drafter
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Lease Negotiation Checklist
• Get preliminary information on the operation
• Look at the tract size• Know the lease form you
are sending• Read Carefully:
– Use the same terminology
– Modifications/Alterations– Logical Consistency
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Questions?