“The Issuer accepts responsibility for the information contained in this Offering Circular. To the best of the knowledge of the Issuer (having taken all reasonable care to ensure that such is the case) the information contained in this Offering Circular is in accordance with the facts and does not admit anything likely to affect the import of such information.”
“Neither this Offering Circular nor any other information supplied in connection with the Programme or any Notes (a) is intended to provide the basis of any credit or other evaluation or (b) should be considered as a recommendation by the Issuer or any of the Dealers that any recipient of this Offering Circular or any other information supplied in connection with the Programme or any Notes should purchase any Notes. Each investor contemplating purchasing any Notes should make its own independent investigation of the financial condition and affairs, and its appraisal of the creditworthiness, of the Issuer ... Neither the delivery of this Offering Circular nor the offering, sale or delivery of any Notes shall in any circumstances imply that the information contained herein concerning the Issuer is correct at any time subsequent to the date hereof or that any other information supplied in connection with the Programme is correct as of any time subsequent to the date indicated in the document containing the same. The Dealers expressly do not undertake to review the financial condition or affairs of the issuer during the life of the Programme or to advise any investor in the Notes of any information coming to their attention.”
“6% to the financing of property projects. The projects are typically ring-fenced in SPVs, where all rights under the project is [sic] pledged or assigned to the Bank, and most importantly the projects are generally sold or leased before the project is activated. The Banks [sic] approves the buyer or lessee in each project. The projects have in general a maturity of 12-18 months.”
“The Bank has a conservative credit policy based on its activities in the market area which is reflected in the low losses. The Lending activities must create long-term and attractive business relationships. Any credit decision is based on the economical foundation of the borrower. Risks will always be sought to be covered to the largest possible extent by pledges and guarantees. Good faith and close co-operation with clients must ensure that any negative developments are discovered as quickly as possible. There is a structured hierarchy of approval authority, whereby the local branch manager can approve loans up to a certain limit. Larger loans are presented to the Credit Department. Loans exceeding their limit go to the Credit Committee, which consists of a member of the Management and the head and the deputy head of Credit. Loan requests exceeding the authority of the Management are presented to the Board on a weekly basis. Thus, there are four levels in the approval hierarchy ... The loan portfolio is monitored daily by the credit department, which refers directly to the Management. The loan portfolio is subject to a provision process each quarter, where existing loan loss provision[s] are monitored and followed up on, and new risk of losses are provided for. This is approved by both the Management and the Board. The Management has regular meetings with each of the branch managers and the credit department, where important figures of the branch are checked, such as all major loan facilities, loan loss provisions, overdrafts, risk profile in terms of retail lending, corporate lending and sector lending. In addition to that the credit department visits each branch at least once a year to control a number of randomly selected facilities. At the monthly board meeting, the Management presents all facilities granted by the Board since the last board meeting. Furthermore, there is a presentation on a sector basis, whereby the Bank’s exposure to a given sector is discussed. This includes an overview of the 10-20 largest individual exposures to the sector, a risk/profit analysis and the credit department’s opinion on the expected development within the sector. It is ensured that all sectors where the Bank has exposure are presented at least once a year, or at the request of the Board.”
“In case of any discrepancies between the Danish and the English version of the financial report, the Danish version shall prevail.”
“The capital adequacy ratio is 13% – well above the statutory requirement of 8%. The core capital ratio is 8%. The large growth in loans and the exposure on the mortgage financing market mean that the bank’s minimum capital adequacy requirement was 10.3% at the end of Q3.”
“In case of any discrepancies between the Danish and the English version of the financial report, the Danish version shall prevail”; and (ii) the Danish version for what is translated in the English version as “Non-performing loans, NPL” uses the following Danish words: “Rentenulstillede udlån”
“Interest reset” or “Loans with reset interest”
“Misligeholdte fordringer” which was translated as “Loans in default” (I was told that another possible translation is “delinquencies”) and would seem to have been understood to be equivalent to “non-performing loans”
“We will maintain our conservative risk profile”. ii) On p6, under the heading “Performance Highlights”, it stated: “2007:Q3 2007:Q3 MDKK MEUR MDKK MEUR Total impairment, write downs on loans etc. 38 5” iii) On p7, under the heading “Credit Risk”, it stated: “Conservative risk policy Structured hierarchy of approval authority Long record of low credit losses.”
