Asset Reconstruction Company

Executive Summary

Purpose and Scope

The Year long Project aimed at examining the Asset Reconstruction Company with respect to:

NPA problem in India

Asset Reconstruction Companies (ARCs) - their meaning, models, global experience and the

scene in India

The perspective of bankers, ARCs and consultants on the Indian structure and

The ways and models to form a successful ARC

Methodology

The information gathered is based on both primary as well secondary researches. Secondary research

involved net-based research and library research, while primary research involved personal meetings.

Conclusion

As the thrust of the second phase of reform is on improvement in the organisational efficiency

of banks, the critical area in the improvement of profitability of banks is the reduction of NPAs. As

stated earlier, apart from internal factors such as weak credit appraisal, non-compliance and willful

default, there are several external factors such as preponderance of certain traditional industries in the

credit portfolio of certain banks, majority of which are suffering from serious inherent operational

problems, natural calamities, policy and technological changes which increase the incidence of

sickness, labour problems and raw materials and other factors which are out the control of banks.

While banks cannot be blamed for advances becoming non- performing due to external factors, there

is an urgent need that the banks address the problems arising out of internal factors and this may call

for organisational restructuring of banks, a change in the approach of banks towards legal action

which is generally the last step and not the first step, no sooner the account becomes bad and a clear

thrust on improving the skills of officials for proper assessment of credit proposal, risk factor and

repayment possibilities. Though there are problems in effecting recoveries and write offs and in

compromise settlements, it is of utmost importance that necessary changes are brought about in the

related legislations for making recovery process more smooth and less time consuming and also

create other alternative channels/agencies for recovery of debt/ reduction of non-performing

advances. As the Lok Adalat have proved a very good agency for quick justice and recovery of

smaller loans, their use could go a long way as a supplement to the efforts of recovery by the DRTs.

The setting up of Asset Reconstruction Company can also play a vital role in reduction of NPAs and

thereby provide necessary liquidity to banks through securitisation of banks loan assets. Government

and other authorities could also devise policies having a bearing on the industrial sector, agriculture

and trade with a long-term perspective to avoid sickness in the industry and adverse impact on

borrowers because of sudden shift in the policy. Reduction of NPAs in banking should be treated as a

national priority item to make the Indian banking system more strong, resilient and geared to meet the

challenges of globalisation

TABLE OF CONTENTS

Sr No Title Page No.

1 Introduction to NPAs problem in India 06

2 Various Measures for Reducing NPAs 09

3 Introduction to Asset Reconstruction Company 14

4 Different Models of ARCs 19

5 ARCs – The Indian Scenario 23

6 SARFAESI Act, 2002 26

7 ARCs Formed in India 37

8 Taxation, Legal and Other Issues in Asset Reconstruction 41

9 Various Stakeholders Views 48

Introduction to the NPA problem in India

"If you default on a Rs 5 lakh loan to a bank you have a problem; if you default on a Rs 500 crore

loan to a bank, the bank has a serious problem. But if the defaults to the entire banking industry are

over Rs 50,000 crore it is the economy which has a problem."

It's a known fact that the banks and financial institutions in India face the problem of swelling non-

performing assets (NPAs) and the issue is becoming more and more unmanageable. Undoubtedly the

world economy has slowed down, recession was at its peak, globally stock markets had tumbled and

business itself was getting hard to do. The Indian economy has been much affected due to high fiscal

deficit, poor infrastructure facilities, sticky legal system, cutting of exposures to emerging markets by

FIIs, etc. Further, international rating agencies like, Standard & Poor had lowered India's credit rating

to sub-investment grade. Such negative aspects have often outweighed positives such as increasing

forex reserves and a manageable inflation rate. Under such a situation, it goes without saying that

banks are no exception and are bound to face the heat of a global downturn.

Quantum of NPAs

As per the RBI report on Progress and Trends of Banking in India, 2003 - 2004, the NPA situation in

the country as on 31st March 2004 was as follows:

(Rs. in Crores)

Nature of Banks

Gross Advances

Gross NPAs Net AdvancesNet NPAs

Public Sector Banks

509,368 59,507 480,681 27,958

Old Private Sector Banks

44,057 4,850 42,286 3,005

New Private Sector Banks

76,901 6,822 74,187 3,663

Foreign Banks in India

50,631 2,726 48,705 920

Select All-India FI

Not available Not available 1,33,754 11,754

Total 680,958 73,904 779,613 47,300

So gross NPAs are > 10 % of gross advances & Net NPA are on an average are 5%

Why NPAs have become an issue for banks and financial institutions in India?

To start with, performance in terms of profitability is a benchmark for any business enterprise

including the banking industry. However, increasing NPAs have a direct impact on banks

59%6%8%2%

25%

Classification of NPAs as on 31st March 2004 Public Sector Banks

Old Private Sector Banks

New Private Sector Banks

Foreign Banks in India

All-India Financial In-stitutions

profitability as legally banks are not allowed to book income on such accounts and at the same time

banks are forced to make provision on such assets as per the Reserve Bank of India (RBI)

guidelines.

Also, with increasing deposits made by the public in the banking system, the banking industry cannot

afford defaults by borrowers since NPAs affects the repayment capacity of banks.

Further, Reserve Bank of India (RBI) successfully creates excess liquidity in the system through

various rate cuts and banks fail to utilize this benefit to its advantage due to the fear of burgeoning

non-performing assets.

Measures for Reduction of NPAs

The RBI / Government of India have been constantly goading the banks to take steps for arresting the

incidence of fresh NPAs and have also been creating legal and regulatory environment to facilitate

the recovery of existing NPAs of banks. The more significant measures undertaken are as follows: -

Compromise Settlement Schemes

Banks are free to design and implement their own policies for recovery and write-off incorporating

compromise and negotiated settlements with the approval of their Boards, particularly for old and

unresolved cases falling under the NPA category. The policy framework suggested by RBI provides

for setting up of independent Settlement Advisory Committees headed by a retired Judge of the

High Court to scrutinize recommend compromise proposals.

Revised guidelines issued by RBI for compromise settlement of Non-performing Assets (NPAs) of

public sector banks provide for the compromise settlement of chronic NPAs up to Rs. 10 crore

covering NPAs which have become doubtful or loss as on 31st March, 2000 with outstanding balance

of Rs 10 crore and below on the cut off dates as on 31st March 2000, which have subsequently

become doubtful or loss. These guidelines also cover cases on which the banks have initiated action

under the Securitisation Act 2002 and also cases pending before Courts/DRTs/BIFR, subject to

consent decree being obtained from the Courts/DRTs/BIFR. However, cases of willful default, fraud

and malfeasance will not be covered.

Settlement Formula –amount and cut off date

NPA’s classified as Doubtful or Loss as on 31st March 2000. The minimum amount that should be

recovered would be 100% of the outstanding balance in the account as on the date of transfer to the

protested bills account or the amount outstanding as on the date which the account was categorized as

doubtful NPA’s, whichever happened earlier, as the case maybe.

NPA’s classified as Sub-standard as on 31st March 2000 which became doubtful or loss

subsequently: The minimum amount that should be recovered would be 100% of the outstanding

balance in the account as on the date on which the account was categorized as doubtful NPAs,

whichever happened earlier, as the case maybe, plus interest at existing Prime Lending Rate from 1 st

April 2000 till the date of final payment.

Payment

The Amount of settlement arrived at in both the above cases, should preferably be paid in one lump

sum. In cases where the borrowers are unable to pay the entire amount in one lump sum, at least 25%

of the amount of settlement is required to be paid up front and the balance amount of 75%, is

recovered in installments within a period of one year together with interest at the existing Prime

Lending Rate from the date of settlement up to the date of final payment.

