ACS Abhishek Pandey (CS, LLB, PGDLL), Cont No 9958732985, 9953090518
Sarfaesi Act 2002
Introduction
securitization is a process of conversion of Illiquid, non negotiable and high valued financial assets into liquid securities of small value which are tradable and Transferable. simply stated it is a process of sale and purchase of loans by the lending Company to investors through SPV to avoid mismatch between Assets and liabilities. therefore securitization is a process of creating tradable securities from future receivables( in the nature of Debt or any other receivable).
Factoring is also a similar process of acquiring receivables. however factoring restricts itself with existing receivable which are accrued but not due for payment whereas in the process of securitization both existing and future receivables can be acquired.
Governing laws of securitisation in India
Following are the laws which govern securitization in India:
1. securitisation and reconstruction of financial assets and enforcement of security interest Sarfaesi Act 2002
2. the securitisation companies and reconstruction companies( Reserve Bank) guidelines and directions 2003
3. SEBI public offer and listing of securitised debt instruments regulations 2008.
Applicability of the Act
The power to enforce security interest is restricted to recover non performing assets(SECURED) of public Financial Institutions, banking companies and cooperative banks, . Central government has power to extend these powers to non Banking Finance Companies by way of notification.
Objectives of Sarfaesi Act, 2002:
SARFAESI empowers banks and other financial institutions to attach secured assets of a loan defaulter and sale, auction or manage them without requiring court intervention.There are mainly three objective which are as follows:
1. To enforce security interest by secured creditor without intervention of court
2. transfer of non performing assets to asset reconstruction company which will then dispose those assets and realise the proceeds
3. to provide legal Framework for securitisation of assets.
The securitisation company that is special purpose vehicle can act as asset reconstruction company and vice versa as asset reconstruction provisions has clubbed the provisions of securitization, enforcement of security interest and asset reconstruction. The difference between special purpose vehicle and ARC ids that SPV can securities both performing assets with good credit rating and non performing assets where as asset reconstruction company can acquire financial asset only for the purpose of realisation of such financial assistance, thus ARC can securities only non performing assets.
Some Important definitions:
Section 2 of the The Securitisation and Reconstruction of Financial Assets and Enforcement of Security Interest Act, 2002 defines various terms used in the Act, as given under:
· "Securitisation"
Securitisation under Section 2(1)(z) means acquisition of financial assets by any securitisation company or reconstruction company from any originator, whether by raising of funds by such securitisation company or reconstruction company from qualified institutional buyers by issue of security receipts representing undivided interest in such financial assets or otherwise;
Let us read the following terms to understand the process of securitisation
· Financial Assets-2(1)(I)-means debt or receivables and includes—
ü a claim to any debt or receivables or part thereof, whether secured or unsecured; or
ü any debt or receivables secured by, mortgage of, or charge on, immovable property; or
ü a mortgage, charge, hypothecation or pledge of movable property; or
ü any right or interest in the security, whether full or part underlying such debt or receivables; or
ü any beneficial interest in property, whether movable or immovable, or in such debt, receivables,
ü whether such interest is existing, future, accruing, conditional or contingent; or
ü any financial assistance;
· Securitisation Company
Securitization company under Section 2(1)(za) means any company formed and registered under the Companies Act, 1956 (1 of 1956) for the purpose of securitisation;(in common parlance called Special Purpose Vehicle (SPV);
· Reconstruction Company
Reconstruction company" under Section 2(1)(v) means a company formed and registered under the Companies Act, 1956 for the purpose of asset reconstruction;
· Asset Reconstruction
Asset reconstruction under Section 2(1)(b) means acquisition by any securitisation company or reconstruction company of any right or interest of any bank or financial institution in any financial assistance for the purpose of realisation of such financial assistance;
· Originator
“Originator" under Section 2(1)(r) means the owner of a financial asset which is acquired by a securitisation company or reconstruction company for the purpose of securitisation or asset reconstruction;
· "Security Receipt"
Security receipt under Section 2(1)(zg) means a receipt or other security, issued by a securitisation company or reconstruction company 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 securitization;
· qualified institutional buyers
Qualified institutional buyer means a financial institution, insurance company, bank, State Financial Corporation,State Industrial Development Corporation, trustee or securitisation company or reconstruction company which has been granted a certificate of registration under sub-section (4) of section 3 or any asset management company making investment on behalf of mutual fund or a foreign institutional investor registered under the Securities and Exchange Board of India Act, 1992 (15 of 1992) or regulations made thereunder, or any other body corporate as may be specified by the Board;
· “Non-Performing Assets”
As per Section 2(1)(o) Non-Performing Asset means an asset or account of a borrower, which has been classified by a bank or financial institution as sub-standard, doubtful or loss asset—
(a) in case such bank or financial institution is administered or regulated by an authority or body established, constituted or appointed by any law for the time being in force, in accordance with the directions or guidelines relating to assets classifications issued by such authority or body;
(b) in any other case, in accordance with the directions or guidelines relating to assets classifications issued by the Reserve Bank.
According to Reserve Bank Master Circular on NPA, debt is classified as non performing if such loan or interest thereon remains unpaid for a period of 90 days when it becomes due. However such period may be more or less according to terms and conditions of the loan or financial assistance.
Classification of Non-Performing Assets
Banks are required to classify non-performing assets further into the following three categories based on the period for which the asset has remained non-performing and the realisability of the dues:
(a) sub-standard assets- Up to 12 months from the date of classification as NPA,
(b) doubtful assets- if the Asset remains sub standard assets for more than 12 months and
(c) loss assets- if the asset is non performing by more than 36 months or if the asset is not recoverable or if it is identified that it has lost assets by special purpose vehicle or asset reconstruction OR its auditors.