“This presentation has been produced by [Roskilde]… solely for use by investors met during the non-deal roadshow made in connection with the release of the bank’s Q3 2007 figures and may not be reproduced or redistributed to any other person without permission. This presentation is only directed at persons who have professional experience in matters relating to investments. This presentation may contain certain forecasts made in statements relating to the business, financial performance and results of the bank and/or the industry in which it operates. Any such statements contained in this presentation, including assumptions, opinions and views of the Bank or cited from third party sources, are solely opinions and forecasts which are uncertain and subject to risks. A number of factors can cause actual events to differ significantly from any implied or anticipated development. Neither the Bank nor any officers or employees can guarantee that the assumptions underlying such statements are without errors nor does either accept any responsibility for the future accuracy of any opinions given in this presentation or the actual occurrence of any forecasted developments. No representation or warranty (expressed or implied) is made as to, and no reliance should be placed on, any information, including projections, estimates, targets and opinions, contained herein, and no liability whatsoever is accepted as to any errors, omissions or misstatements contained herein, and, accordingly, neither the Bank nor any officers or employees accepts any liability whatsoever arising directly or indirectly from the use of this presentation for any purpose … The Bank is under no obligation to update or revise the information contained herein and will not publicly release any amendments it may make that may result from circumstances arising after the date of this presentation. The Bank accepts no responsibility for the accuracy of its sources.”
“… good rating for Moody’s NPL 0.1%, wholesale funding can be a problem but lets talk about it tomorrow …”
“For me the credit profile looks ok, good profitably and efficient high quality of loan portfolio (high percentage of coverage), 45% deposits in their founding and some exposure to wholesale funding (but their unsecured lending is mitigated by a very low NPL) … I think that it's only a matter of spread …”
“Dear all Considering that there is 0% advance sales and 0% advance rentals in [particular name],I would like us to discuss the following: 1. Should we still state – and write – that: “usually, 70-80% has been rented out or sold in advance and as a minimum always 50%? (announced most recently by FBN+MAD in Ireland in December). 2. If not: What do we say/write instead? 3. How does it really look? (Do we have other in the range from 0% to 50% - or 70/80%). 4. Which explanation should we give for the write-downs? If any. 5. AOB 6. Another meeting necessary later in the month? (for financial statements + investor presentation)”
“– Roskilde Bank is a leading local bank in Copenhagen area (40-50% in the area around Roskilde and 5-10% in its other areas of operations) Good asset quality with strong coverage of non-performing loans (0.14% of the gross loans) Capital adequacy ratio (CAR) and Core Capital Ratio remarkably high (13.2% and 7.8% respectively) Roskilde represents one of the best Nordic banks in terms of profitability and efficiency ratios (25% and 38.5% respectively)”
“- Roskilde Bank has a strong deposit base funding but this is steadily declining in recent years; this risk is mitigated by a very good liquidity buffer with the liquidity ratio at 126% as of Sept 2007 (minimum requirement 100%) - Some credit concentration in the lending portfolio due to the regional nature of this bank - Future revenue growth is at risk given intense competition in the national market and the limited franchise network of the bank” iii) On p4, there is an explanation relating to the basis upon which Roskilde made project financing loans in the real estate sector which stated in relevant part as follows: “The Bank is relatively active in the real estate area (45%) and the loan portfolio related to the real estate can be broken down as follows: - 22% to the financing of property projects. The projects are typically ring-fenced in SPVs, where all rights under the project is [sic] pledged or assigned to the bank, and most importantly the projects are generally sold or leased before the project is activated. The bank approves the buyer or lessee, the duration and the terms in the project. The projects have in general a maturity of 12–18 months and in the case of housing, a specific number of units must be sold before construction work is commenced, typically at least 50 – 70%.”
“Downgrade of the 2007 result After the ordinary review of the banks accounts, [Roskilde] will increase the write-downs on a number of major accounts in the fourth quarter of 2007. Accordingly a total of DKK 267 million will be written down and set aside as provision against potential, future losses. The amount is equivalent to 0.6% of our total loans and guarantees … 2008 Forecast Core earnings for 2008 are expected in the DKK 610-620 million range including write-downs of DKK 150 million on loans etc. The 2007 Annual Report will be published Friday,8 February 2008 as previously announced.”
“We have never had a loss on any of the guarantees, and the risk of losses in the future is small – both in numbers of LGD and in actual figures (mio DKK). However, prices on houses have declined the past year, so we might see minor losses this and next year. Total loss will be insignifikant [sic].”