Measures for faster legal process

Lok Adalats

Lok Adalat institutions help banks to settle disputes involving accounts in “doubtful” and “loss”

category, with outstanding balance of Rs. 5 lakh for compromise settlement under Lok Adalats. Debt

Recovery Tribunals have now been empowered to organize Lok Adalats to decide on cases of NPAs

of Rs. 10 lakhs and above. The public sector banks had recovered Rs.40.38 crore as on September

30, 2001, through the forum of Lok Adalat. The progress through this channel is expected to pick up

in the coming years particularly looking at the recent initiatives taken by some of the public sector

banks and DRTs in Mumbai.

Debt Recovery Tribunals

The Recovery of Debts due to Banks and Financial Institutions (amendment) Act, passed in March

2000 has helped in strengthening the functioning of DRTs.

o Provisions for placement of more than one Recovery Officer,

o Power to attach defendant’s property/assets before judgment,

o Penal provisions for disobedience of Tribunal’s order or for breach of any terms of the

order and appointment of receiver with powers of realization, management, protection and

preservation of property are expected to provide necessary teeth to the DRTs and speed up

the recovery of NPAs in the times to come. There are 22 DRTs set up at major centres in

the country with Appellate Tribunals located in five centres viz. Allahabad, Mumbai, Delhi,

Calcutta and Chennai. However, DRTs have been plagued by lack of judges and legislative

loopholes. Consequently, only 23,393 out of 57,000 cases lodged have been settled and

4.36 per cent of litigated amounts recovered.

Passage of the Securitisation Act, 2002

Under this Act promulgated on June 21, 2002 if a corporate borrower defaults on its loans for 180

days, banks will be able to issue a notice to the borrower and if money is not paid within the next 60

days banks can take possession of the security offered by the borrower at the time of availing of the

loan and sell the same to realize the dues. The Act also provides that no court can interfere in the

matter and issue stay orders, which could help the defaulting borrowers.

In short, the Act takes the judicial system out of the loan recovery process and by stipulating

definite number of days for definite action, ensures the whole process of recovery would be quite

swift.  The right to take possession of the security was there earlier under the transfer of securities act

but only for mortgage securities and not for every type of security. The Act enlarges this right and

includes all types of securities like mortgage, fixed and floating charge, hypothecation etc. though

liens and pledge are not covered.

Asset Reconstruction Company

Asset reconstruction means acquisition by any securitization company or reconstruction Company,

of any right or interest of any bank or financial institution in any financial assistance, for the

purpose of realization of such financial assistance. The company, which undertakes such assets

declared as Non-performing by the Lending Institution, is referred to as Asset Reconstruction

Company.

Corporate Debt Restructuring (CDR)

Corporate Debt Restructuring mechanism has been institutionalised in 2001 to provide a timely and

transparent system for restructuring of the corporate debts of Rs.20 crore and above with the

banks and financial institutions. The CDR process would also enable viable corporate entities to

restructure their dues outside the existing legal framework and reduce the incidence of fresh NPAs.

The CDR structure has been headquartered in IDBI, Mumbai and a Standing Forum and Core Group

for administering the mechanism had already been put in place. The experiment however has not

taken off at the desired pace. As announced by the Hon'ble Finance Minister in the Union Budget

2002-03, RBI has set up a high level Group under the Chairmanship of Shri. Vepa Kamesam, Deputy

Governor, RBI to review the implementation procedures of CDR mechanism and to make it more

effective. The Group will review the operation of the CDR Scheme, identify the operational

difficulties, if any, in the smooth implementation of the scheme and suggest measures to make the

operation of the scheme more efficient.

Credit Information Bureau

Institutionalisation of information sharing arrangements through the newly formed Credit

Information Bureau of India Ltd. (CIBIL) is under way. RBI is considering the recommendations

of the S. R. Iyer Group (Chairman of CIBIL) to operationalise the scheme of information

dissemination on defaults to the financial system. The main recommendations of the Group include

dissemination of information relating to suit-filed accounts regardless of the amount claimed in the

suit or amount of credit granted by a credit institution as also such irregular accounts where the

borrower has given consent for disclosure. This is expected to prevent those who take advantage of

lack of system of information sharing amongst lending institutions to borrow large amounts against

same assets and property, which had in no small measure contributed to the incremental NPAs of

banks.

Proposed guidelines on willful defaults/diversion of funds

RBI is examining the recommendation of Kohli Group on willful defaulters. It is working out a

proper definition covering such classes of defaulters so that credit denials to this group of borrowers

can be made effective and criminal prosecution can be made demonstrative against willful defaulters.

.

Asset Reconstruction Company

What is an Asset Reconstruction Company?

Asset reconstruction means acquisition by any securitization company or reconstruction company, of

any right or interest of any bank or financial institution in any financial assistance, for the purpose of

realization of such financial assistance. The company, which undertakes such assets declared as Non-

performing by the Lending Institution, is referred to as Asset Reconstruction Company. In other

words, asset reconstruction companies (ARCs) are really debt collectors, given sweeping powers,

which were so far exercised by debt recovery tribunals and civil courts and were not available to the

debt recovery department of the lenders themselves.

Objectives of an ARC

An ARC is formed to accomplish the following objectives:

To buy out troubled loans from banks and make special efforts at recovering value from the assets, if

necessary by special legislation, with special powers for recovery Restructuring of weak banks to

divest the bad loan portfolio - essential for a comprehensive restructuring strategy of weak banks

Need for an ARC

In the normal course, banks and financial institutions themselves handle the job of recovery for most

of their lending, but in this process they are finally saddled with a left over portion of sticky debts

representing willful dodgers and sunset industries. This is because no credit institution, on account of

inherent risks in lending, can have 100% recovery performance. The left over or unrecovered credit

represents difficult cases, which warrant special and concerted action. When such overdue credit

outstanding grows large in volume, the banks and financial institutions are unable to divert attention

from their core business substantially to this time-consuming job requiring concerted and continuous

efforts. These can therefore be outsourced to specialised agencies i.e. Asset Reconstruction

Companies, who have built-in professional expertise in this task, and who handle recovery as their

core business.

Handling recovery of chronic cases and willful dodgers is the normal function of these companies

and they are adequately geared and equipped for this job. In this respect the ARCs handle the

function of recycling to productive and beneficial use of assets that otherwise threaten to turn as

scrap or waste. In the first place Banks & FIs assign or transfer all their rights with reference to

specific debts including their security rights on the collateral held by them as cover to the ARC. The

ARC thus steps into the shoes of the banker and attends to recovery of the outstanding through

manifold methods and devices.

Stock Problem and Flow Problem

The problem of non-performing loans is both a stock and a flow problem. The stock problem refers

to the accumulated volumes of NPAs with banks, or the overhang of bad loans, while the flow

problem is the incremental bad loans.

Stock solutions tend to be necessarily, where banking distress is systemic and often include the

liquidation of unviable banks, disposal and management of impaired assets and the restructuring of

viable banks. While flow solutions are more successful when banking distress is limited, i.e. non-

systemic and the official safety net is either limited or the supervisory authority is willing to intervene

in those institutions whose capital base is further deteriorating.

Approaches to Resolution of NPAs

These are essentially two approaches to resolving the problem of bad loans:

1. Creditor–led Approach

2. ARC Approach

Creditor-led / Bank-led Approach

Bank-led approach means each bank tries to restructure or recover its own assets and the government

simply either provides more capital to the banks or provides fiscal or other incentives to write off bad

loans and backs up the recovery efforts with appropriate security enforcement legislation.

