1 securitization and asset-backed securities (abs) market june 8-11, 2004 colombo, sri lanka...
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Securitization and Asset-Backed Securities (ABS) Market
June 8-11, 2004Colombo, Sri Lanka
Noritaka AkamatsuFinancial Sector Operations & PolicyThe World Bank
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Outline
I. What & Why?
II. Technical issues
III. Demand and Supply
IV. Policy framework
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What is Securitization?
Securitization is a generic term for a transaction in which future cashflows or financial assets are pooled into tradable and liquid securities or other obligations.
By pooling assets, it diversifies and reduces risks of the portfolio and, with additional credit enhancement arrangement, can produce highly creditworthy instruments to market.
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ORIGINATOR (assets)
SPV
INVESTORS
Proceeds from sale of securities / obligations
Transfer of assets from originator
Securities /
Obligations
Funds
Traditional Securitization Structure
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Assets / Cashflows for Securitization NPLs Residential mortgage SME loans Infrastructure projects (credit and cash flows) Auto loans Credit card receivables Trade receivables (cash flows) Receivables under aircraft and equipment lease
(cash flows) Etc., etc.
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Figure 3.3: Rated Cross-Border Asset Securitizations in 2001
Auto loan receivables
6.8%
CBOs22.0%
Corporate loans4.5%
Credit card receivables
36.4%
Leases and loans10.1%
Line of credit receivables
11.0%
Whole business9.1%
Source: Moody's
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-
10,000
20,000
30,000
40,000
1995 1996 1997 1998 1999 2000
Securitized bonds
Non-Securitized Bonds
Figure 3.1: Emeging Asia Securitized and Non-Securitized Corporate Issuance, 1995-2000 (US$ million)
Source: HKMA, Further Study on Securitization and Credit Enhancement in Asia
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-
2
4
6
8
10
12
14
1995 1996 1997 1998 1999 2000
Korea
Thailand
Singapore
Malaysia
Indonesia
Hong Kong
Figure 3.2: Growth of East Asian Asset-Backed Market, 1995-2000 (US$ billion)
Source: HKMA, Further Study on Securitization and Credit Enhancement in Asia
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Why Securitize?
Efficient resource allocation
Supporting problem resolution and financial stability NPLs
Economic growth Infrastructure finance SME financing
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Efficient resource allocation
Cash-poor lenders sell credits to cash-rich investors in the form of marketable securities. Housing mortgage loans Auto loans Credit cards
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Supporting problem resolution and financial stability
Tool to assist in disposal of NPLs Banks can remove NPLs from their books by
securitising them into marketable instruments.
Transaction can be structured into attractive investment.
Reduce concentration risk of banks in mortgage lending (a financial stability factor).
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Economic Growth
Facilitate SME financing Banks will be more willing to lend to SMEs if they
can free up credit lines through securitising. Control exposure to SME risk while making new
loans
Mechanism to raise finance for infrastructure Project cashflows secure securities in international
and domestic markets Lower cost, higher quality, longer maturity
Support the growth of mortgage market Provision of housing finance at competitive cost
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Experiences with bond market development
Must corporate bond markets develop first? Not necessarily as long as benchmarks exist, i.e.,
money and government securities markets.
The legal, accounting and tax regimes must be made supportive.
Does securitization entail new risks? Operational risks exist with servicers. However, It reduces and diversifies financial system and
instrument risks. Better quality asset than basic corporate bonds –
logical progression in terms of risk
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Technical Issues
Legal Regulatory Taxation Accounting Credit information and guarantees Market infrastructure Pricing and interest rate
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Typical Legal Impediments
Check points: “True sale” and bankrupty remoteness –
achieving risk separation with SPV Civil code vs. Common law
Procedures required for formalization of transfer of assets
Recognition of ABS as “securities”
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“True Sale” and Risk Separation
Two typical forms of SPV SPC: Is it possible under company and securities
laws? Trust
Common issues with Trust Law Number of beneficiaries required, qualification of
trustees, trust registration process, etc. Interpretation / explanation and implementing rules
to resolve problems
Consider ABS Law Often effective in overcoming many impediments
in a civil code jurisdiction (e.g., Korea)
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Transfer of assets
Impediments to asset transfer typical of civil law jurisdictions, especially: Notification Registration
Need to reduce costs and difficulties of notification and registration
Possible remedies Interpretation / explanation of Trust Law Regulations on registration; e.g., objection
period and process, transfer of security, mortgage registration
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Sale of securities / obligations
Issue of securities / obligations Transfer / distribution of trust beneficiary interest
can be problematic if it is not considered as “securities” under the securities law.
Allow trust companies to issue securities and/or beneficiary certificates
Remedies: Interpretation / explanation of Trust Law / Trust
Company Law to allow issuance of securities and to clarify that certificates represent an undivided interest in trust assets.