“5. [Q] Have you made provisions for future losses on these instruments? How much (if you are at liberty to say)? [A] Markets have deteriorated further since our announcement last week. So the remaining portion of the portfolio is at the moment showing a loss in line with expectations. Other investments made in the liquidity portfolio have to a certain extent recovered a part of this development.”
“Guys, we kind of sucked on this call. Do you agree?”
“According to the information provided by the management, the bank wrote down around DKK 200 million of its mortgage portfolio (land and property unfinished) during the fourth quarter 2007, due to the slowdown in the Denmark property market and in the meantime conservatively increased its loss provisions to 1% of the total loan portfolio. The Bank expects additional DKK 150 million write downs of its mortgage portfolio in 2008 but this risk is mitigated by the large cushions in the form of loan-loss reserves (increased to 1% of the total loan portfolio).”
“… Have you looked at the Danish bank carefuly [sic]. Their loan portfolio has grown very fast.”
“… have concerns about the Danish Bank due to its significant residential exposure and heavy reliance on sub debt funding due to less robust deposit growth. I have asked Adam to focus the discussion on the mitigants to the resi loan concentration and why we should be comfortable with the debt leverage.”
“… Roskilde Bank will be tougher [i.e. as compared with the other possible investment] due to its resi exposure and heavy reliance on sub debt with slowing deposit growth. You should pay particular attention to those issues in your presentation.”
“Nordic banks remain largely insulated from the effects of the sub-prime crisis, but their shares have tracked sector peers lower since last August and may now be bargain priced.”
“This may be helpful in our discussion of the Denmark bank today.”
“40. At the meeting Betsy Cohen asked for additional information on the concentration in real estate assets and the risk in the construction loan portfolio folio. We were concerned about the quality of that growth which made the confirmation of sales of 50 to 70% of houses on construction projects all the more critical. That deposit growth was decreasing but subordinated debt (as a source of Roskilde’s capital funding) was increasing was something to consider. That is not necessarily a disadvantage because deposits can simply be withdrawn. In our discussion we felt that Roskilde had good quality low growth opportunities that outstripped deposit growth. Whilst sub-debt had allowed Roskilde Bank to fund its expansion we were ultimately comfortable that they had these tight credit policies and procedures (as summarised in the Credit Report) to control the loan growth and to properly control the risk in the loan portfolio. Their very low NPLs and write-downs seemed to confirm this. Adam Schneider told the Committee that Taberna would be borrowing 27m DKK, explained how it was being priced and would have talked about the matter of covered bonds and Totalkredit. I remember particularly that the 50 – 70% general pre sale condition was a significant piece of the presentation on which we relied to approve the investment together with the other contents of the Credit Report.”
“The company’s disclosure requirements”
“… I hope the excerpt is at least partially misleading (DKK 3.5 billion in the non-performing loans column) - is there any hope that some of the client numbers mentioned cover an entire group and that the number could thereby be reduced … Or is this really the number? It won't look pretty to the outside world that 10% of the lending portfolio is in arrears but if that is indeed the case, the next challenge is tackling the communication in the wake of this …”
“Something must be completely wrong in the entered definitions … Terms such as non-performing loans could be misinterpreted. Just because clients are in arrears, surely we cannot define it as non- performing loans. I am anxiously awaiting your reply regarding this.”
“For inspiration for the meeting”
“Just some input on defaulted definitions According to the Danish Financial Supervision Authority, who use the standard method (as do we), institutes can use the same definition as appears from Appendix 3, items 20 and 21 in the Capital Adequacy Regulation (entries with our arrears): Definition of arrear: when a counterparty has been in arrears or overdraft with an amount that is considered substantial for more than 90 days. It is a case of arrear when the counterparty fails to make payments when they fall due, fails to honour their debt on an agreed date, or when the granting of a maximum overdraft and similar is exceeded. In order for arrears to be substantial, the total amount in arrears on the counterparty’s commitment, cf. Article 5 Section 1 and no. 16 in the FILE, must constitute more than DKK 1000 as regards the company, the company's parent and its subsidiaries. Right off the bat, I believe that the excerpt we have made of DKK 3.5 billion meets the above mentioned definition – if that is not the case, I will ask Jesper and/or Allan to enter the scene. If we do not apply the above-mentioned official definition at the end of 2007, we must indicate how we define non-performing loans. However we need to bear in mind that the official definition must be used in connection with the solvency statement at the end of March 2008. This will result in the need to weight the DKK 3.5 billion at 150%. Therefore, action must be taken to reduce the amount – otherwise all things being equal, our solvency percentage will decreased by 0.9% points.”