As any problem is best resolved by the one who created it, logically, it might seem that the problem

loan is better handled by the bank itself. Banks with the loan files and some institutional knowledge

of the borrower should be better placed to resolve NPAs than centralized ARCs. This approach may

also provide better incentives for banks to maximize the recovery value of bad debt and avoid future

losses by improving loan approval and monitoring procedures. Another advantage would be that

these banks could provide new loans in the context of debt restructuring.

However, individual bank-led approach to resolving NPAs has several problems, particularly where

the problem loans are the result of a crisis. Fearing the risk of further loans going bad, banks shun

lending, which deepens crisis. In most cases, in the name of restructuring, borrowers take more loans

and therefore, more amounts become non-performing.

The ARC Approach

The approach to resolving the problem by dedicating one or more specialized unit(s) is known as the

ARC Approach. This approach is based on the premise that NPAs created by a systemic crisis cannot

be treated at par with those accumulated due to bad lending practices, and therefore, a focused

attention, backed by appropriate legislation, is required to resolve the problem. If banks were

burdened with resolving problem loans, they will not be able to attend to the need to create new

loans, which will further deepen the crisis. Banks having provisioning requirements will also face

threat of capital erosion and will shun new asset creation is important to take the country out of

crisis. ARCs with their expertise in loan resolution should maximize recovery value while

minimizing costs.

Evidence suggests that the use of asset reconstruction or management companies or distinct loan

workout units have played an important role in systemic difficulties in the banking sector and could

be considered as a part of best practice.

Advantages of a centralized public ARC

Economies of scale: Consolidation of scarce work out skills and resources within one agency.

Can help with the securitization of assets as it has a larger pool of assets.

Centralizes ownership of collateral, thus providing (potentially) more leverage over debtors and more

effective management.

Breaks links between banks and corporate and thus could potentially improve the collectibility of loans.

Recovery and bank restructuring. Allows banks to focus on core business.

Improves prospects for orderly sectoral restructuring of economy.

Allows the application of uniform workout practices.

Can be given special powers to expedite loan

Disadvantages

☻ Banks have informational advantages over ARCs as they have collected information on their

borrowers.

☻ Leaving loans in banks may provide better incentives for recovery—and for avoiding future losses by

improving loan approval and monitoring procedures.

☻ Banks can provide additional financing which may be necessary in the restructuring process.

☻ If assets transferred to the ARCs are not actively managed, the existence of an ARC may lead to a

general deterioration of payment discipline and further deterioration of asset values.

Different Models of ARCs Models of ARCs

1. Based on ownership

2. Based on multiplicity

Based on Ownership

Different countries have tried different models of ownership of ARCs. The different models are

Asset workout departments or units of banks:

A separate unit or department within the bank is only as good as the bank as a whole, especially from

the viewpoint of legal powers, interests of the shareholding groups, etc. Therefore, in most countries,

this has only been the last choice.

Bank subsidiaries and Bank affiliated companies:

This model has been used in several countries like Australia and several continental European

countries. In China as well, the Big Four banks have set up their own ARCs, subsequently which

have been privatized. There are certain advantages associated with this model like:

Use of in-house experience and knowledge about the NPAs,

Maintenance of important banking relationships,

Strengthening of expertise the resolution of bank NPAs, and

Establishment of new business relationships with new investors involved in asset workouts.

Another very important consideration is that a bank-based ARC is likely to have more

operational flexibility than a government entity. This flexibility can be particularly valuable in

retaining qualified personnel and in structuring transactions.

Private companies:

Private companies, though with substantial shareholding of banks have been used in Thailand. In

India also, the model used is one of private ARCs. Such a company enjoys all the advantages of the

centralized ARC. Centralizing asset management and disposition facilitates asset packaging and

marketing and ensures consistency and transparency within the ARC. Also, the risk of different bank-

based ARCs competing to drive down sale values should be reduced. The greater the number of

institutions, the more extensive the debtor interrelationships and the more similar the assets, so

greater will be the need for government coordination and oversight.

Based on Multiplicity:

Yet another issue in modeling ARCs is: whether to have a single ARC, or to allow as many ARCs as

the market demands. Centralized ARCs have been used by all those countries, which have floated

ARCs with government support and provided special legal powers to the ARCs.

The approach in India is one of several ARCs. But there are certain risks associated with such a

model. If too many ARCs come up, an ARC might just be a bank look-alike. Worse still, since the

price at which the bad loans will be sold is only a paper price (represented by a bond or debenture),

the ARCs will start competing on the price they offer for the bad loans, leading to artificially inflated

value of bad loans. The risk with too many ARCs is that at least some of the will become as bad as

the loans they buy.

ARC Models:

Based on Resolution Approach:

ARCs can adopt several approaches to resolve the loans they buy.

A rapid sale approach implies that the ARC tries to sell its own assets soon after acquiring them.

A workout approach or corporate restructuring approach implies that the ARC tries to nurse the

loan back to health by actively restructuring either the loan or the business of the borrower. The ARC

might either force the borrower to sell non-core assets, or merge, or dispose off a part of its

undertaking, etc.

More often than not, no single approach can be associated with any ARC, as all of them will take a

suitable approach based on the case. However, there have been international studies on the success of

the two approaches mentioned above. Daniela Klingebiel in ‘The use of Asset Management

Companies in the Resolution of Banking Crises: Cross-Country Experience’ says that ‘The results of

the analysis of the seven cases can be summarized as follows: Two out of three corporate

restructuring ARCs did not achieve their narrow goals of expediting corporate restructuring. These

experiences suggest that ARCs are rarely good tools to accelerate corporate restructuring. Only

the Swedish ARC successfully managed its portfolio, acting in some instances as lead agent in the

restructuring process. It was helped by some special circumstances, however: the assets acquired

were mostly real estate related, not manufacturing that are harder to restructure, and were a small

fraction of the banking system which made it easier for the ARC to maintain its independence from

political pressures and to sell assets back to the private sector. Rapid asset disposition vehicles fared

somewhat better with two out of four agencies, namely Spain and the US, achieving their objectives.

The successful experiences suggest that ARCs can be effectively used, but only for the purpose of

asset disposition including resolving insolvent and unviable financial institutions. ‘She further says

that disposition agencies have worked better than restructuring agencies. However, this success

of disposition agencies is due to factors like easily liquefiable real estate assets, mostly professional

management, political independence, a skilled resource base, appropriate funding, adequate

bankruptcy and foreclosure laws, good information and management systems, and transparency in

operations and processes. In the Philippines and Mexico, the success of the ARCs was doomed from

the start as governments transferred a large amount of loans politically motivated loans and / or

fraudulent assets to the ARCs which are difficult to be resolved or to be sold off by a government

agency. Both of these agencies did not succeed in achieving their narrow objective of asset

disposition, thus delaying the realignment of asset prices.

Asset Reconstruction Companies –The Indian Scenario

Development of ARCs in India

The idea of Asset Reconstruction first surfaced in the Narasimhan Committee Reports. Earlier, the

Committee had suggested the creation of an Assets Reconstruction Fund (ARF) to take the non-

performing assets off banks' books at a discount. Recapitalisation through infusion of capital was

another approach and was used in the case of some banks. However, since this was a costly and a

time-consuming option it was not sustainable. The problem, however, remained and further

consideration was given to revisiting the concept of an ARF.

The Second Narasimhan Committee Report recommended that the core NPAs of the banks would be

transferred to a new entity (an ARC) which, in turn, would issue NPA swap bonds at the realisable

value arrived at after due assessment.

The basic elements of this approach consisted the following assumptions: -

That the huge NPA burden of the industry is a one-time problem, the contribution of past history

of regulated banking.