REGISTRATION OF SPV/ARC
Section 3 of the SARFAESI Act provides for registration of securitisation or reconstruction companies. The procedure is as follows:
1. Every securitisation company or reconstruction company is required to make an application for registration to commence or carry on the business of securitisation or asset reconstruction,to the Reserve Bank.
2. Securitisation company or reconstruction company (the company) cannot commence or carry on the business of securitisation or asset reconstruction without—
(a) obtaining a certificate of registration granted under this section; and
(b) having the owned fund of not less than two crore rupees or such other amount not exceeding fifteen per cent of total financial assets acquired or to be acquired by the securitisation company or reconstruction company.
Reserve Bank may, by notification, specify different amounts of owned fund for different class or classes of securitisation companies or reconstruction companies.
The Reserve Bank may, grant a certificate of registration to the securitisation company or the reconstruction company to commence or carry on business of securitisation or asset reconstruction, after being satisfied following :
1. that the securitisation company or reconstruction company has not incurred losses in any of the three preceding financial years;
2. that such securitisation company or reconstruction, company has made adequate arrangements for realisation of the financial assets acquired for the purpose of securitisation or asset reconstruction 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;
3. that the directors of securitisation company or reconstruction company have adequate professional experience in matters related to finance, securitisation and reconstruction;
PROCESS OF SECURITISATION
Options available to banks are Financial Institutions
There are two options available to bank of Financial Institutions which provide loans which are as follows:
1. To take possession and sale the assets, and if it is not able to fully recover on sale then can file application with the DRT for balance amount and also proceed against the guarantor or sell the pledged assets directly. Borrower cant get stay on such sales unless DRT gives opportunity of hearing to Bank also(by Amendment).
2. To subrogate with special purpose vehicle or asset reconstruction company by handing over the assets, thus the said special purpose vehicle or asset reconstruction company will enter into the shoes of banks or financial institution to act as lender come secured creditor.
Process :
(1) Acquisition of rights or interest in financial assets (sec 5)
(2) Effects of acquisition
(3) Transfer of all cases to One DRT
(4) Measures for Asset reconstruction (Section 9)
(5) Enforcement of Security Interest by a Creditors (Section 13)
1. Acquisition of rights or interest in financial assets (sec 5)
Section 5 of the Act provides that notwithstanding anything contained in any agreement or any other law for the time being in force, any securitisation company or reconstruction company may acquire financial assets of any bank or financial institution,—
(a) 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
(b) by entering into 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.
2. Effects of acquisition
(a) On acquisition, such securitisation company or reconstruction company shall be deemed to be the lender. 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, etc which relate to the said financial asset and which are subsisting or having effect immediately before the acquisition of above said financial asset shall be of as full force and effect against or in favour of the securitisation company or reconstruction company, as the case may be.
(b) Further, if there is any suit, appeal or other proceeding relating to the said financial asset which is pending by or against the bank or financial institution, save as provided in the third proviso to Sub-section (1) of Section 15 of the Sick Industrial Companies (Special Provisions) Act, 1985 the same shall not abate, or be discontinued or be, in any way, prejudicially affected by reason of the acquisition of financial asset by the securitisation company or reconstruction company, as the case may be, but the suit, appeal or other proceeding may be continued, prosecuted and enforced by or against the securitisation company or reconstruction company, as the case may be.
(c) On acquisition of financial assets the securitisation company or reconstruction compnay, may with the consent of the originator, file an application before the Debts Recovery Tribunal or the Appellate Tribunal or any court or other Authority for the purpose of substitution of its name in any pending suit, appeal or other proceedings and on receipt of such application, such Debts Recovery Tribunal or the Appellate Tribunal or court or Authority shall pass orders for the substitution of the securitisation company or reconstruction company in such pending suit, appeal or other proceedings.
3. Transfer of all cases to One DRT
If any financial asset, of a borrower acquired by a securitisation company or reconstruction company, comprise of secured debts of more than one bank or financial institution for recovery of which such banks or financial institutions has filed applications before two or more Debts Recovery Tribunals, the securitisation company or reconstruction company may file an application to the Appellate Tribunal having jurisdiction over any of such Tribunals in which such applications are pending for transfer of all pending applications to any one of the Debts Recovery Tribunals as it deems fit.
4. Measures for Asset reconstruction (Section 9)
Asset Reconstruction Company or Securitisation Company can take the following measures for the purposes of asset reconstruction:
1. Proper management of the business of the borrower, by change in, or take over of, the management of the business of the borrower.
2. The sale or lease of a part or whole of the business of the borrower.
3. Rescheduling of payment of debts payable by the borrower.
4. Enforcement of security interest in accordance with the provisions of the Act. Settlement of dues payable by the borrower.
5. Taking possession of secured assets in accordance with the provisions of the Act.
6. To convert any portion of debt into share of a borrower company.
Examples :
1. Auction the assets fully or partially. (sell the machinary now, rent the building and wait for land prices to go up for two years and then sell it.)
2. Sell the property in combination with other NPA properties of other defaulters. (similar to “buy one large pizza and get 20% discount on any medium sized pizzas”).
3. Restructure the EMIs of .XYZ. E.g. instead of 1 lakh per month, give us 75,000 per month.
4. Change the Management of that asset, appoint its own directors/officers.
5. Order Borrower to outsource or lease his business to a another company.
6. Enforcement of Security Interest by a Creditors (Section 13)
1. any security interest created in favour of any secured creditor may be enforced, without the intervention of the court or tribunal, by such creditor in accordance with the provisions of this Act.