“Overdraft In our New Year's letter, we wrote about our objective to reduce overdrafts older than 90 days. The objective was a 50% reduction up until30/06/2008 . In the meantime, however, we recognise that reality has caught up to us faster than we what we were wishing for (sic). With reference to the Basel II regulations, we are already now able to establish that the total commitments with old overdrafts were too big. Therefore, you will be receiving a list of your commitments that fall due for the 90 – day criterion sometime on 1 February. In the context of Basel, commitments with old overdrafts are regarded as destitute. The bank must publish this number, which is much too large, on our website by the end of next week. I would therefore like to ask you to process the matter immediately upon receipt of the list and approve overdraft if the client is creditworthy. Unfortunately, I must ask you to please process all clients with a commitment in excess of DKK 5 million already by Friday, 1 February, so that loan applications can be in the hands of Team Credit by next Monday, so that applications can reach Team Credit by Tuesday. Please approve the cases you are able to personally approve by next Monday. Please process the rest as soon as possible and by the end of February, after which we expect to have no overdrafts older than 90 days …”
“I can’t imagine that overdrafts would be granted retrospectively”because “… that would be the wrong thing to do.”
“Definitions and methods The definitions for accounting purposes of loans in default and impaired loans as well as a description of the methods applied for determining value adjustments and write–downs are set out in the Danish Executive Order on Financial Reports for Credit Institutions and Investment Firms, etc … Roskilde Bank complies with the Executive Order, and we therefor refer to sections 51-54 of the Executive Order. As the bank uses the transitional arrangement for the implementation of Basel II, the calculation of loans in default is based on the banks lists of overdrafts.”
“[r]ight off the bat, I believe that the excerpt we have made of DKK 3.5 billion meets the above-mentioned definition.”
“Project financing typically has a maturity term of 1-18 months. The bank requires security in the project and approves the contractor. Also, the project will be supervised by the bank’s own building experts. In the case of residential projects, a certain number of units must [typically] be sold before construction is commenced. The advance sale to buyers providing a cash deposit or a bank guarantee as security is to ensure that the bank’s credit facility can be redeemed upon finalisation. The advance sale requirement is typically between 50 and 70%. In the case of commercial projects the bank requires that a sales agreement on the property, or, as the case may be, a lease where the tenant and the term of the lease are approved by the bank, is obtained before the construction has commenced.” [The word equivalent to “typically” included in square brackets above appears in the Danish version but this is omitted in the English version.] Also under the “Risk Management”, there is a further passage under the sub-heading “Policy for Write-downs on Loans etc, and Provisions” which stated in material part: “We currently review our loans etc for any objective criteria for loan impairment and the consequent need to write any individual accounts down. Furthermore, we consider whether any general impairment of our consumer as well as corporate loans is indicated. The assessment of impairment by subgroups of homogeneous loans is based on models involving our rating schemes. The models have been completed in 2007 in line with the specific accounting instructions in this respect. If a loss is considered inevitable, we make a provisional write-down on the account in question and monitor the account on a current basis. Major impairments trigger a concrete assessment at least twice a year. The final write-down or write-off is made when the account is finally closed (bankruptcy, rescheduled debt, etc.). The bank follows up on the written-off claims on a regular basis in order to recover our claims. If the bank considers interest computation to lead to further losses, the account will be transferred to the category of non-performing and non-accrual loans. Any claim against customers in order to recover the uncomputated interest will be upheld, however. For information on write-downs and non-performing loans, cf note 25.”
“Annual Results 2007”
“LTV 80-85% as a general rule – Presale condition of 50-70% …”
“We will try to come back to him, but today is probably not realistic for a final decision. I understand we might lose the deal but I think Deutsche is bluffing (still we’ll try to get it approved fast.)”
“We are going to purchase the attached bonds in the following amounts: Roskilde -€27m …”
“The loan growth was primarily related to an acquisition which included deposits as well as a loan portfolio primarily consisting of retail and small business loans. They are focused on reducing their resi exposure but have not had any losses in this portfolio. The off–balance sheet exposure related to the "covered bond" program is already accounted for by the company in their risk based capital adequacy analysis.”