That future accrual of NPA would be streamlined and remedied through "a combination of policy

and institutional development"

The ARC must have adequate resources to take over NPAs of commercial banks. In other words it

must adequate paid-up capital to carry out a turnover of NPAs to be taken over by it.

Once the mission is completed, the ARC would be no longer needed and it can be wound up or

closed.

It was estimated that a minimum of Rs.2000 crores would be needed to float an ARC that would have

the capacity to start the recovery process of NPA by taking over them from commercial banks at a

discount based on the realisable value of the assets of the borrowers of these sticky borrowed

accounts held by the banks. It was also suggested that the ARC should be constituted as a Private

Sector enterprise.

The Reserve Bank of India in early 2001 has suggested a maximum life span of seven years for asset

reconstruction companies (ARCs) and a minimum Rs. 100-crore initial paid-up capital. The

suggestion placed the authorised capital of ARCs at Rs. 500 crore. In a draft scheme prepared as a

run-up to the constitution of ARCs, the RBI had proposed that the entities would function as private

sector companies with 49 per cent holding subscribed by public sector banks and financial

institutions, while the remaining 51 per cent would be offered to the public.

It also suggested that the ARCs, which are to be set up for tackling the problem of non-performing

assets (NPAs) in the banking sector, should be restricted to only the past bad debt of the banks. Thus,

the companies would not be allowed to nibble at the fresh NPAs added by banks on an ongoing basis

after the constitution of the ARC.

The RBI further suggested that the realisable value of the NPAs should be a fair discounted value

arrived at through a consensus between the valuers acting on behalf of the banks and the ARC.

The ARCs should be managed by a board of directors consisting of professionals from various fields

such as banking, finance, law, engineering and valuation experts.

The issue of NPAs is closely related to the state of legal framework. The legal framework sets

standards of behaviour for market participants, details about rights and responsibilities of

transacting parties, assures that completed transactions are legally binding and provides regulators

with the backing to enforce standards and ensure compliance and adherence to law. Financial

institutions was felt too cumbersome and time consuming and there was persistent demand for

provision of powers to the banks/FIs for summary take over of securities with the power to sell the

same in satisfaction of the dues. To consider all these matters Government in the year 1999 appointed

the Andhyarujina Committee under Chairmanship of T R Andhyarujina, senior Supreme Court

advocates and former Solicitor General of India. Among its many recommendation some important

recommendation were

To confer larger powers on the DRTs

Need for expert personnel of the DRTs

Clarification of conflicts of jurisdiction experienced between the working of the Winding Up

Court under the Companies Act and the jurisdiction of the BIFR under SICA, 1985

Regulations for a uniform procedure to be adopted by all the tribunals in the country

Right of private sale of movable and immovable property to banks and financial institutions

for speedy recovery as have been conferred upon land development banks and state finance

corporations

A new law incorporating power of sale without intervention of the court in cases where the

lenders are banks and financial institutions with proper safeguards. The committee enclosed

a draft of a model Bill titled "Securitisation Bill 2000"

The Securitisation and Reconstruction of Financial Assets and Enforcement of Security

Interests Act, 2002

Need

The pressing factors that urged the need for the SARFAESI are:

1. First concern is the impact of the burden of ballooning Non-performing Assets on the health of the

financial sector, reported to be at Rs.82, 846 crores as on 31st March, 2002.

2. Urgent need for legal reforms to keep pace with the changing industrial and financial scenario of the

times. The present legal structure in the country enables criminals and law dodgers to take protection

under its too lenient and cumbersome provisions, and to delay or defeat punitive action against them.

This prevents effecting positive remedial measures without undue delay

3. Piling up of large overload of cases with DRTs & Law Courts resulting in slower processing in the

Debt Recovery Tribunals (DRTs) and the courts

4. An urgent need to take tougher measures to reign in the exploding problem of Non-performing Assets

especially for tackling willful defaulters, who have learnt to perfect the art of defaulting/dodging

repayment with a habitual recurrence

Objective

The object clause of the Act describes the legal measure as "An Act to regulate securitisation and

reconstruction of financial assets and enforcement of security interest and for matters connected

therewith or incidental thereto". The Act allows setting up of ARC/SC companies to be registered

with and regulated by RBI. Under the Act identical powers and functions are prescribed for both

types of companies, Securitisation Companies and Asset Reconstruction Companies.

Scope

The Act deals with three distinct actions in respect of financial assets held by banks and FIs:

1. Securitisation of financial assets

2. Setting up of asset reconstruction companies and

3. Enforcement of security interest

These three actions are in fact not seen as distinct, but inter-connected. Securitisation as a co-function

helps ARC/SC companies to operate with minimum capital under a sort of self-generated source of

funding, while enforcement of security interest helps ARC/SC companies to take possession, to

securitise and later to realise the financial assets, more quickly and easily without approaching DRTs

or Law Courts.

Definitions under the act:

Asset reconstruction:

Acquisition by any ARC / SC of any right or interest of any bank or financial institution in any

financial assistance for the purpose of realisation of such financial assistance

Financial Asset

Means debt or receivables and includes

A claim to any debt or receivables or part thereof, whether secured or unsecured; or

Any debt or receivables secured by, mortgage of, or charge on, immovable property; or

A mortgage, charge, hypothecation or pledge of movable property; or

Any right or interest in the security, whether full or part underlying such debt or receivables; or

Any beneficial interest in property, whether movable or immovable, or in such debt, receivables,

whether such interest is existing, future, accruing, conditional or contingent; or

Any financial assistance

Financial Assistance

Any loan or advance granted or any debentures or bonds subscribed or any guarantees given or letters

of credit established or any other credit facility extended by any bank or financial institution

Borrower

Person who has been granted financial assistance

Person who has given any guarantee or created any mortgage or pledge as security for the

financial assistance granted

Person who becomes borrower of a ARC / SC consequent upon acquisition by it of any rights

or interest of any bank or financial institution

Default

Non-payment of any principal debt or interest thereon or any other amount payable by a borrower to

any secured creditor consequent upon which the account of such borrower is classified as non-

performing asset in the books of account of the secured creditor.

There should be "default" by the "borrower"(as defined in the Act) for the process under the Act to be

initiated. Default implies failure to repay plus as a consequent classification of the borrower's account

as a non-performing asset. Thus if the account of the borrower is not transferred as NPA, action under

the Act is not possible even if there is default.

ObligorA person liable to the originator, whether under a contract or otherwise, to pay a financial asset or to

discharge any obligation in respect of a financial asset, whether existing, future, conditional or

contingent and includes the borrower

Originator

The owner of a financial asset, which is acquired by a Securitisation company or reconstruction

company for the purpose of Securitisation or asset reconstruction.

Property

Immovable property

Movable property

Any debt or any right to receive payment of money, whether secured or unsecured

Receivables, whether existing or future

Intangible assets, being know-how, patent, copyright, trade mark, license, franchise or

Qualified Institutional Buyer

QIBs include:

A Financial Institution

Insurance company

Bank

State financial corporation

State industrial development corporation

Trustee or any asset management company making investment on behalf of mutual fund or

provident fund or gratuity fund or pension fund

A registered foreign institutional investor or

Any other body corporate as may be specified by SEBI

Reconstruction Company

Means a company formed and registered under the Companies Act, 1956 for the purpose of asset

reconstruction

Scheme

A scheme inviting subscription to security receipts proposed to be issued by a ARC / SC under that

scheme

Securitisation

Acquisition of financial assets by any ARC / SC from any originator, whether by raising of funds by

such ARC / SC from qualified institutional buyers by issue of security receipts representing

undivided interest in such financial assets or otherwise.