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Technical Issues
Legal Regulatory Taxation Accounting Credit information and guarantees Market infrastructure Pricing and interest rate
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Regulatory Impediments
Check points:
Approval process
Market segments
Investor base
Capital treatment
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Approval Process
Often fragmented and complicated due to fragmentation of authority Bank regulator / Central bank, securities
regulator, ministry of finance, ministry of housing / construction, tax authority, etc.
Remedies: Clarify roles and responsibilities of each agency. Transparency of processes and requirements
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Market Fragmentation and Choice
Exchange or OTC market?
Should banks be allowed to act as agents / brokers / dealers (and investors)?
Remedies: Determine in which markets ABS to be sold ABS should be sold first among institutional
investors only.
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Restricted Investor Base
Are institutional investors (insurance, pensions & mutual funds) allowed to buy non-listed securities?
Are banks allowed to buy instruments other than public debt?
Remedies to widen investor base Banks, insurance companies and funds allowed
to purchase ABS in OTC bond market initially, subject to a credit rating requirement.
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Capital Treatment
Capital adequacy rules for banks in securitsation (e.g. origination and purchase) is needed based on Basel framework.
There should not be chances for regulatory arbitrage between the origination and the purchase.
Loan classification and provisioning: Need enforceable rules for banks to write down bad loans (not to discourage them from selling NPLs to realize residual value).
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Technical Issues
Legal Regulatory Taxation Accounting Credit information and guarantees Market infrastructure Pricing and interest rate
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Taxation issues
Clear tax rules needed on various elements of ABS transaction. Business tax? Income tax? Stamp duty (potentially prohibitive)?
General goal: Tax neutrality (i.e., transfer of assets to trust or SPV is not subject to taxation)
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Accounting framework
Standards for accounting treatment of ABS are needed.
Need appropriate accounting standards for on- and off-balance sheet treatment.
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Technical Issues
Legal Regulatory Taxation Accounting Credit information and guarantees Market infrastructure Pricing and interest rate
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Credit Information System
Information quality: Accounting and disclosure
Loan classification and provisioning
Credit information bureau system
Internal credit management systems
Rating agencies
Credit guarantees
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Information quality: Accounting and disclosure
Adequate disclosure by financial institutions and corporations is needed based on international standards.
Supporting accounting and auditing services need to gain experience.
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Credit information bureau
Credit information bureau system is more than useful for creditors.
Do you have one in your country?
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Banks’ internal credit management systems
Banks need to develop internal credit management systems to support securitization and subsequent operations as the servicers.
Loan documentation needs to be standardized (e.g., mortgage / auto / SME loans)
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Credit Rating and guarantee
Need to develop credit rating culture. Consider requiring credit rating for investment in
ABS by institutional investors, subject to transparent criteria for recognizing qualified agencies.
Rating agencies need a credit information system.
Need a credit guarantee industry able to support credit enhancement in securitization.
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Technical Issues
Legal Regulatory Taxation Accounting Credit information and guarantees Market infrastructure Pricing and interest rate
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Market infrastructure
Registration system needed For assets (e.g. real estate) and for security (e.g.
mortgages). Multiple pledging must be controlled / prevented. Consider developing a multi-entry point
integrated system (to register both assets and security interests)
Consider adopting a national guidance to simplify and standardize fees and procedures for registration.
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Technical Issues
Legal Regulatory Taxation Accounting Credit information and guarantees Market infrastructure Pricing and interest rate
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Interest Rate Policy
Spread between interest rate on underlying credit assets and that on the securitized instruments should provide adequate room to cover cost of securitization.
Interest rate controls, if any relevant ones, need to be liberalized.
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Demand and Supply
Supply: Securitizable assets Mortgage credits outstanding in banks. Existing and potential infrastructure project cash
flows
Disincentives for banks Liquidity in the banking system Capital adequacy Interest rate regulation
Demand: asset size and growth of institutional investors
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Policy Actions
Issues cut across areas of responsibilities of many authorities. Central bank, securities regulator, finance
ministry, housing/construction ministry, tax authority, etc.
Establish an Interagency Committee to support securitization and debt market development.
Create a mechanism for consultation with market participants.
Plan for short, medium and long term actions.
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Short term
Taskforce to take stock of existing policy initiatives of various agencies
Focus on issues not requiring legislation or institutional development Regulations on MBS (including capital, covering
at least transfer and investment), NPL, trading market, etc.
Rules on tax, accounting, notification and registration fees and procedures
Interpretations / explanations on Trust Law, Mortgage Law, etc.
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Medium / Long term
Introduce ABS Law SPV, asset transfer, securities issuance
Develop ABS support structures 2ndary mortgage corporation, etc.
Develop a credit guarantee industry. Amend Company and Securities Laws
Bring ABS into the securities framework and part of public markets
Amend Company and/or Securities Law rather than in ABS Law to allow shell companies to issue debt.
Develop an integrated registration system