“I recommend we approve the investment. Let me know if you would like to schedule another call with the group to discuss further.”
“Thanks for the explanation. I approve.”
“I approve based on the clarification re credit issues”
“1) Where a person has entered into a contract after a misrepresentation has been made to him by another party thereto and as a result thereof he has suffered loss, then, if the person making the misrepresentation would be liable to damages in respect thereof had the misrepresentation been made fraudulently, that person shall be so liable notwithstanding that the misrepresentation was not made fraudulently, unless he proves that he had reasonable ground to believe and did believe up to the time the contract was made that the facts represented were true.”
“(1) it is a question of fact whether a representee has been induced to enter into a transaction by a material misrepresentation intended by the representor to be relied upon by the representee; (2) if the misrepresentation is of such a nature that it would be likely to play a part in the decision of a reasonable person to enter into a transaction it will be presumed that it did so unless the representor satisfies the court to the contrary (see Morritt LJ in Barton v County NatWest Limited [1999] Lloyd's Rep Banking 408 at 421, paragraph 58); (3) the misrepresentation does not have to be the sole inducement for the representee to be able to rely on it: it is enough if the misrepresentation plays a real and substantial part, albeit not a decisive part, in inducing the representee to act; (4) the presumption of inducement is rebutted by the representor showing that the misrepresentation did not play a real and substantial part in the representee's decision to enter into the transaction; the representor does not have to go so far as to show that the misrepresentation played no part at all; and (5) the issue is to be decided by the court on a balance of probabilities on the whole of the evidence before it.” [Emphasis added]
“It seems to me that the true position is that the misrepresentation must be an effective cause of the particular insurer or reinsurer entering into the contract but need not of course be the sole cause. If the insurer would have entered into the contract on the same terms in any event, the representation or non-disclosure will not, however material, be an effective cause of the making of the contract and the insurer or reinsurer will not be entitled to avoid the contract. Thus I agree with Sir Christopher Staughton, whose judgment I have seen in draft, that, in this context at least, causation cannot exist when even the ‘but for’ test is not satisfied; cf the recent decision of the House of Lords in a very different context in Fairchild v Glenhaven Funeral Services Limited[2002] UKHL 22 .”
“Where any person suffers damage as the result partly of his own fault and partly of the fault of any other person or persons, a claim in respect of that damage shall not be defeated by reason of the fault of the person suffering the damage, but the damages recoverable in respect thereof shall be reduced to such extent as the court thinks just and equitable having regard to the claimant’s share in the responsibility for the damage …”
“… negligence, breach of statutory duty or other act or omission which gives rise to a liability in tort or would, apart from this Act, give rise to the defence of contributory negligence …”
“It was held in GranGelato Ltd v Richcliff (Group) Ltd that damages for negligent misrepresentation unders.2(1) of the Misrepresentation Act 1967 may be reduced unders.1 of the Law Reform (Contributory Negligence) Act 1945 if the loss was partly the fault of the representee. Liability under s.2(1) applies unless the representor “had reasonable grounds to believe and did believe … that the facts represented were true” and thus is “essentially founded on negligence”
“The 90-day criterion is the time period that is most widely used by countries to determine whether a loan is nonperforming.”
“423. The representee must show that the representor intended him to act on the statement: Banque Keyser Ullmann SA v Skandia (UK) Insurance[1990] 1 QB 665 , 790. That was always the rule in deceit; and the latter case indicates that the same applies in a claim under section 2 of the Misrepresentation Act. 424. If a statement has more than one meaning, the question is whether or not it was understood by the representee in the meaning which the court ascribes to it — which is the meaning which would be attributed to it by a reasonable person in the position of the representee — and that having that understanding he relied on it. Arkwright v Newbold(1881) 17 Ch D 301 ; Smith v Chadwick (1884) 9 App.Cas 187. But for a claim in deceit it would be necessary to establish that the representor intended the representee to understand the representation in the sense in which he did or was willing that he should do so: see Goose v Wilson, Sandford & Co [2001] 1 Lloyd's Rep P.N. 189 paras 41,42.”
“the procedures and controls established, including the risk management organised by Management relevant to the entity’s reporting processes and significant business risks, are working satisfactorily”
“There is a case concerning project sales that turns out not to have the pre-sale that it should have before we make financing available according to the credit policy. When asked directly, the Credit Director says that there are probably a few more cases. The scope, however, is unknown.”