Securitisation Company

Means any company formed and registered under the Companies Act, 1956 for the purpose of

securitisation.

It thus rule out such companies registered under the Indian Trusts Act and engaging exclusively in

the function of Securitisation of assets. There is no bar on Securitisation through non-corporate

Special Purpose Vehicles (SPVs) outside the law, but such entities cannot exercise powers under this

Act. The Act therefore may be considered as not to be legislating on "Securitisation" as such but on

this function to be exercised specifically by ARC companies for asset reconstruction of NPAs of

banks/FIs exclusively.

As per this definition 'Securitisation' implies acquisition of the financial asset by the ARC/SC from

the bank or financial institution (referred as originator). Acquisition can be normally by raising funds

by Securitisation of financial assets taken over by issue of security receipts. The securities Receipt

are backed by a charge on the financial assets and the eventual cash flow to be generated from that

asset by sale, lease or by managing such assets. The security receipts are to be offered to the QIB i.e.

qualified institutional buyers only and not to the general public.

Security agreement

An agreement, instrument or any other document or arrangement under which security interest is

created in favour of the secured creditor including the creation of mortgage by deposit of title deeds

with the secured creditor.

Secured Asset

Means the property on which security interest is created.

Secured Creditor

Means

Any bank or financial institution or any consortium or group of banks or financial institutions

and includes

Debenture trustee appointed by any bank or financial institution; or

ARC / SC; or

Any other trustee holding securities on behalf of a bank or financial institution, in whose

favour security interest is created for due repayment by any borrower of any financial

assistance;

Security Interest

Means right, title and interest of any kind whatsoever upon property, created in favour of any secured

creditor and includes any mortgage, charge, hypothecation, assignment other than those specified in

section 31

Security Receipt

Means a receipt or other security, issued by a ARC / SC to any qualified institutional buyer pursuant

to a scheme, evidencing the purchase or acquisition by the holder thereof, of an undivided right, title

or interest in the financial asset involved in Securitisation.

Thus, a distinct scheme is to be formulated by the ARC/SC for each group of security receipts issued

by them to QIBs.

Sponsor

Means any person holding not less than ten per cent of the paid-up equity capital of a ARC.

Setting up ARC/SC & Registration with RBI

The subject is dealt with under Chapter II of the Act titled "Regulation of Securitisation and

Reconstruction of Financial Assets of Banks and Financial Institutions"

The requirements for setting up an ARC are as follows

They have to be set up under the Companies Act, 1956 either as 'Private Limited' or 'Public'

Companies

There is no bar under the Act for such companies to be formed as subsidiary company of a bank or

financial institution, subject to the condition that the ARC/SC so formed complies with the provisions

of the Act

Possessing owned funds of not less than Rs.2 Crores or 15% of the financial assets to be

acquired (maximum) [RBI is vested with powers, under the Act, to stipulate the quantum of capital

to be owned by ARC/SC companies within this range]

Duly registered with RBI as an ARC/SC set-up under the Act and meeting the eligibility criteria

prescribed.

Eligibility criteria for an ARC:

The company has not incurred losses in any of the three preceding financial years;

Adequate arrangements for realisation of the financial assets acquired for the purpose of

Securitisation or asset reconstruction are made and shall be able to pay periodical returns and redeem

on respective due dates on the investments made in the company by the qualified institutional buyers

or other persons;

Directors of ARC / SC have adequate professional experience in matters related to finance,

Securitisation and reconstruction;

Board of directors of such ARC / SC does not consist of more than half of its total number of

directors who are either nominees of any sponsor or associated in any manner with the sponsor or any

of its subsidiaries;

Any of its directors has not been convicted of any offence involving moral turpitude;

A sponsor, is not a holding company of the ARC / SC, as the case may be, or, does not otherwise

hold any controlling interest in such ARC / SC;

Compliance with prudential norms specified by the Reserve Bank.

Procedure for Registration of ARC/SC:

Make an application for registration to the Reserve Bank in such form and manner as it may specify

The Reserve Bank may, after being satisfied that the conditions specified are fulfilled, grant a

certificate of registration, subject to such conditions, which it may consider, fit to impose.

Acquisition of rights or interest in financial assets:

By issuing a debenture or bond or any other security in the nature of debenture, for consideration

agreed upon between such company and the bank or financial institution, incorporating therein such

terms and conditions as may be agreed upon between them; or

By entering an agreement with such bank or financial institution for the transfer of such financial

assets to such company on such terms and conditions as may be agreed upon between them.

On such acquisition the ARC/SC shall be deemed to be the lender and all the rights of such bank or

financial institution shall vest in such company in relation to such financial assets

All contracts, deeds, bonds, agreements, powers-of-attorney, grants of legal representation,

permissions, approvals, consents or no-objections under any law or otherwise and other instruments

of whatever nature which relate to the said financial asset and which are subsisting or having effect

immediately before the acquisition of financial asset and to which the concerned bank or financial

institution is a party or which are in favour of such bank or financial institution shall, after the

acquisition of the financial assets, be of as full force and effect against or in favour of the ARC / SC,

as the case may be, and may be enforced or acted upon as fully and effectively as if, in the place of

the said bank or financial institution, ARC / SC, as the case may be, had been a party thereto or as if

they had been issued in favour of ARC / SC, as the case may be.

Measures for assets reconstruction

The proper management of the business of the borrower, by change in, or take over of, the

management of the business of the borrower

The Sale or lease of a part or whole of the business of the borrower;

Rescheduling of payment of debts payable by the borrower

Enforcement of security interest in accordance with the provisions of this Act;

Settlement of dues payable by the borrower;

Taking possession of secured assets in accordance with the provisions of this Act.

Other functions of ARC / SC

Agent for any bank or financial institution for recovering their dues from the borrower on

payment of such fees or charges as may be mutually agreed upon between the parties;

Manager referred to manage the secured assets the possession of which has been taken over by

the secured creditor

Receiver if appointed by any court or tribunal

Power of Reserve Bank to determine policy and issue directions:

The RBI may determine the policy and give directions to all or any ARC / SC in matters relating to

income recognition, accounting standards, making provisions for bad and doubtful debts, capital

adequacy based on risk weights for assets and also relating to deployment of funds by the ARC / SC,

as the case may be, and such company shall be bound to follow the policy so determined and the

directions so issued.

Reserve Bank may give directions in particular as to-

a) The type of financial asset which can be acquired and procedure for acquisition of such assets

and valuation thereof;

b) The aggregate value of financial assets which may be acquired by any ARC / SC.

Enforcement of Security Interest by a Secured Creditor

Notwithstanding anything contained in section 69 or section 69A of the Transfer of Property Act,

1882, such creditor in accordance with the provisions of this Act may enforce any security interest

created in favour of any secured creditor, without the intervention of the court or tribunal.

Under the Act, the Secured Creditor has been given certain powers to enforce the security interest

created in his favour by a defaulting borrower. However, prior to taking any action under this Act, the

creditor has to give a sixty-day notice to the borrower to discharge in full his liabilities.

In case the borrower fails to discharge his liability in full within the 60- day period, the secured

creditor may take recourse to one or more of the following measures to recover his secured debt,

namely

Take possession of the secured assets of the borrower including the right to transfer by way of lease,

assignment or sale for realising the secured asset;

Take over the management of the secured assets of the borrower including the right to transfer by

way of lease, assignment or sale and realise the secured asset;

Appoint any person (hereafter referred to as the manager), to manage the secured assets the

possession of which has been taken over by the secured creditor;

Require at any time by notice in writing, any person who has acquired any of the secured assets from

the borrower and from whom any money is due or may become due to the borrower, to pay the

secured creditor, so much of the money as is sufficient to pay the secured debt.

In the case of financing of a financial asset by more than one secured creditors or joint financing of a

financial asset by secured creditors, no secured creditor shall be entitled to exercise any or all of the

rights conferred on him unless exercise of such right is agreed upon by the secured creditors

representing not less than three-fourth in value of the amount outstanding as on a record date and

such action shall be binding on all the secured creditors In the case of a company in liquidation, the

amount realised from the sale of secured assets shall be distributed in accordance with the provisions

of section 529A of the Companies Act, 1956.

The ARCs formed so far

Only two ARCs have formed so far. However, registration is yet to be granted. The ARCs that have

formed are:

1. Asset Reconstruction Company of India Ltd. (ARCIL)

2. Assets Care Enterprise Ltd. (ACE)

Asset Reconstruction Company of India Limited (ARCIL)

Type: Restructuring as well as Rapid Disposition Agency

Shareholding Pattern: Equity Base: Rs. 10 crore

Institution Stake % Amount(Rs. Crores)

ICICI Bank 24.5 2.45IDBI 24.5 2.45SBI 24.5 2.45HDFC 10.0 1.00HDFC Bank 10.0 1.00Clutch of banks (incl Federal Bank & IDBI Bank)

06.5 0.65

Total 100 10.00

Plan of Action:

Plans to acquire Rs 20,000 crore worth of assets by the end of fiscal 2004, s tarting with an Rs 5,000

crore-asset base. ARCIL has identified 32 big accounts to kick-start its operations with total dues of

Banks & FIs

ARC

SPV1Maturit

yBased

SPV2Industr

yBased

SPV3Locatio

n Based

Creation of NPA Portfolios based

on various criteria

PTCs or Units or

Securities

NPAsADBFunds

its three major sponsors — the State Bank of India, ICICI Bank and IDBI amounting to Rs 6,230

crore.

ARC Board

Chief Executive Officer: Mr. Rajendra Kakker

Non-executive chairman: Mr N Vaghul

Other directors: Mr. Deepak Parekh Mr. PP Vora

Mr. PN Venkatachalam Mr. JJ Irani

Mr. Ashok Ganguly Mr. YH Malegam

Consultants Appointed:

PriceWaterhouseCoopers and another Chartered Accountant firm for valuation of assets

Methodology to be adopted:

In the initial stages, when there are no ready investors for the securities issued by the ARC, the model

followed would be as depicted in the diagram below

Stage I:

After taking over the assets, it will bundle the assets like an MF and create asset portfolios.

Stage II:

Pass through certificates (PTCs) against these assets will be issued to banks and institutions as there

is no qualified institutional buyer (QIB) in the market to buy junk bonds.

In other words, the banks and institutions, which at the first stage sell sticky assets to the ARC, will

replace them with the PTCs, which will be redeemed by the fourth year.

Revenue Model:

If the net asset value (NAV) of the PTCs is higher than the face value, the ARC will get 20 per cent

share of that and the ARC stakeholders the rest.

The ARC will charge a management fee of 1 per cent of the assets managed or a performance related

fees whereby the ARC is able to sell assets at higher than the book value of the assets.

Assets Care Enterprise Ltd (ACE)

Type: Restructuring as well as Rapid Disposition Agency

Shareholding Pattern: Equity Base: Rs. 5 crore

Institution Stake % Amount (Rs. Crores)IFCI Ltd. 49.00 2.45Punjab National Bank 26.00 1.30Tourism Finance Corporation of India 14.20 0.71Life Insurance Corporation of India 10.00 0.50Madhya Pradesh Consultancy Organisation

00.80 0.04

                                            Total 100.00 5.00   

Discussions are on with the leading international distressed assets specialists (including, Goldman

Sachs, Solomon Smith Barney, Commonwealth Development Corporation, GE Caps and Merrill

Lynch) to join hands with us in efforts to resolve NPL / Stressed Assets.

Taxation, Legal and other issues in Asset Reconstruction and Securitisation

Tax Issues

The tax incidence would usually depend on how the documents relating to the transaction are

structured. The main entities involved in the Securitisation transaction are the Originator, the SPV

and the Investors.

Taxability of the Originator

It would depend on:

1. Whether the Securitisation transaction results in the legal transfer of property in the assets

being securitised; and

2. Whether the gain or loss (in the case where there is a transfer of the property) is treated as

a business gain or a capital gain by the tax authorities

Where there is a legal transfer of property (true sale) in the assets to be securitised

If the tax authorities construe the Securitisation transaction as a transfer of capital assets or as

a conversion of the assets into stock-in-trade: Capital Gains tax would be applicable.

On the other hand, where the profit/gain on the Securitisation transaction is treated as

profit/gain of business, it would be chargeable to tax under the head “Profits and Gains of Business”

under Section 28(i) of the Act.

Where there is no legal transfer of property in the assets to be securitised

The tax authorities may characterize the Securitisation transaction as “a method of financing” on

the security of the receivables

And levy tax on the Originator, on the gains if any, under the head “Profits and Gains of

Business” under Section 28(i) of the Act. Sam

The discount charged by the SPV on the receivables would be allowable as a type of a finance

expense and deducted from the net amount received by the Originator, which would be liable to

tax as business income.

Where the income in the assets has been transferred without a transfer of the property

Section 60 of the IT Act

Where only the receivables in the Securitisation transaction and not the asset are transferred:

(e.g. in Securitisation of lease receivables, housing rent or hotel receipts) The income would be

deemed to accrue to the asset-owner (Originator) and he would be liable to tax thereon. However,

the asset-owner could claim capital allowances on the asset, and

Where the asset itself is transferred: (e.g. in Securitisation of hire purchase receivables, where the

only asset claimed by the asset-owner is the right to receive installments and such asset is

transferred) On transfer, the income generated from the receivable would be deemed to have been

transferred to the transferee and he would be liable to pay tax on such income.

The gain, i.e. the difference between the sum received from the transferee and the value of the asset

at which it is outstanding, less any expenses incurred by the asset-owner would be considered as

either business profit of the asset-owner or capital gains of the asset-owner, depending on whether

the asset being transferred is a non-capital or capital asset.

Taxability of the SPV

There are three alternative approaches

1. SPV regarded a conduit between the Originator and the ultimate investor ‘Pass through

Structure’:

In this case, it would receive income flows from the underlying assets and would use the same to

service the instruments issued by it. Thus, it would not earn any income nor would it make any

profits and would not be liable to pay any tax.

2. SPV may be regarded as a representative assessee of the investors:

The SPV generally acts as the trustee of the investors, and in such cases, relevant provisions of the

Act, dealing with the concept of a representative assessee may apply to the SPV. Accordingly, the

SPV may be taxed for the income received by it on behalf of the several investors. However, such tax

would be revenue-neutral since the tax payable by the SPV cannot exceed the tax payable by the

investors on such income. Under certain circumstances, the SPV would be liable to pay tax at the

maximum marginal rate applicable to individuals. The Act enables the representative assessee to

recover the tax paid by the representative assessee from the person/s on whose behalf such tax is

paid. Thus, ultimately, the SPV, which is regarded as a representative assessee, may have no tax

incidence.

3. SPV may be characterized as an independent taxable entity or in case of a ‘Pay through

structure’:

(Example: Where the SPV re-configures the cash flows received by it by reinvesting them, so as to

pay the investors on fixed dates, which do not match with the dates on which the transferred

receivables are collected by it)

Where the SPV is treated as an independent entity, any income received or deemed to be received by

the SPV would be deemed to be its income. The income distributed by the SPV in the form of interest

would be deemed to be the expense of the SPV and income in the hands of the investors . Where the

payments made by the SPV are towards equity or towards distribution or application of income, such

payment would not be a tax-deductible expense for the SPV. The SPV would be liable to pay

dividend distribution tax on the dividends paid.

Taxability of the Investors

1. Where the SPV is regarded as a pass through entity:

Each individual investor would be liable to pay tax on the income earned in proportion to his

investment.

2. Where the SPV is characterized as a representative assessee:

The SPV is taxed and the tax paid by it is deemed to have been paid by the investors. Thus, the

investors would not be liable to pay tax individually and the SPV would be entitled to recover the tax

paid by it, from the investors.

3. Where the SPV is characterized as an independent entity:

Investors would be taxed on what they would earn, by holding the instruments issued by the SPV or

by transferring the same.

Withholding Taxes

The Concept

A person responsible for making payments, which are chargeable to tax, is required to deduct tax as

per the applicable rate and remit the same to the Government of India.

In a Securitisation transaction, there would be three situations when the issue of deducting tax in

certain circumstances at source would arise. These are:

1. When the transferee/SPV makes payments to the Originator, for transfer of the assets:

No requirement of any withholding tax since the SPV pays for the discounted value of the receivables

purchased and there is no income element in the nature, which requires deduction of tax at source. If

the transaction results in taxable profit or gain, it would be on account of business profit or capital

gain, for which the tax would be payable by the Originator.

2. When the transferee/SPV collects payments from the debtors in relation to the securitised

asset:

Withholding taxes may be applicable depending on the nature of payments collected from the

debtors. The Securitisation transaction does not change the character of the original transaction

between the Originator and the debtors and thus any withholding tax applicable to the payment to be

made by the debtor to the Originator, under the original transaction would continue to be applicable.

3. When the transferee/SPV makes payments to the investors

Withholding tax would be applicable, when such payment is made in the form of interest to the

investor. Where the SPV is treated as a mere conduit, it is likely that the payments made by it would

not be treated as interest payments and thus not liable to any withholding taxes.

Legal Issues

Stamp Duty

Stamp duty is different in various Indian states and ranges from a low of 0.1 per cent of the value of

loans transferred in certain states to more than 3 per cent in other states. Most states had stamp duty

regimes that were unclear on how exactly a securitised instrument may be classified.

In certain circumstances the trust/SPV may also be treated as a non-banking financial company and

be subject to the regulations framed by the RBI under the Reserve Bank of India Act, 1948 in this

regard. In such a situation, stamp duty may be leviable not only on the assignment of the original pool

of loans but also on the securitised instrument. However, stamp duty on transfer of securitised assets

by the lender can be reduced or avoided by careful structuring of the transaction.

Insolvency Issues

True Sale

The principal concern in a securitisation transaction is the legal isolation of the assets securitised

from the bankruptcy risks associated with the entities involved. To achieve this, the assets securitised

must be legally transferred to the SPV, so that the SPV is not affected in a situation where there are

any claims against the Originator.

It is thus the key to Securitisation transactions that the SPV and the assets are remote from the risk of

bankruptcy/insolvency of the originator.

In order to achieve this, the transfer of the assets to the SPV must be regarded as a “true sale” and not

merely as being a transfer for obtaining finance. Where the transaction is not regarded as a true sale,

it may be treated as a method of financing or a loan by the SPV, in which case, if the Originator goes

bankrupt, the liquidator of the Originator would have rights against the underlying assets.

Measurement of the Consideration

When consideration is not in cash:

(e.g. in the form of securities issued by the SPV)

The consideration should be measured at the LOWEST of:

a. The fair value of the consideration;

b. The net book value of the securitised assets; and

c. The net realisable value of the securitised assets

When the consideration is received partly in cash and partly in kind

The non-cash component of the consideration should be measured at the lowest of the

a. The fair value of the non-cash component;

b. The net book value of the securitised assets as reduced by the cash received; and

c. The net realisable value of the securitised assets as reduced by the cash received.

What is the fair value?

The fair value is the price that would be agreed upon between knowledgeable, willing parties in an

arm’s length transaction.

Normally we consider the following as fair value:

Quoted market price

If quoted market price is not available: an estimate based on the market prices of assets similar to

those received as consideration

In case the market prices of similar assets are also not available: an estimate based on generally

accepted valuation techniques such as the present value of estimated future cash flows.

The amount received by the SPV on issue of PTCs or other securities should be shown on the

liability side of the balance sheet, with appropriate description, keeping in view the nature of

securities issued.

Disclosures

In the financial statements of the Originator

The nature and extent of Securitisation transaction(s), including the financial assets that have

been derecognised.

The nature and the amounts of the new interests created, if any.

Basis of determination of fair values, wherever applicable

In the financial statements of the SPV

The nature of the Securitisation transaction(s) including, in particular, a description of the rights

of the SPV vis-à-vis the Originator whether arising from the Securitisation transaction or a

transaction associated therewith.

Basis of determination of fair values, wherever applicable.

Perspectives for various stakeholders

Bankers’ Perspective

Problems for transfer of NPAs to ARCs

Valuation of NPAs

The biggest roadblock for transfer of the NPAs is their valuation. Clear guidelines on this issue are

still awaited. The issues involved are:

How will the valuation be done?

What will be the rate of discount?

How will the NPAs secured by different collaterals be valued?

How will one know the realisable value of the NPAs, when there is a lack of such a market in the

country?

Different valuations by different valuers / consultants?

In a case of consortium lending, all the lenders may not agree on the valuation

The valuer should have the relevant specialized expertise and also should be of a very good

repute for acceptability of the value by all the lenders involved

Issue of transparency in the whole valuation procedure (neither under-valuation for ARC profits

nor over-valuation for bankers)

Losses for the banks

The reported NPAs of the banks are highly under-provided. In other words, their realisable

values will be far below their book values.

Moreover these under-provided NPAs will have to be transferred to the ARCs at a huge

discount. This will create a huge hole in the banks’ balance sheet

The loss suffered (difference in book value and transfer value) has to be written off by banks in

year of transfer. No amortisation has been allowed for it. As a result, only those banks which

have sufficient profit / reserves to write this loss off will be interested to transfer the NPAs.

Also if the ARC is not able to service the securities issued by it, the banks will have to write –off

that loss too. Thus, it is nothing but a ‘with-recourse’ transfer.

No Value-addition for the Banks

Some bankers felt that the banks themselves would be more successful in the resolution of NPAs

Their knowledge about the borrowers, their strengths and weaknesses

The relations with the borrowers

The control over these accounts

The powers are almost the same for the banks & FIs and the ARCs

Apprehensions about the Smaller Players

The threshold limit of Rs. 2 crore is too low. It enables lot of small players to get into the asset

reconstruction arena

But these agencies do not have the necessary skills and experience.

Therefore, the banks and FIs will be reluctant to transfer their NPAs to them.

Legal Issues

The Supreme Court though has permitted banks to take over unit but made it clear that the bank

should not part with the assets of the borrower by way of lease, assignment or sale. (ICICI

Bank vs. Mardia Chemicals w.r.t. Surender Nagar plant)

The constitutional validity of Sec. 13 (relating to enforcement of security interests) and Sec. 34

(Civil court not to have jurisdiction) of SARFAESI Act has been challenged.

The 60-day notice period given to the borrower is sufficient for the borrower to sell off the

secured assets.

Practical Difficulties in Enforcement of Security Interest

Co-ordination between all the co-lenders is difficult. The borrowers have ample scope for

exploitation

In case of Consortium Lending, the interests of the Lead Banker are protected

Further in the event of a takeover, the banks are expected to keep the unit in operating condition

and run at a capacity not less than its present turnover. The banks do not have the expertise, time

or other resources to do so.

The labour dues and statutory dues have to be paid first. As a result, the ultimate recovery is too

less

Current Procedure that has been followed by the banks and FIs:

Stage 1: Identify weak standard assets

This is based on an analysis of the Interest and Installment payments and the other transactions in the

various accounts of the borrower

Stage 2:If it turns sick

A viability study of the unit is undertaken which involves inter alia:

- Analysis of the industry (its future prospects, competition scenario)

- The input-output ratio

- The capacity utilization

- Identifying whether the idle capacity can be used fruitfully

- Examine the current product mix; is there a requirement to change it?

Come up with a rehabilitation plan

If it is feasible to rehabilitate, implement the rehabilitation plan.

Stage 3:Nursing the weak unit

This involves:

- Restructuring of loan

- Infusion of additional capital (increase exposure and strengthen the charge)

- Additional Working capital loans

- Rescheduling of loan through longer moratorium on installments / decrease in no. of

installments)

The success rate in restructuring has been around 20 %.

Stage 4: One time settlement /Negotiated Settlement Route

Where it is not feasible to rehabilitate or nurse the unit, the banks prefer the OTS route

This route though involves a sacrifice by the banks, is still preferred as it helps to recover ready cash

immediately and gives the banks and FIs an early exit option.

The rate of recovery depends on the specifics of the case. The rates vary from 20 to 80%

Stage 5: Filing a suit with courts / DRTs / Lok Adalats

Lok Adalats are preferred for cases upto 10 lakhs as the procedure is faster and there are no legal

expenses or stamp duties involved.

However, the performance of DRTs is still not satisfactory

- The legal process is still cumbersome

- Delays in settlement of cases

- The enforcement of the decrees is difficult

- The recoveries are less than 10%

Impact of the SARFAESI Act

Many bankers have issued notices under the Act, but given the legal uncertainties, there has not been

much progress on this front. However, the threat of the Act and DRTs has brought more and more

borrowers to the negotiating table.

The ARCs / Consultants' Perspective

Why are ARCs required?

a. Focus on Recovery and Resolution

Recovery is not a bank's core competence. Instead of expending their resources and time in this

area, it makes sense for them to transfer the problem assets to an entity, which has a focus in this

particular area.

b. Institutions with specialised expertise and knowledge

Banks do not have the relevant expertise for NPA resolution. ARCs on the other hand, have the

legal, valuation, consulting and enforcement expertise for such resolution.

c. The existence of multiple lenders

The lack of co-ordination, information asymmetry and conflicts of interests in case of consortium

lending or where there are multiple lenders results in an unnecessary delay in the recovery /

resolution process. But once the NPA is transferred to an ARC, there is a single entity, which

deals with the resolution process. This will certainly help faster and efficient resolution

d. Reluctance of banks to nurse / manage the unit taken over.

The banks though given the powers to manage /takeover the sick unit are not willing to nurse it

back to normal, as they do neither wish to put further funds into it nor take the risk of managing

the unit. Here the ARCs can play a big role.

Some Issues

a. How will the ARC fund the purchase of NPAs?

The equity capital of the ARCs that have formed is too low. The CAR of 15% does not allow the

ARC to takeover a large chunk of assets. With such limited capital, it will be very difficult for the

ARCs to make an impact. However, there are possibilities that the Asian Development Bank will

support the ARCs that have formed and high-level talks are going on in this regard.

b. Market for such PTCs needs to be built in India

In most of the South East Asian countries, the Government guaranteed the bond issued by the

ARC, which will not be the case in India. For the investors in the PTCs there is no incentive other

than possibility of a high return as these would be risk, high return instruments. Unless there is

some incentive / compulsion for the banks and financial institutions to invest in such instruments,

its unlikely that they will subscribe to them. But, there are certain Foreign Investors like Morgan

Stanley, Lehman Brothers, Cerebrus Capital, Goldman Sachs, Merrill Lynch and GE Capital who

are interested in investment.

c. Grey Areas yet to be solved

There are certain gray areas like the non-uniformity of stamp duties, taxation, legal and

accounting issues that need to be solved. Clear guidelines as to the trustee structure, rights of the

QIBs are required.

Some Incentives / Suggestion that can help expedite the process

a) Amortisation

Due to the under provisioning of the NPAs, the loss that will be suffered by the banks on transfer of

NPAs is going to be substantial. However allowing it to be written off over a period (say 5 years), will

make the impact much more bearable for banks and financial institutions.

b) Guidelines for Valuation and Profit sharing

There should be a clear-cut guideline for valuation of the NPAs and for sharing of profit between the

ARCs and the banks on resolution of those NPAs

c) Incentive for transfer of NPAs

As an incentive to transfer the NPAs banks might be allowed some relaxation in their SLR - Investment

requirement. Some tax incentives like allowing the contribution to ARC equity as a taxable deduction.

d) Notice Period

Currently the lenders have to give a 60-day notice period to the borrowers before they can take any

action under the Act. Some bankers feel that this requirement of notice should be removed or reduced as

the borrower already has been given enough time to repay his loan and these 60 days allow him to sell-

off any valuable assets, inventory etc.

e) Widening the scope of the Act

Currently the Securitisation Act does not cover NBFCs and State Corporations like SICOM. These

lenders should also be brought under the Act, as it will give them more powers than what they are

currently able to exercise. Also some mechanism for recovery of the unsecured lending should be

developed.

Competition Scenario

After the passage of the Securitisation Bill, many players branded ‘functional specialists’ have come

forward to assist the banks. Some of them are:

Deloitte Touche Tohmatsu

KPMG

GE Capital Services

PriceWaterhouseCoopers

Kotak Mahindra Finance Ltd.

SICOM Ltd.

MITCON Consultancy Services Ltd.

BHATTER Consultancy Group Pvt. Ltd.

Standard Chartered Bank

V. Malik and Associates

Meghraj Financial Services

Players like PricewaterhouseCoopers (PwC) and GE Capital Services, Standard Chartered are

showcasing their experiences in South East Asian countries and the UK.

Consultants like PwC, KPMG, GE Capital Services plan to provide a wide range of services based on

their experience in corporate workout assistance and liquidation administration, while the new

entrants are willing to provide a comprehensive range of asset valuation and loan recovery services to

all the banks.

Among the new entrants, the consortium lead by Meghraj Financial Services - 'Armedas' is the

best equipped. The consortium boasts of functional specialists with experience in the fields of

mergers and loan recovery services to all leading banks and financial institutions stuck with large

NPAs. Although the consortium specialises in the textile and pharmaceutical industries, its fees are

projected to be in the range of 2-10 per cent of the value of the assets sold. Leading financial

institutions (FIs) like Industrial Development Bank of India (IDBI), Industrial Financial Corporation

of India (IFCI) and Hyderabad Bank have roped in Armedas to sell the sticky assets of their major

defaulters in Ahmedabad, Chennai and Andhra Pradesh as early as possible. The total worth of these

assets are estimated at over Rs 500 crore.

BIBLIOGRAPHY

Y V Reddy “Indian Banking - Paradigm Shift in Public Policy” Twenty-Third Bank Economists’ Conference organised by Indian Banks’ Association, Kolkata.

Hardy, D.C. and Pazarbasioglu, C (1998); “Leading Indicators of Banking Crises: Was Asia Different?” IMF, 1998

Krueger Anne and Aaron Tornell (1999); “The Role of Bank Restructuring in Recovering From Crises: Mexico 1995-98”, NBER Working Paper 7042, March 1999

Internet references:

www.securitisation.net

www.spvmanagement.com

www.vinodkothari.com

www.standardspoors.com

www.securitisation.com